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INSP","status":"PASSED"},{"caseNumber":"331293","date":"2012-07-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"331293","date":"2012-09-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"331293","date":"2012-11-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"331293","date":"2013-02-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"491227","date":"2015-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"491227","date":"2015-08-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"491227","date":"2015-11-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"567884","date":"2016-12-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"567880","date":"2016-12-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"567880","date":"2017-01-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"567884","date":"2017-01-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"567884","date":"2017-03-02","type":"HCEU 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WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":2,"lotArea":2950,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"705 EASTON RD 2, WILLOW GROVE PA, 19090","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":2794.12,"principal":2487.09,"interest":37.3,"penalty":24.87}],"taxNet":2794.12,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":154500,"taxable":154500,"land":18298,"improvement":136202,"taxableLand":18298,"taxableImprovement":136202,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":154500,"taxable":154500,"land":18298,"improvement":136202,"taxableLand":18298,"taxableImprovement":136202,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":154500,"taxable":154500,"land":23175,"improvement":131325,"taxableLand":23175,"taxableImprovement":131325,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":277900,"taxable":277900,"land":41600,"improvement":236300,"taxableLand":41600,"taxableImprovement":236300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":288700,"taxable":288700,"land":43217,"improvement":245483,"taxableLand":43217,"taxableImprovement":245483,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":288700,"taxable":288700,"land":43217,"improvement":245483,"taxableLand":43217,"taxableImprovement":245483,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":288700,"taxable":288700,"land":43217,"improvement":245483,"taxableLand":43217,"taxableImprovement":245483,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":288700,"taxable":288700,"land":43217,"improvement":245483,"taxableLand":43217,"taxableImprovement":245483,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":288700,"taxable":288700,"land":43217,"improvement":245483,"taxableLand":43217,"taxableImprovement":245483,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":146800,"taxable":146800,"land":29360,"improvement":117440,"taxableLand":29360,"taxableImprovement":117440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":146800,"taxable":146800,"land":29360,"improvement":117440,"taxableLand":29360,"taxableImprovement":117440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":152900,"taxable":152900,"land":30580,"improvement":122320,"taxableLand":30580,"taxableImprovement":122320,"exemptLand":0,"exemptImprovement":0}],"taxNow":2055,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"644891","date":"2015-10-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB. 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES."},{"number":"649095","date":"2015-10-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-10-30","scope":"TO CREATE A PERSONAL SERVICE USE ON THE GROUND FLOOR"},{"number":"644212","date":"2016-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL FIRE ALARM SYSTGEM THROUGH OUT AS PER NFPA72 (WEST DISTRICT)"},{"number":"704468","date":"2016-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"REPLACE INSIDE M/H/D-STACK & BRANCH LINES THAT SERVICE 3-3PIECE BATHS AND 3-KITCHENS - ALL INSIDE WORK.REPLACE WATER SUPPLY PIPING.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004"},{"number":"PP-2021-022141","date":"2021-11-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-07","scope":"Install a new 3/4\" K copper water service from the main to the meter"}],"storyTag":"Improved","storyDelta":4.17,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2021,"k":"viol","w":"9 L&I violations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"449061","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEAH/HARRY KARET","legalName":"LEAH/HARRY KARET","address":"7401 RUSKIN RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-06-17","latestIssueDate":"2014-02-05","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"849693","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Pelcor Holdings, LP","legalName":"Pelcor Holdings, LP","address":"7401 RUSKIN RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-08-25","latestIssueDate":"2020-08-25","expirationDate":"2021-08-24","inactiveDate":"2021-10-23"},{"number":"889052","type":"Rental","status":"Inactive","businessName":"Pelcor Holdings, LP","legalName":"Pelcor Holdings, LP","address":"7401 RUSKIN RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-03-06","latestIssueDate":"2024-06-12","expirationDate":"2025-03-05","inactiveDate":"2025-05-03"}],"licenseActivity":[{"number":"889052","type":"Rental","businessName":"Pelcor Holdings, LP","legalName":"Pelcor Holdings, LP","issuedDate":"2022-03-06","latestIssueDate":"2024-06-12","closureDate":"2025-05-03","expirationDate":"2025-03-05","inactiveDate":"2025-05-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"849693","type":"Vacant Residential Property / Lot","businessName":"Pelcor Holdings, LP","legalName":"Pelcor Holdings, LP","issuedDate":"2020-08-25","latestIssueDate":"2020-08-25","closureDate":"2021-10-23","expirationDate":"2021-08-24","inactiveDate":"2021-10-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"449061","type":"Vacant Residential Property / Lot","businessName":"LEAH/HARRY KARET","legalName":"LEAH/HARRY KARET","issuedDate":"2008-06-17","latestIssueDate":"2014-02-05","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","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":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2024, 2026"],"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":"Use permit #649095: COMPLETED.","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":"violations","level":"attention","title":"3 open L&I violations","finding":"51 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"39 failed, 19 passed, and 15 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 3, 2026.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #449061: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #849693: Inactive since Oct 23, 2021","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}