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REPAIR"}]},{"number":"CF-2023-036348","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-27","completedDate":"2024-03-13","violations":[{"number":"VI-2023-027603","date":"2023-04-26","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-04-27","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2011,"n":7,"worst":null},{"y":2012,"n":5,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"169747","date":"2008-07-15","type":"BRU INSP","status":"FAILED"},{"caseNumber":"169747","date":"2008-11-18","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"265993","date":"2011-02-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"265993","date":"2011-03-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"265993","date":"2011-04-20","type":"HCEU 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INSP","status":"CLOSED"},{"caseNumber":"352504","date":"2014-04-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"352504","date":"2014-05-09","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"CF-2022-025276","date":"2022-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025276","date":"2022-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025276","date":"2023-04-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-036348","date":"2023-04-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025276","date":"2024-03-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":1624.45,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1624.45,"principalDue":1295.33,"penaltyDue":77.72,"interestDue":68,"otherChargesDue":183.4,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-10-21","assessmentYear":2022,"totalAssessment":93300,"taxableAssessment":93300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1306.01,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97641633410587,"lng":-75.24004992048297,"geom":{"type":"Polygon","coordinates":[[[-75.24022142,39.976376927],[-75.240228246,39.976416763],[-75.239879437,39.976455799],[-75.239871444,39.976415794],[-75.24022142,39.976376927]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":3,"baths":1,"stories":2,"lotArea":1453,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7901 HENRY AVE, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82900,"taxable":82900,"land":7118,"improvement":75782,"taxableLand":7118,"taxableImprovement":75782,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82900,"taxable":82900,"land":12435,"improvement":70465,"taxableLand":12435,"taxableImprovement":70465,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82900,"taxable":82900,"land":12435,"improvement":70465,"taxableLand":12435,"taxableImprovement":70465,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":89800,"taxable":89800,"land":13470,"improvement":76330,"taxableLand":13470,"taxableImprovement":76330,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":93300,"taxable":93300,"land":13995,"improvement":79305,"taxableLand":13995,"taxableImprovement":79305,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":93300,"taxable":93300,"land":13995,"improvement":79305,"taxableLand":13995,"taxableImprovement":79305,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":93300,"taxable":93300,"land":13995,"improvement":79305,"taxableLand":13995,"taxableImprovement":79305,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":125500,"taxable":125500,"land":25100,"improvement":100400,"taxableLand":25100,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":125500,"taxable":125500,"land":25100,"improvement":100400,"taxableLand":25100,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":149500,"taxable":149500,"land":29900,"improvement":119600,"taxableLand":29900,"taxableImprovement":119600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":149500,"taxable":149500,"land":29900,"improvement":119600,"taxableLand":29900,"taxableImprovement":119600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":142700,"taxable":142700,"land":28540,"improvement":114160,"taxableLand":28540,"taxableImprovement":114160,"exemptLand":0,"exemptImprovement":0}],"taxNow":2093,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"715972","date":"2016-08-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-15","scope":"INSTALL 100AMP SERVICE COMPLETE, WIRE KITCHEN RECEPTACLES, SWITCHES AND LIGHTS,INSTALL 110V LINE IN ALL BEDROOMS AND GFCI IN BATHROOM PER 2008 NEC (SFD)WEST DISTRICT"},{"number":"720785","date":"2016-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-10","scope":"ROUGH IN NEW WATER & DRAIN LINES TO ALL EXISTING HOUSE FIXTURES (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"720802","date":"2016-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"EXCAVATE SIDEWALK TO EXPOSE CURB STOP (TURN ON CURB STOP IF NEEDED)CANTS ACESS DUE TO CLOGGED WATER BOX (SFD)PA20162530010 SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":-0.32,"timeline":[{"y":2011,"k":"viol","w":"7 L&I violations"},{"y":2012,"k":"viol","w":"5 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"sale","p":42000},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"417945","type":"Rental","status":"Inactive","businessName":"DARIEN L THOMAS","legalName":"DARIEN L THOMAS","address":"1619 N 60TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-07-23","latestIssueDate":"2012-11-16","expirationDate":"2013-02-28","inactiveDate":null},{"number":"636997","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DARIEN THOMAS (C/O NANCY NOWAKOWSKI)","legalName":"DARIEN THOMAS","address":"1619 N 60TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-08-02","latestIssueDate":"2015-05-20","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"716437","type":"Rental","status":"Active","businessName":"LORENZO D JACKSON","legalName":"LORENZO D JACKSON ","address":"1619 N 60TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-10-13","latestIssueDate":"2025-09-29","expirationDate":"2026-10-12","inactiveDate":null}],"licenseActivity":[{"number":"716437","type":"Rental","businessName":"LORENZO D JACKSON","legalName":"LORENZO D JACKSON ","issuedDate":"2016-10-13","latestIssueDate":"2025-09-29","closureDate":null,"expirationDate":"2026-10-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"636997","type":"Vacant Residential Property / Lot","businessName":"DARIEN THOMAS (C/O NANCY NOWAKOWSKI)","legalName":"DARIEN THOMAS","issuedDate":"2014-08-02","latestIssueDate":"2015-05-20","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"417945","type":"Rental","businessName":"DARIEN L THOMAS","legalName":"DARIEN L THOMAS","issuedDate":"2007-07-23","latestIssueDate":"2012-11-16","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["$1,624 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2023"],"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,624.45 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #636997: Inactive since Apr 29, 2016","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 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"}]}