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FOR USE AS EXISTING SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"982932","date":"2019-06-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-02-09","scope":"ROUGHIN & INSTALL 3-FULL BATHROOMS & 1-POWDER ROOM, KITCHEN SINK, LAUNDRY BOX & NEW WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1007749","date":"2020-09-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2020-014653","date":"2021-02-03","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-02-09","scope":"For the erection of a third floor addition with a roof deck and pilot house above the third floor. For structural alterations throughout per plans. Separate permits required for all Mechanical, Electrical, and Plumbing work."},{"number":"EP-2021-001842","date":"2021-02-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-02-09","scope":"Complete electrical rewire and 200amp service as per 2014 nec."},{"number":"FP-2021-000716","date":"2021-03-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-02-09","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION PERMIT IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS."},{"number":"MP-2021-003710","date":"2021-06-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-02-09","scope":"80K BTU gas furnace with 4 ton AC included ductwork, condenser on the backyard and 12 registers"},{"number":"PP-2021-024444","date":"2022-01-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-01","scope":"Remove existing 3/4'' copper water distribution line from curb into property to water meter, install a new 1'' water distribution copper water line to water meter."}],"storyTag":"New construction","storyDelta":19.63,"timeline":[{"y":2020,"k":"insp","w":"Inspection failed ×5"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"sale","p":412500},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"386893","type":"Rental","status":"Inactive","businessName":"GHITA PSCHERHOFER (DOLLY ORBACH)","legalName":"GHITA PSCHERHOFER","address":"1836 WILDER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-10-05","latestIssueDate":"2006-10-05","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"632147","type":"Rental","status":"Inactive","businessName":"SOUTH PHILLY RENTAL GROUP (DOLLY ORBACH AGT)","legalName":"SOUTH PHILLY RENTAL GROUP","address":"1836 WILDER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-06-13","latestIssueDate":"2016-02-24","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"632147","type":"Rental","businessName":"SOUTH PHILLY RENTAL GROUP (DOLLY ORBACH AGT)","legalName":"SOUTH PHILLY RENTAL GROUP","issuedDate":"2014-06-13","latestIssueDate":"2016-02-24","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"386893","type":"Rental","businessName":"GHITA PSCHERHOFER (DOLLY ORBACH)","legalName":"GHITA PSCHERHOFER","issuedDate":"2006-10-05","latestIssueDate":"2006-10-05","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 243% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $119,700 to $410,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #38991: In Process · Complete; related permit 1007749. Use permit #879985: COMPLETED. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"9 permits not marked completed: 760733 (Issued), 782680 (EXPIRED), 879989 (EXPIRED), 942130 (Expired), 982932 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 4, 2024.","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 32 historical violations across 7 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"}]}