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WRITTEN IN ERROR"}]},{"number":"CF-2023-126803","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-12-15","completedDate":"2024-01-02","violations":[{"number":"VI-2023-096771","date":"2023-12-15","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-02","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"33741","date":"2004-10-13","type":"L_CLIP","status":"FAILED"},{"caseNumber":"75603","date":"2006-06-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"72722","date":"2006-07-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"75603","date":"2007-08-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"158254","date":"2008-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"75603","date":"2008-10-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"72722","date":"2008-11-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"158254","date":"2008-11-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"158254","date":"2009-01-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"33741","date":"2010-03-15","type":"L_CLIP","status":"PASSED"},{"caseNumber":"375481","date":"2013-04-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"375481","date":"2013-05-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"375481","date":"2013-07-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2022-056403","date":"2022-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-056403","date":"2022-06-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-126803","date":"2023-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-126803","date":"2024-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-126803","date":"2024-01-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":2,"passes":2},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03062820690119,"lng":-75.09107246041599,"geom":{"type":"Polygon","coordinates":[[[-75.090979903,40.0306927],[-75.091122512,40.030540153],[-75.091165249,40.030563935],[-75.091021425,40.030716762],[-75.090979903,40.0306927]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":5,"baths":2,"stories":2,"lotArea":1050,"zoning":"RSA5","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"961 MARCELLA ST 2ND FL, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted with conditions","date":"2022-07-06","number":"ZP-2021-007395","relatedPermit":"ZP-2021-007395"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":91600,"taxable":91600,"land":13324,"improvement":78276,"taxableLand":13324,"taxableImprovement":78276,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":91600,"taxable":91600,"land":13740,"improvement":77860,"taxableLand":13740,"taxableImprovement":77860,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":91600,"taxable":91600,"land":13740,"improvement":77860,"taxableLand":13740,"taxableImprovement":77860,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":103200,"taxable":103200,"land":15480,"improvement":87720,"taxableLand":15480,"taxableImprovement":87720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":107500,"taxable":107500,"land":16125,"improvement":91375,"taxableLand":16125,"taxableImprovement":91375,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":107500,"taxable":62500,"land":16125,"improvement":91375,"taxableLand":16125,"taxableImprovement":46375,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":107500,"taxable":62500,"land":16125,"improvement":91375,"taxableLand":16125,"taxableImprovement":46375,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":166300,"taxable":86300,"land":33260,"improvement":133040,"taxableLand":33260,"taxableImprovement":53040,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":166300,"taxable":86300,"land":33260,"improvement":133040,"taxableLand":33260,"taxableImprovement":53040,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":180500,"taxable":180500,"land":36100,"improvement":144400,"taxableLand":36100,"taxableImprovement":144400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":180500,"taxable":80500,"land":36100,"improvement":144400,"taxableLand":36100,"taxableImprovement":44400,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":168600,"taxable":68600,"land":33720,"improvement":134880,"taxableLand":33720,"taxableImprovement":34880,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1127,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"678166","date":"2016-03-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-30","scope":"REPLACE WATER DIST .75INCH FROM MAIN TO METER - PA# 2016-0813040 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2021-007395","date":"2022-06-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"Renovated & sold on","storyDelta":3.39,"timeline":[{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"sale","p":135000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"sale","p":250000}],"rented":false,"licenses":[{"number":"407376","type":"Rental","status":"Inactive","businessName":"MIGUEL GONZALEZ (ANGEL GONZALEZ)","legalName":"MIGUEL GONZALEZ","address":"961 MARCELLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-04-20","latestIssueDate":"2011-09-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"648788","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SETERUS INC (RDF FIELD SERVICES AGT)","legalName":"SETERUS INC","address":"961 MARCELLA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-02","latestIssueDate":"2014-12-02","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"713411","type":"Rental","status":"Closed","businessName":"3534N8thSt Limited","legalName":"3534N8thSt Limited","address":"961 MARCELLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-09-07","latestIssueDate":"2016-09-07","expirationDate":"2017-09-06","inactiveDate":null},{"number":"932683","type":"Rental","status":"Inactive","businessName":"James Whalen","legalName":"James Whalen","address":"961 MARCELLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-09-08","latestIssueDate":"2024-09-06","expirationDate":"2025-09-07","inactiveDate":"2025-11-05"}],"licenseActivity":[{"number":"932683","type":"Rental","businessName":"James Whalen","legalName":"James Whalen","issuedDate":"2023-09-08","latestIssueDate":"2024-09-06","closureDate":"2025-11-05","expirationDate":"2025-09-07","inactiveDate":"2025-11-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"713411","type":"Rental","businessName":"3534N8thSt Limited","legalName":"3534N8thSt Limited","issuedDate":"2016-09-07","latestIssueDate":"2016-09-07","closureDate":"2017-09-06","expirationDate":"2017-09-06","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"648788","type":"Vacant Residential Property / Lot","businessName":"SETERUS INC (RDF FIELD SERVICES AGT)","legalName":"SETERUS INC","issuedDate":"2014-12-02","latestIssueDate":"2014-12-02","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"407376","type":"Rental","businessName":"MIGUEL GONZALEZ (ANGEL GONZALEZ)","legalName":"MIGUEL GONZALEZ","issuedDate":"2007-04-20","latestIssueDate":"2011-09-22","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-007395: Completed · Granted with conditions; related permit ZP-2021-007395.","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":"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":"11 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jan 2, 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 #648788: Inactive since Apr 29, 2015","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 5 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"}]}