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Variance","grounds":"See refusal","status":"In Process","outcome":"Complete","date":"2021-02-15","number":"HA-2020-001105","relatedPermit":"1047345"}],"taxYears":[{"year":2013,"total":280.8,"principal":180.74,"interest":51.52,"penalty":12.65},{"year":2014,"total":939.1,"principal":631.81,"interest":123.2,"penalty":44.23},{"year":2015,"total":878.82,"principal":631.81,"interest":66.34,"penalty":44.23},{"year":2016,"total":579.87,"principal":449.12,"interest":6.74,"penalty":4.49}],"taxNet":2678.59,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":27900,"taxable":27900,"land":7678,"improvement":20222,"taxableLand":7678,"taxableImprovement":20222,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":27900,"taxable":27900,"land":4185,"improvement":23715,"taxableLand":4185,"taxableImprovement":23715,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":27900,"taxable":27900,"land":4185,"improvement":23715,"taxableLand":4185,"taxableImprovement":23715,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":44400,"taxable":44400,"land":6660,"improvement":37740,"taxableLand":6660,"taxableImprovement":37740,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45900,"taxable":45900,"land":6885,"improvement":39015,"taxableLand":6885,"taxableImprovement":39015,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45900,"taxable":45900,"land":6885,"improvement":39015,"taxableLand":6885,"taxableImprovement":39015,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45900,"taxable":45900,"land":6885,"improvement":39015,"taxableLand":6885,"taxableImprovement":39015,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":78500,"taxable":78500,"land":15700,"improvement":62800,"taxableLand":15700,"taxableImprovement":62800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":78500,"taxable":78500,"land":15700,"improvement":62800,"taxableLand":15700,"taxableImprovement":62800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":134500,"taxable":134500,"land":26900,"improvement":107600,"taxableLand":26900,"taxableImprovement":107600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":134500,"taxable":134500,"land":26900,"improvement":107600,"taxableLand":26900,"taxableImprovement":107600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":83900,"taxable":83900,"land":16780,"improvement":67120,"taxableLand":16780,"taxableImprovement":67120,"exemptLand":0,"exemptImprovement":0}],"taxNow":1883,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1047345","date":"2021-01-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE-STORY ADDITION ABOVE THE TWO-STORY PORTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS PER PLANS."},{"number":"GM-2022-000916","date":"2022-02-08","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-31","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2022-004361","date":"2022-12-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-01-25","scope":"FOR REMOVAL OF ILLEGALLY CONSTRUCTED REAR THIRD-FLOOR ADDITION AND FOR LEVEL III ALTERATIONS, REAR THIRD-FLOOR ADDITION AND CHANGE OF OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":7,"timeline":[{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"sale","p":5000},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection failed ×4"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":40000}],"rented":false,"licenses":[{"number":"232682","type":"Rental","status":"Inactive","businessName":"JAMES LAKE","legalName":"JAMES LAKE","address":"2159 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-10","latestIssueDate":"2013-02-27","expirationDate":"2014-02-28","inactiveDate":"2013-12-24"}],"licenseActivity":[{"number":"232682","type":"Rental","businessName":"JAMES LAKE","legalName":"JAMES LAKE","issuedDate":"2003-03-10","latestIssueDate":"2013-02-27","closureDate":"2013-12-24","expirationDate":"2014-02-28","inactiveDate":"2013-12-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GM-2022-000916 (Expired), CP-2022-004361 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 20, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}