{"asOf":"2026-07-25T01:32:00.510Z","block":"1900-1999 GERRITT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-gerritt-st","address":"1928 GERRITT ST","parcelNumber":"363020500","source":"https://property.phila.gov/?p=363020500","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"PANE NICHOLAS","coOwner":null,"marketValue":502500,"landAssessment":100500,"improvementAssessment":402000,"livableArea":1535,"yearBuilt":2022,"lastSale":{"price":375000,"date":"2022-10-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"4317984","date":"2016-05-10","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317983","date":"2016-05-10","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317987","date":"2016-05-10","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317988","date":"2016-05-10","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317986","date":"2016-05-10","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481494","date":"2017-07-03","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481493","date":"2017-07-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481495","date":"2017-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481496","date":"2017-09-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-013922","date":"2021-03-16","code":"A-104.1/5","title":"DEBRIS REMOVE-CONSTRUCTION","status":"CLOSED","resolutionDate":"2021-12-22","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-014299","date":"2021-03-17","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2021-12-22","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-015726","date":"2023-03-14","code":"A-301.1/1","title":"NEW STRUCTURE","status":"COMPLIED","resolutionDate":"2025-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-015727","date":"2023-03-14","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2025-12-20","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"532209","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-05-10","completedDate":"2018-01-04","violations":[{"number":"4317984","date":"2016-05-10","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317983","date":"2016-05-10","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317987","date":"2016-05-10","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317988","date":"2016-05-10","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4317986","date":"2016-05-10","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"591888","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-07-05","completedDate":"2018-01-04","violations":[{"number":"4481494","date":"2017-07-03","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481493","date":"2017-07-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481495","date":"2017-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481496","date":"2017-09-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-018273","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-16","completedDate":"2021-12-23","violations":[{"number":"VI-2021-013922","date":"2021-03-16","code":"A-104.1/5","title":"DEBRIS REMOVE-CONSTRUCTION","status":"CLOSED","resolutionDate":"2021-12-22","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-014299","date":"2021-03-17","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2021-12-22","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2023-020819","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2023-03-14","completedDate":"2026-02-05","violations":[{"number":"VI-2023-015726","date":"2023-03-14","code":"A-301.1/1","title":"NEW STRUCTURE","status":"COMPLIED","resolutionDate":"2025-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-015727","date":"2023-03-14","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2025-12-20","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2016,"n":5,"worst":null},{"y":2017,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":2,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"591888","date":"2018-01-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"532209","date":"2018-01-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"532209","date":"2018-01-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"591888","date":"2018-01-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"591888","date":"2018-01-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"532209","date":"2018-01-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"532209","date":"2018-01-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"591888","date":"2018-01-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"532209","date":"2018-01-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"532209","date":"2018-01-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"CF-2021-018273","date":"2021-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018273","date":"2021-08-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018273","date":"2021-12-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-020819","date":"2023-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-020819","date":"2023-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-020819","date":"2023-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-020819","date":"2023-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-020819","date":"2023-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-020819","date":"2025-12-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2023,"fails":5,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93353048938872,"lng":-75.17673219516348,"geom":{"type":"Polygon","coordinates":[[[-75.176721947,39.933460086],[-75.176772249,39.93346655],[-75.176741474,39.933601363],[-75.176692218,39.93359489],[-75.176721947,39.933460086]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-001211","type":"Sprinkler Certification","inspectionDate":"2026-01-06","result":"Certified","expirationDate":"2027-01-06","buildingId":"1423775"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":718,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":true,"mail":"1928 GERRITT ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"LATE APPEAL\n\nsee attached","status":"Closed","outcome":"Complete","date":"2025-05-07","number":"HA-2024-003690","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70700,"taxable":40700,"land":8613,"improvement":62087,"taxableLand":8613,"taxableImprovement":32087,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":70700,"taxable":70700,"land":13786,"improvement":56914,"taxableLand":13786,"taxableImprovement":56914,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70700,"taxable":70700,"land":13786,"improvement":56914,"taxableLand":13786,"taxableImprovement":56914,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":136500,"taxable":136500,"land":26617,"improvement":109883,"taxableLand":26617,"taxableImprovement":109883,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":146800,"taxable":146800,"land":28625,"improvement":118175,"taxableLand":28625,"taxableImprovement":118175,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":146800,"taxable":146800,"land":28625,"improvement":118175,"taxableLand":28625,"taxableImprovement":118175,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":146800,"taxable":146800,"land":28625,"improvement":118175,"taxableLand":28625,"taxableImprovement":118175,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":479300,"taxable":399300,"land":95860,"improvement":383440,"taxableLand":95860,"taxableImprovement":303440,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":479300,"taxable":399300,"land":95860,"improvement":383440,"taxableLand":95860,"taxableImprovement":303440,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":472700,"taxable":372700,"land":94540,"improvement":378160,"taxableLand":94540,"taxableImprovement":278160,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":472700,"taxable":372700,"land":94540,"improvement":378160,"taxableLand":94540,"taxableImprovement":278160,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":502500,"taxable":402500,"land":100500,"improvement":402000,"taxableLand":100500,"taxableImprovement":302000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":5217,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"599598","date":"2015-03-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK(SFD)"},{"number":"743216","date":"2017-04-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"FOR THE LEGALIZATION OF A COMPLETE DEMOLITION DONE WITHOUT PERMITS (SEE CASE#532209), AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"823608","date":"2017-10-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-28","scope":"SEAL LATERAL AND REMOVE CURB TRAP PA20172851470(SFD) \"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":"820431","date":"2017-10-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-01-04","scope":"FOR THE LEGALIZATION OF COMPLETE DEMOLITION AND FOR THE REMOVAL OF THE REMAINING FRONT FACADE BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK AND STREET CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"895620","date":"2018-07-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-14","scope":"NEW WIRING& NEW 200 AMP SERVICES & ALL NECESSARY BONDING & GROUNDING AS PER NEC 08."},{"number":"906589","date":"2018-11-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-03-14","scope":"INSTALLATION OF RESIDENTIAL FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-D THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT AND PILOT HOUSE (SINGLE-FAMILY DWELLING). THIS IS A MULTI-PURPOSE SYSTEM UTILIZING A COMBINED ONE INCH (1\") DOMESTIC AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"944058","date":"2019-01-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-29","scope":"1\" WATER DISTRIBUTION INSTALLATION AND/OR REPLACEMENT - \"SELF-CERTIFICATIONS 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.\" 5\" COMBINATION SYSTEM (STORM/SANITARY) HOUSE TRAP AND FRESH AIR INLET REPLACEMENT - \"SELF-CERTIFICATIONS 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\" HOUSE DRAIN REPLACEMENT"},{"number":"801562","date":"2019-01-29","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-03-14","scope":"FOR THE ERECTION OF A THREE STORY STRUCTURE WITH A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"963644","date":"2019-04-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-03-14","scope":"INSTALL 95% ,90,000 BTU GAS FURNACE (HIEL) WITH 3 1/2 TON A/C AND DUCT WORK"},{"number":"PP-2020-008813","date":"2020-09-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-03-14","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. 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":"ZP-2024-011224","date":"2024-11-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Erection of an attached structure with cellar and roof deck with pilot house to use as single family household living, size and location as shown on the plan."},{"number":"RP-2025-006728","date":"2025-09-03","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE FOR USE AS A SINGLE-FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. 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":"PP-2025-011379","date":"2025-09-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2025-006728"},{"number":"PP-2025-011381","date":"2025-09-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-006728"},{"number":"MP-2025-004570","date":"2025-09-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-006728"},{"number":"FP-2025-002195","date":"2025-11-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2025-011380","date":"2025-11-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-006728"},{"number":"EP-2025-008543","date":"2026-01-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-14","scope":"Electrical Permit for combo RP-2025-006728"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×5"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #743216: 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":"12 permits not marked completed: 599598 (EXPIRED), 895620 (Expired), 906589 (Expired), 801562 (Expired), 963644 (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 13 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":"7 failed, 2 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 20, 2025.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jan 6, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}