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Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install new ductwork with a 92% high eff. 80,000 furnace in basement with a 3 ton outdoor condenser. There will be 13 diffusers total."},{"number":"PP-2024-014760","date":"2024-10-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-10-30","scope":"seal lateral"},{"number":"ZP-2024-010988","date":"2024-10-29","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR COMPLETE DEMOLTION OF ALL EXISTING STRUCTURES ON THE LOT. 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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":"DP-2024-001348","date":"2024-12-16","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-03-11","scope":"FOR DOCUMENTATION OF COMPLETE DEMOLITION (REMOVAL OF MORE THAN 2/3 STRUCTURAL FRAMING) OF AN EXISTING ATTACHED MASONRY THREE (3) STORY STRUCTURE. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. ** SEPARATE ZONING AND BUILDING PERMITS REQUIRED FOR NEW CONSTRUCTION ** * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * SLAB-IN-PLACE WAIVER GRANTED IN ACCORDANCE WITH SECTION B-3303.12. FLOOR SLAB AND FOUNDATION TO REMAIN AND NOT BE BACKFILLED. * PROTECTION OF ADJACENT STRUCTURES TO BE MAINTAINED DURING DEMOLITION ACTIVITIES. SCOPE INCLUDES SPECIAL INSPECTIONS OF STRUCTURAL STABILITY OF ADJACENT STRUCTURES IN ACCORDANCE WITH B-1704.6.4."},{"number":"ZP-2025-003537","date":"2025-04-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH ROOF DECK ACCESSED FROM ROOF DECK ACCESS STRUCTURE; FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN IN THE PLAN"},{"number":"SP-2025-001051","date":"2025-09-29","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"FOR EXCAVATION, UNDERPINNING AND HELICAL PILE INSTALLATION PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR BUILDING, MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"RP-2025-004966","date":"2025-10-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"HELICLE PEIRS AND UNDERPINNING-EXCAVATION PERMIT ISSUED UNDER SP-2025-001051 WITH CONTINUANCE INSPECTIONS **AMEND TO REMOVE SINK AND CLOSET IN THE PIOTHOUSE. NO OTHER WORK APPROVED ON THIS AMENDMENT. RECONSTRUCTION OF AN EXISTING STRUCTURE (SEE PREVIOUSLY PERMIT- RP-2024-006288). ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. UNDERPINNING/HELICLE PEIRS IS PART OF THIS PERMIT WITH CONTINUED INSPECTIONS. 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-2025-013753","date":"2025-10-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-004966"},{"number":"EP-2025-010189","date":"2025-10-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-004966"},{"number":"MP-2025-005395","date":"2025-11-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-004966"},{"number":"FP-2025-002222","date":"2026-02-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM AND 1” COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2025-013752","date":"2026-03-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2025-004966"},{"number":"PP-2025-013754","date":"2026-03-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-004966"}],"storyTag":"Torn down & rebuilt","storyDelta":1.87,"timeline":[{"y":2025,"k":"demo"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 11 failed, 2 passed"},{"y":2025,"k":"permit","w":"Foundation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"634708","type":"Rental","status":"Inactive","businessName":"GREGORY BERRY","legalName":"GREGORY BERRY","address":"2326 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-07-10","latestIssueDate":"2014-07-10","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"914553","type":"Rental","status":"Expired","businessName":"Bart C Clark","legalName":"Bart C Clark","address":"2326 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-01-17","latestIssueDate":"2023-01-17","expirationDate":"2024-01-16","inactiveDate":null}],"licenseActivity":[{"number":"914553","type":"Rental","businessName":"Bart C Clark","legalName":"Bart C Clark","issuedDate":"2023-01-17","latestIssueDate":"2023-01-17","closureDate":"2024-01-16","expirationDate":"2024-01-16","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"634708","type":"Rental","businessName":"GREGORY BERRY","legalName":"GREGORY BERRY","issuedDate":"2014-07-10","latestIssueDate":"2014-07-10","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["9 permit events since 2023","demolition activity 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":"Appeal #21489: CLOSED · Denied; related permit 491212. The history also contains “PERM Z- NEW 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":"13 permits not marked completed: RP-2024-006288 (Expired), PP-2024-010245 (Expired), EP-2024-007251 (Expired), MP-2024-003901 (Expired), PP-2024-014760 (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":"21 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 30, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 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"}]}