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VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-05","completedDate":"2020-07-15","violations":[{"number":"VI-2020-003687","date":"2020-05-05","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-07-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-012683","date":"2020-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-012683","date":"2020-07-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1}],"taxOwed":1308.23,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1308.23,"principalDue":914.35,"penaltyDue":54.86,"interestDue":48.01,"otherChargesDue":291.01,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-05-06","assessmentYear":2022,"totalAssessment":56800,"taxableAssessment":56800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":795.09,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93878055054866,"lng":-75.18358328875537,"geom":{"type":"Polygon","coordinates":[[[-75.183470855,39.938788114],[-75.183480184,39.938745137],[-75.183693483,39.938771382],[-75.183684556,39.938816978],[-75.183470855,39.938788114]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":null,"stories":3,"lotArea":960,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1126 S 24TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":296.54,"principal":188.35,"interest":2.82,"penalty":1.88}],"taxNet":296.54,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11700,"taxable":11700,"land":11700,"improvement":0,"taxableLand":11700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":11700,"taxable":11700,"land":11700,"improvement":0,"taxableLand":11700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":56800,"taxable":56800,"land":56800,"improvement":0,"taxableLand":56800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":56800,"taxable":56800,"land":56800,"improvement":0,"taxableLand":56800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":56800,"taxable":56800,"land":56800,"improvement":0,"taxableLand":56800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":56800,"taxable":56800,"land":56800,"improvement":0,"taxableLand":56800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":56800,"taxable":56800,"land":56800,"improvement":0,"taxableLand":56800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":194500,"taxable":194500,"land":194500,"improvement":0,"taxableLand":194500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":510000,"taxable":102000,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":408000},{"y":2025,"v":582500,"taxable":116500,"land":116500,"improvement":466000,"taxableLand":116500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":466000},{"y":2026,"v":582500,"taxable":116500,"land":116500,"improvement":466000,"taxableLand":116500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":466000},{"y":2027,"v":614100,"taxable":122820,"land":122820,"improvement":491280,"taxableLand":122820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":491280}],"taxNow":1631,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003694","date":"2021-03-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-01-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"RP-2021-006396","date":"2021-07-08","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-23","scope":"FOR THE ERECTION OF A THREE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM. SEPERATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2021-012232","date":"2021-10-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-16","scope":"FOR THE ERECTION OF A THREE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM. SEPERATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2021-012233","date":"2021-10-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-16","scope":"FOR THE ERECTION OF A THREE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM. SEPERATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2021-002454","date":"2021-10-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-13","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING WITH BASEMENT TO INCLUDE A NEW ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"MP-2021-004232","date":"2022-01-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-13","scope":"FOR THE ERECTION OF A THREE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM. SEPERATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2022-000806","date":"2022-01-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-01","scope":"Install 200 AMP incoming service ,wiring throughout as per 2014 NEC (RP-2021-006396)"},{"number":"PP-2021-012234","date":"2022-03-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-18","scope":"FOR THE ERECTION OF A THREE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM. SEPERATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"4 L&I violations"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["$1,308 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 162% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $194,500 to $510,000","no permit shown in 2023-2025"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,308.23 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 15, 2020.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 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.","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"}]}