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SERVICES","status":"COMPLIED","resolutionDate":"2024-03-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-087711","date":"2023-11-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-03-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-125919","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-13","completedDate":"2024-06-07","violations":[{"number":"VI-2023-095920","date":"2023-12-12","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-03-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-095921","date":"2023-12-12","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-06-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-095919","date":"2023-12-12","code":"PM15-301","title":"VACANT STRUCTURE & 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WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":2,"lotArea":988,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"2555 E THOMPSON ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[{"year":2000,"total":13,"principal":0,"interest":0,"penalty":0},{"year":2001,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2002,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2003,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2004,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2005,"total":32.39,"principal":0,"interest":-0.01,"penalty":7.45},{"year":2006,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2007,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2008,"total":32.39,"principal":0,"interest":-0.01,"penalty":7.45},{"year":2009,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2010,"total":32.39,"principal":0,"interest":0,"penalty":7.45},{"year":2011,"total":33.26,"principal":0,"interest":0,"penalty":8.19},{"year":2012,"total":49.83,"principal":0,"interest":13.72,"penalty":8.5},{"year":2013,"total":54.05,"principal":0,"interest":16.99,"penalty":8.81},{"year":2014,"total":202.7,"principal":0,"interest":41.37,"penalty":43.73},{"year":2015,"total":159.15,"principal":0,"interest":24.55,"penalty":23.62},{"year":2016,"total":821.24,"principal":671.28,"interest":10.06,"penalty":6.71}],"taxNet":1657.13,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":41700,"taxable":41700,"land":10086,"improvement":31614,"taxableLand":10086,"taxableImprovement":31614,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":41700,"taxable":41700,"land":17681,"improvement":24019,"taxableLand":17681,"taxableImprovement":24019,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":41700,"taxable":41700,"land":17681,"improvement":24019,"taxableLand":17681,"taxableImprovement":24019,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":50500,"taxable":50500,"land":21412,"improvement":29088,"taxableLand":21412,"taxableImprovement":29088,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":54300,"taxable":54300,"land":23023,"improvement":31277,"taxableLand":23023,"taxableImprovement":31277,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":54300,"taxable":54300,"land":23023,"improvement":31277,"taxableLand":23023,"taxableImprovement":31277,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":54300,"taxable":54300,"land":23023,"improvement":31277,"taxableLand":23023,"taxableImprovement":31277,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":248600,"taxable":248600,"land":49720,"improvement":198880,"taxableLand":49720,"taxableImprovement":198880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":248600,"taxable":248600,"land":49720,"improvement":198880,"taxableLand":49720,"taxableImprovement":198880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":185300,"taxable":185300,"land":37060,"improvement":148240,"taxableLand":37060,"taxableImprovement":148240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":185300,"taxable":185300,"land":37060,"improvement":148240,"taxableLand":37060,"taxableImprovement":148240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":214700,"taxable":214700,"land":42940,"improvement":171760,"taxableLand":42940,"taxableImprovement":171760,"exemptLand":0,"exemptImprovement":0}],"taxNow":2594,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"225763","date":"2009-07-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPAIR BRICK WORK ON REAR WALL, SCREEN AND STUCCO THE SAME.WORK TO BE DONE TO COMPLY VIOLATION 200685. WALL MUST BE MADE AVAILABLE TO INSPECTION PRIOR TO COVERING WITH STUCCO"},{"number":"CP-2023-006663","date":"2023-12-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-19","scope":"In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.” MAKE SAFE PERMIT - For (brief description of work as per Engineer’s report if applicable) to resolve case #CF-2023-116293. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #CF-2023-116293."},{"number":"CP-2024-004470","date":"2024-08-27","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-16","scope":"In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.” MAKE SAFE PERMIT FOR EXTERIOR WALL REPAIRS TO COMPLY CASE FILE CF-2024-076597. ALL WORK TO BE DONE AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IEBC. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #CF-2024-076597."}],"storyTag":"Improved","storyDelta":0.38,"timeline":[{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2013,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"sale","p":65000},{"y":2020,"k":"sale","p":90000},{"y":2023,"k":"viol","w":"9 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2024,"k":"permit","w":"Commercial Make Safe Permit"}],"rented":false,"licenses":[{"number":"935461","type":"Vacant Commercial Property","status":"Active","businessName":"MIAO ZHAO","legalName":"MIAO ZHAO","address":"1448 S 21ST ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2023-10-12","latestIssueDate":"2025-10-29","expirationDate":"2026-10-11","inactiveDate":null}],"licenseActivity":[{"number":"935461","type":"Vacant Commercial Property","businessName":"MIAO ZHAO","legalName":"MIAO ZHAO","issuedDate":"2023-10-12","latestIssueDate":"2025-10-29","closureDate":null,"expirationDate":"2026-10-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","vacantLicense":true,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["active Vacant Commercial Property license","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: 225763 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 24 historical violations across 7 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 10, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}