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DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"757087","date":"2017-02-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"RE-WIRE ONE FAMILY DWELLING AS PER 2008 NEC."},{"number":"757489","date":"2017-02-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"WATER AND DRAINS FOR 2 WC,2 LAVS,1 TUB,1 KS,1 GD AND 1 WM (SFD)THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"763884","date":"2017-03-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-30","scope":"INSTALLATION OF (1) HVAC UNIT (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES) SFD"},{"number":"807260","date":"2017-08-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"TO LEGALIZE A REAR TWO STORY ADDITION OF AN EXISTING TWO STORY ATTACHED STRUCTURE FOR A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON THE ATTACHED PLAN"},{"number":"775993","date":"2017-08-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR A REAR ADDITION AND INTERIOR RENOVATION OF AN EXISTING TWO STORY ATTACHED STRUCTURE FOR A SINGLE FAMILY HOUSEHOLD LIVING. WORK INCLUDES REAR WALL AND STAIRS LEDGER BOARD AS PER PLAN AND ENGINEER REPORT. DETAILS AS SHOWN ON THE ATTACHED PLAN. NO UNDERPINNING OF FOUNDATION INCLUDING LOWERING OF BASEMENT IS INCLUDED IN THIS PERMIT APPLICATION. SEPERATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL AND PLUMBING WORK."}],"storyTag":"Renovated & sold on","storyDelta":15.46,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Alterations"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"viol","w":"6 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"sale","p":250000},{"y":2021,"k":"sale","p":327000},{"y":2025,"k":"sale","p":358000}],"rented":false,"licenses":[{"number":"211585","type":"Rental","status":"Inactive","businessName":"MICHAEL A KELLY","legalName":"MICHAEL A KELLY","address":"1504 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-02-11","latestIssueDate":"2003-02-11","expirationDate":"2004-02-29","inactiveDate":null},{"number":"264901","type":"Rental","status":"Inactive","businessName":"GREGROY FERRY (MARCO RICCA)","legalName":"GREGROY FERRY","address":"1504 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-15","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2010-04-26"},{"number":"500020","type":"Rental","status":"Inactive","businessName":"GEORGE RECHNER","legalName":"GEORGE RECHNER","address":"1504 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-04-29","latestIssueDate":"2011-03-10","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"500020","type":"Rental","businessName":"GEORGE RECHNER","legalName":"GEORGE RECHNER","issuedDate":"2010-04-29","latestIssueDate":"2011-03-10","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"264901","type":"Rental","businessName":"GREGROY FERRY (MARCO RICCA)","legalName":"GREGROY FERRY","issuedDate":"2004-04-15","latestIssueDate":"2005-04-27","closureDate":"2010-04-26","expirationDate":"2006-02-28","inactiveDate":"2010-04-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"211585","type":"Rental","businessName":"MICHAEL A KELLY","legalName":"MICHAEL A KELLY","issuedDate":"2003-02-11","latestIssueDate":"2003-02-11","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 249% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $77,700 to $271,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 757087 (ABANDONED), 757489 (Issued), 775993 (Issued).","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":"5 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 22, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 25 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"}]}