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PERMIT","status":"COMPLETED","completedDate":"2012-11-19","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"378927","date":"2012-03-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-03-13","scope":"REMOVE 1ST STORY LEVEL FRONT BAY CONSTRUCT 15'-6\" X 36'-6\" (IRREG) ADDITION AT THE 3RD STORY LEVEL TO INCLUDE ROOF- DECK. RECONFIGURE TO 5'X 7'-6\" AN EXISTING ADDITION AT 2ND STORY REAR TO ACCOMMODATE AN EXTERIOR SPIRAL STAIR FOR ROOF-DECK ACCESS AS PART OF A SINGLE FAMILY DWELLING."},{"number":"395806","date":"2012-03-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-03-27","scope":"PERMIT TO AMEND A/P#378927 TO REFLECT REQUIRED 8' FRONT WALL SET BACK FOR THIRD FLOOR ROOF DECK."},{"number":"393020","date":"2012-05-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ADDITION OF 3RD FLOOR WITH ROOF DECK. REPLACE PLASTER WITH NEW DRYWALL WALLS. ADDITIONAL PERMITS WILL BE REQUIRED FOR ELECTRICAL, PLUMBING AND HVAC. SINGLE FAMILY DWELLING."},{"number":"440378","date":"2013-02-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-02-28","scope":"ERECT A 3RD FLOOR ADDITION ON TOP OF AN EXISTING 2 STORY DWELLING; 3RD STORY REAR ADDITION. PROPOSED 3RD FLOOOR FRONT BALCONY AND ROOF TOP DECK ALL AS PER PLANS."},{"number":"541428","date":"2014-09-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-09-09","scope":"FOR COMPLETE SITE DEMOLITION TO REMOVE EXISTING ATTACHED BUILDING; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS A VACANT LOT; USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"541439","date":"2014-09-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-05-19","scope":"FOR COMPLETED DEMOLITION OF SITE TO REMOVE EXISTING TWO (2) STORY ABOVE GRADE PLANE, W. BASEMENT, RESIDENTIAL BUILDING OF MASONRY & FRAME CONSTRUCTION. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. SEPARATE PERMIT REQUIRED FOR SEALING/CAPPING OF EXISTING SEWER LATERAL PIPING."},{"number":"546158","date":"2015-01-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-01-05","scope":"NEW CONSTRUCTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STAIR ENCLOSURE AND ROOF DECK AS SHOWN IN THE SUBMITTED PLAN/APPLICATION. FOR USE AS SINGLE FAMILY HOUSHOLD LIVING."},{"number":"554112","date":"2015-01-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-07-07","scope":"NEW CONSTRUCTION OF 3 STORY STRUCTURE WITH ROOF TOP APPENDAGES AND DECK. UNDERPINNING OF ADJACENT FOUNDATION - FOUDNATION WORK AND EXCAVATION REQUIRE SPECIAL INSPECTIONS BY ENGINEER SEE ATTACHED LETTER. ADDITONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC ,SPRINKLERS."},{"number":"587152","date":"2015-01-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-07-07","scope":"AMEND NEW CONSTRUCTION PERMIT #554112 TO INCLUDE A REVISED ENGINEERS REPORT FOR THE SNOW LOAD CALCULATIONS ON ADJACENT EXISTING ROOF STRUCTURES (1844 AND 1848 REED STREET). NO OTHER CHANGES."},{"number":"595542","date":"2015-04-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-07-07","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13-D THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT. THIS IS A MULTI-PURPOSE SYSTEM UTILIZING A COMBINED ONE INCH (1\") DOMESTIC AND FIRE SERVICE LINE. SEPARATE PERMIT REQUIRED FOR ALL PLUMBING WORK."},{"number":"602741","date":"2015-05-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"AMEND PERMIT NUMBER 554112 TO REFLECT MODIFICATIONS TO FOUNDATION DESIGN (NO UNDERPINNING) AS PER APPROVED PLANS."},{"number":"634279","date":"2015-08-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-11","scope":"2 SHOWERS, 3 LAVS ONE DOUBLE BOWL, 1 KS, 1 WB, 5 WC"},{"number":"634755","date":"2015-08-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-07","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK(SFD)"},{"number":"635589","date":"2015-08-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-02","scope":"INSTALL NEW 1\" DOMESTIC/SPRINKLER SERVICE 4\" MAIN DRAIN AND NEW 5\" LATERAL PA20152402151(SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"643158","date":"2015-10-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"INSTALL 200 AMP MAIN SERVICE, INSTALL 40 CIRCUIT MAIN BREAKER PANEL. INSTALL ALL WIRING THROUGHOUT SFD AS OER 2008 NEC. INSTALL 120 V SMOKES AND CO DETECTORS. INSTALL PHONE AND CABLE TV WIRING."},{"number":"ZP-2025-000500","date":"2025-01-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Torn down & rebuilt","storyDelta":10.38,"timeline":[{"y":2015,"k":"permit","w":"New construction"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"demo"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"sale","p":387000},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"0971990","type":"Limited Lodging Operator","status":"Active","businessName":"Raymond Tran","legalName":"Raymond Tran","address":"1846 REED ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-02-20","latestIssueDate":"2026-05-05","expirationDate":"2027-02-19","inactiveDate":null}],"licenseActivity":[{"number":"0971990","type":"Limited Lodging Operator","businessName":"Raymond Tran","legalName":"Raymond Tran","issuedDate":"2025-02-20","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-02-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #541428: 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":"1 permit not marked completed: 393020 (EXPIRED).","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":"2 failed, 1 passed, and 11 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jun 2, 2015.","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 19 historical violations across 8 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"}]}