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ALL VEGETATION TO BE REMOVED AND INSPECTOR TO BE CONTACTED. IDENTIFY AND REPAIR ANY LOOSE OR CRACKED BRICK AREAS. ALL OPENINGS TO BE ROUGH FRAMED AND SEALED WITH PLYWOOD."},{"number":"722957","date":"2016-11-15","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-08-03","scope":"EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"740257","date":"2016-12-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-28","scope":"INSTALL DRAIN LINES AND WATER SUPPLY LINES FOR 3 TOILETS,3 VANITIES,2 TUBS AND KITCHEN (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"741704","date":"2016-12-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE SINGLE FAMILY DWELLING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKE AND CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"753556","date":"2017-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-27","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK (SFD)"},{"number":"761896","date":"2017-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 100AMP SERVICE COMPLETE WITH METER, PANEL AND GROUNDING AS PER 2008 NEC (SOUTH DISTRICT)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"viol","w":"14 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 8 failed, 4 passed"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"sale","p":295000},{"y":2017,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"746824","type":"Rental","status":"Active","businessName":"CHRISTOPHER LANDY","legalName":"CHRISTOPHER LANDY","address":"2028 MORRIS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-07-27","latestIssueDate":"2025-07-21","expirationDate":"2026-07-26","inactiveDate":null}],"licenseActivity":[{"number":"746824","type":"Rental","businessName":"CHRISTOPHER LANDY","legalName":"CHRISTOPHER LANDY","issuedDate":"2017-07-27","latestIssueDate":"2025-07-21","closureDate":null,"expirationDate":"2026-07-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 111% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $119,200 to $251,000","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 26 historical violations across 8 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. 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A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 13, 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/"}],"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. 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