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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":"DP-2024-001182","date":"2024-09-25","work":"City Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-02-06","scope":"Sub Demolition Permit for CF-2021-120132. For the complete demolition of a sfd as part of the City of Philadelphia Demolition Program. Addl' specs: No sidewalk. (1) stucco c/w 1311 S. 23rd. Install 6' high chain link fence across rear and side yard c/w 1311 S. 23rd. Sheath and side rear bay c/w 1311 S. 23rd if necessary. Erosion control mat with topsoil and seed. 4' high corral fence across front and side of property."},{"number":"ZP-2026-003120","date":"2026-04-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING TO INCLUDE ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"RP-2026-005755","date":"2026-06-22","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ZNO EXCAVATION TO EXCEED FIVE FEET IN DEPTH. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"EP-2026-005790","date":"2026-07-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2026-005755"},{"number":"ZP-2021-002427","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-02-15","scope":null}],"storyTag":"Torn down & rebuilt","storyDelta":-0.33,"timeline":[{"y":2024,"k":"insp","w":"Inspection failed ×7"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"City Demolition"},{"y":2025,"k":"demo"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"sale","p":135000},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"Inspection failed ×5"}],"rented":false,"licenses":[{"number":"277154","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KIM BAO MAC","legalName":"KIM BAO MAC","address":"1313 S 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-02-19","latestIssueDate":"2002-02-19","expirationDate":"2003-02-28","inactiveDate":null},{"number":"341385","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TUYET T MAC","legalName":"TUYET T MAC","address":"1313 S 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-10-18","latestIssueDate":"2005-10-18","expirationDate":"2006-02-28","inactiveDate":"2011-03-30"},{"number":"528967","type":"Rental","status":"Closed","businessName":"QUAN T MACK","legalName":"QUAN T MACK","address":"1313 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-03-30","latestIssueDate":"2013-02-13","expirationDate":"2014-02-28","inactiveDate":"2013-03-06"},{"number":"586117","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"QUAN T MACK","legalName":"QUAN T MACK","address":"1313 S 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-03-06","latestIssueDate":"2018-03-02","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"}],"licenseActivity":[{"number":"586117","type":"Vacant Residential Property / Lot","businessName":"QUAN T MACK","legalName":"QUAN T MACK","issuedDate":"2013-03-06","latestIssueDate":"2018-03-02","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"528967","type":"Rental","businessName":"QUAN T MACK","legalName":"QUAN T MACK","issuedDate":"2011-03-30","latestIssueDate":"2013-02-13","closureDate":"2013-03-06","expirationDate":"2014-02-28","inactiveDate":"2013-03-06","status":"Closed","statusLabel":"Inactive","active":false},{"number":"341385","type":"Vacant Residential Property / Lot","businessName":"TUYET T MAC","legalName":"TUYET T MAC","issuedDate":"2005-10-18","latestIssueDate":"2005-10-18","closureDate":"2011-03-30","expirationDate":"2006-02-28","inactiveDate":"2011-03-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"277154","type":"Vacant Residential Property / Lot","businessName":"KIM BAO MAC","legalName":"KIM BAO MAC","issuedDate":"2002-02-19","latestIssueDate":"2002-02-19","closureDate":"2003-02-28","expirationDate":"2003-02-28","inactiveDate":null,"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":["3 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-002427: Completed · Denied; related permit ZP-2021-002427.","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":"6 permits not marked completed: GM-2023-010361 (Cancelled), PP-2023-016168 (Cancelled), DP-2023-001547 (Expired), RP-2026-005755 (Issued), EP-2026-005790 (Issued). 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":"3 open L&I violations","finding":"32 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"35 failed, 6 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 13, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #277154: Inactive; Vacant Residential Property / Lot #341385: Inactive since Mar 30, 2011; Vacant Residential Property / Lot #586117: Closed since Apr 29, 2019","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/"}],"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"}]}