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8"}],"investigations":[{"caseNumber":"19222","date":"2003-11-16","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"383087","date":"2013-05-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2013-11-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2014-02-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"428041","date":"2014-04-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"428038","date":"2014-04-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"383087","date":"2014-04-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2014-07-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2016-05-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2016-12-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2017-03-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2018-09-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2018-10-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2018-11-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"383087","date":"2019-01-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"669585","date":"2019-03-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"669585","date":"2019-03-19","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":4,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93891621450755,"lng":-75.18759715033056,"geom":{"type":"Polygon","coordinates":[[[-75.187559882,39.938964487],[-75.18758165,39.938861526],[-75.187634478,39.938867996],[-75.187612573,39.938970938],[-75.187559882,39.938964487]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":3,"stories":3,"lotArea":570,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"33 BEECHWOOD BLVD, TREVOSE PA, 19053","mailOut":true,"appeals":[],"taxYears":[{"year":2015,"total":19.07,"principal":0,"interest":0,"penalty":0},{"year":2016,"total":499.92,"principal":375.52,"interest":5.64,"penalty":3.76}],"taxNet":518.99,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70400,"taxable":70400,"land":6498,"improvement":63902,"taxableLand":6498,"taxableImprovement":63902,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70400,"taxable":70400,"land":17037,"improvement":53363,"taxableLand":17037,"taxableImprovement":53363,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70400,"taxable":70400,"land":17037,"improvement":53363,"taxableLand":17037,"taxableImprovement":53363,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":63900,"taxable":63900,"land":15400,"improvement":48500,"taxableLand":15400,"taxableImprovement":48500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":68700,"taxable":68700,"land":16557,"improvement":52143,"taxableLand":16557,"taxableImprovement":52143,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68700,"taxable":68700,"land":16557,"improvement":52143,"taxableLand":16557,"taxableImprovement":52143,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":68700,"taxable":68700,"land":16557,"improvement":52143,"taxableLand":16557,"taxableImprovement":52143,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":83800,"taxable":83800,"land":83800,"improvement":0,"taxableLand":83800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":459000,"taxable":459000,"land":90000,"improvement":369000,"taxableLand":90000,"taxableImprovement":369000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":357900,"taxable":357900,"land":71580,"improvement":286320,"taxableLand":71580,"taxableImprovement":286320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":357900,"taxable":357900,"land":71580,"improvement":286320,"taxableLand":71580,"taxableImprovement":286320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":390100,"taxable":390100,"land":78020,"improvement":312080,"taxableLand":78020,"taxableImprovement":312080,"exemptLand":0,"exemptImprovement":0}],"taxNow":5010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"373248","date":"2011-11-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-14","scope":"ROOF RECOVERING, BUILT-UP SFD"},{"number":"926951","date":"2018-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"SEAL LATERAL PA20183163366 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"931808","date":"2018-12-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-05","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED BUILDING. NO USE ON PROPERTY. USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"931802","date":"2019-01-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-03-19","scope":"FOR THE COMPLETE DEMOLITION OF A SEMI-DETACHED TWO-STORY STRUCTURE. A SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 5 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. DEMOLITION SHALL COMPLY CASE NO. 669585. ** SAFETY ZONE: 10 FT**"},{"number":"948252","date":"2019-05-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE; FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"948246","date":"2019-05-01","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-11","scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED THREE (3) STORY SINGLE FAMILY DWELLING WITH CELLAR AND ROOF DECK ACCESSED BY A PILOTHOUSE AS PER PLAN."},{"number":"997014","date":"2019-07-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-11","scope":"For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"999929","date":"2019-08-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-10","scope":"7 PLUMBING FIXTURES WITH PIPING FOR ALTERATIONS OF ONE FAMILY DWELLING"},{"number":"998168","date":"2019-08-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1003011","date":"2019-08-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-07","scope":"INSTALL 100AMP SERVICE, AND WIRE THROUGHOUT A NEW CONSTRUCTION SINGLE FAMLY DWELLING. INSTALL; OUTLETS, LIGHTFIXTURE, SWITCHES, GFIC, SMOKE AND CARBONMONOXIDE DETECTORS AS PER 2014 NEC."},{"number":"1011376","date":"2019-09-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-20","scope":"INSTALL A NEW 5\" CURB TRAP FAI INSTALL NEW 1\" RFSS WATER SERVICE AS PER 2004 PPC"},{"number":"RP-2022-010057","date":"2023-03-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-04-30","scope":"Proposed Ez Alteration to install wood floors, replace doors, kitchen cabinets and trim, and interior painting. There will NO changes to the structure, interior walls, or exterior walls. details as highlighted in the plan. no structural work included"},{"number":"ZP-2025-001171","date":"2025-02-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"915278","type":"Rental","status":"Inactive","businessName":"Emmanuel Petrogiannis","legalName":"Emmanuel Petrogiannis","address":"2621 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-01-26","latestIssueDate":"2025-01-29","expirationDate":"2026-01-25","inactiveDate":"2026-03-26"},{"number":"0972402","type":"Limited Lodging Operator","status":"Inactive","businessName":"Meadow Mullin","legalName":"Meadow Mullin","address":"2621 FEDERAL ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-02-25","latestIssueDate":"2025-02-25","expirationDate":"2026-02-24","inactiveDate":"2026-04-25"}],"licenseActivity":[{"number":"0972402","type":"Limited Lodging Operator","businessName":"Meadow Mullin","legalName":"Meadow Mullin","issuedDate":"2025-02-25","latestIssueDate":"2025-02-25","closureDate":"2026-04-25","expirationDate":"2026-02-24","inactiveDate":"2026-04-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"915278","type":"Rental","businessName":"Emmanuel Petrogiannis","legalName":"Emmanuel Petrogiannis","issuedDate":"2023-01-26","latestIssueDate":"2025-01-29","closureDate":"2026-03-26","expirationDate":"2026-01-25","inactiveDate":"2026-03-26","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #931808: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: 948246 (Expired), 997014 (Expired), 999929 (Expired), 998168 (Expired), 1003011 (Expired). 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"12 failed, 1 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Mar 19, 2019.","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":"Limited Lodging Operator #0972402: Inactive since Apr 25, 2026","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.","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"}]}