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STRUCTURE","status":"COMPLIED","resolutionDate":"2024-09-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-038585","date":"2020-09-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-09-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-038584","date":"2020-09-29","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-09-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-038583","date":"2020-09-29","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2024-09-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-038582","date":"2020-09-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-09-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-103298","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING 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N FAIRHILL ST, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33600,"taxable":33600,"land":4637,"improvement":28963,"taxableLand":4637,"taxableImprovement":28963,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33600,"taxable":33600,"land":10433,"improvement":23167,"taxableLand":10433,"taxableImprovement":23167,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33600,"taxable":33600,"land":10433,"improvement":23167,"taxableLand":10433,"taxableImprovement":23167,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":45800,"taxable":45800,"land":18961,"improvement":26839,"taxableLand":18961,"taxableImprovement":26839,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":36300,"taxable":36300,"land":11272,"improvement":25028,"taxableLand":11272,"taxableImprovement":25028,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":36300,"taxable":36300,"land":11272,"improvement":25028,"taxableLand":11272,"taxableImprovement":25028,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":36300,"taxable":36300,"land":11272,"improvement":25028,"taxableLand":11272,"taxableImprovement":25028,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":88100,"taxable":88100,"land":17620,"improvement":70480,"taxableLand":17620,"taxableImprovement":70480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":88100,"taxable":88100,"land":17620,"improvement":70480,"taxableLand":17620,"taxableImprovement":70480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":154400,"taxable":154400,"land":30880,"improvement":123520,"taxableLand":30880,"taxableImprovement":123520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":154400,"taxable":154400,"land":30880,"improvement":123520,"taxableLand":30880,"taxableImprovement":123520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":118800,"taxable":118800,"land":23700,"improvement":95100,"taxableLand":23700,"taxableImprovement":95100,"exemptLand":0,"exemptImprovement":0}],"taxNow":2161,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1025844","date":"2020-01-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2020-09-29","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION #574330 TO INCLUDE THE REPLACEMENT OF LOOSE BRICK AT THE ROOF. SEPERATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT SPECIFICALLY ADDRESSED IN ENGINEER'S RERPORT/PLANS."},{"number":"RP-2020-011502","date":"2020-11-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-06-28","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO INCLUDE NEW SIDE AND REAR LOAD-BEARING EXTERIOR WALLS, REPLACEMENT FRAMING (LESS THAN 2/3 OF ALL STRUCTURAL FRAMING), AND ROOF REPAIRS TO COMPLY WITH VIOLATION CASE CF-2020-067743. NOT TO EXCEED SCOPE OF WORK ON APPROVED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2020-067743. PROTECTION OF ADJACENT PROPERTIES REQUIRED AT ALL TIMES. MAKE SAFE PERMIT ONLY."},{"number":"RP-2020-016082","date":"2021-01-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-08-11","scope":"MAKE SAFE PERMIT TO COMPLY CASE NO. 574330 AND CF-2020-067743. ALL WORK TO BE DONE IN ACCORDANCE WITH ENGINEER'S REPORT AND APPROVED PLANS. ANY WORK BEYOND THE SCOPE OF THE ENGINEER'S REPORT REQUIRES SEPARATE PERMIT. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"RP-2021-012671","date":"2021-09-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-09-16","scope":"MAKE SAFE PERMIT TO COMPLY CASE CF-2020-067743. ALL WORK TO BE DONE IN ACCORDANCE WITH ENGINEER'S REPORT AND APPROVED PLANS. ANY WORK BEYOND THE SCOPE OF THE ENGINEER'S REPORT REQUIRES SEPARATE PERMIT. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"L&I: EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"viol","w":"5 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"275421","type":"Vacant Residential Property / Lot","status":"Active","businessName":"DIANE JAMES","legalName":"DIANE JAMES","address":"2544 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2004-04-17","latestIssueDate":"2026-04-07","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"275421","type":"Vacant Residential Property / Lot","businessName":"DIANE JAMES","legalName":"DIANE JAMES","issuedDate":"2004-04-17","latestIssueDate":"2026-04-07","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 75% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,100 to $154,400","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 1025844 (Expired), RP-2020-011502 (Expired), RP-2020-016082 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 21 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 22, 2025.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}