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PERMIT","status":"EXPIRED","completedDate":null,"scope":"FULL INTERIOR RENOVATION OF NON-LOAD BEARING WALLS INCULDING LIVING, KITCHEN, BEDROOMS AND BATHROOM.WORK MUST NOT EXCEED THE EZ PERMIT STANDARD ALTERATION (SFD)"},{"number":"788924","date":"2017-06-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-19","scope":"INSTALL 1 WC,1 LAV,1 BATH TUB,1 KITCHEN SINK AND LAUNDRY WITH PEX (SFD)"},{"number":"794239","date":"2017-06-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"100A SERVICE AND REWIRE BUILDING"},{"number":"791656","date":"2017-06-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-19","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL ONE 90% PLUS FURNANCE AND 2.5 CONDENSER WITH ASSOCIATED DUCT WORK. For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"804582","date":"2017-11-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-19","scope":"FOR STRUCTURAL RENOVATION OF KITCHEN JOIST AND STAIRS AS PER ATTACHED PLANS. WORK TO INCLUDE REPLACEMENT OF STAIRS AND DAMAGED JOISTS. DETAILS AS SHOWN ON THE PLAN. NO UNDERPINNING OF FOUNDATION INCLUDED IN THIS PERMIT APPLICATION"},{"number":"836056","date":"2017-12-21","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"TO AMEND FOR PERMIT #804582. ALTERATIONS TO ALREADY SUBMITTED AND APPROVED PLANS, AS PER ATTACHED PLANS."},{"number":"1040572","date":"2020-01-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-28","scope":"REPLACE THE ELECTRICAL SERVICE WITH A 100AMP SERVICE AS PER 2014 NEC."}],"storyTag":"New construction","storyDelta":3.17,"timeline":[{"y":2017,"k":"permit","w":"Alterations"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2017,"k":"sale","p":24000},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2017,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"sale","p":110000},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":264900},{"y":2020,"k":"sale","p":100000}],"rented":false,"licenses":[{"number":"749563","type":"Rental","status":"Inactive","businessName":"Arvatz Holdings LLC","legalName":" Arvatz Holdings LLC ","address":"1321 S MYRTLEWOOD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-08-23","latestIssueDate":"2017-08-23","expirationDate":"2018-08-22","inactiveDate":"2018-10-21"}],"licenseActivity":[{"number":"749563","type":"Rental","businessName":"Arvatz Holdings LLC","legalName":" Arvatz Holdings LLC ","issuedDate":"2017-08-23","latestIssueDate":"2017-08-23","closureDate":"2018-10-21","expirationDate":"2018-08-22","inactiveDate":"2018-10-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $183,400 to $242,800","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 788040 (EXPIRED), 836056 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 5 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 26, 2017.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 29 historical violations across 10 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"}]}