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Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE, SIZE AND LOCATION AS SHOWN ON THE PLAN. FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted with conditions","date":"2021-09-21","number":"ZP-2021-003479","relatedPermit":"ZP-2021-003479"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7300,"taxable":7300,"land":7300,"improvement":0,"taxableLand":7300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24100,"taxable":24100,"land":24100,"improvement":0,"taxableLand":24100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24100,"taxable":24100,"land":24100,"improvement":0,"taxableLand":24100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":24100,"taxable":24100,"land":24100,"improvement":0,"taxableLand":24100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":24100,"taxable":24100,"land":24100,"improvement":0,"taxableLand":24100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":24100,"taxable":24100,"land":24100,"improvement":0,"taxableLand":24100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":24100,"taxable":24100,"land":24100,"improvement":0,"taxableLand":24100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":98700,"taxable":98700,"land":98700,"improvement":0,"taxableLand":98700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":98700,"taxable":98700,"land":98700,"improvement":0,"taxableLand":98700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":118000,"taxable":118000,"land":118000,"improvement":0,"taxableLand":118000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":118000,"taxable":118000,"land":118000,"improvement":0,"taxableLand":118000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":75700,"taxable":75700,"land":75700,"improvement":0,"taxableLand":75700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1652,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003479","date":"2021-09-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-20","scope":"**EXTENSION OF ZONING PERMIT ZP-2021-003479 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 09/08/2025) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE AND PER ZBA ADMINISTRATIVE REVIEW. NO CHANGES TO PERMIT LANGUAGE.** Amendment to change the originally proposed building height, size and location as shown on the revised plan. FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE, SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"RP-2024-005824","date":"2024-10-14","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-03-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SPRINKLERED THROUGH PER NFPA 13D. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. **UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES**"},{"number":"FP-2025-001148","date":"2025-06-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-16","scope":"FOR THE INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13D WITH 1-INCH COMBINED SERVICE LINE AS PER APRROVED PLANS."},{"number":"SP-2024-000926","date":"2025-06-27","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-03-20","scope":"Site / Utility Permit for RP-2024-005824"},{"number":"PP-2024-011481","date":"2025-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-02","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2024-005824"},{"number":"PP-2024-011480","date":"2025-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-02","scope":"Plumbing Permit (Water Distribution) for combo RP-2024-005824"},{"number":"EP-2024-008095","date":"2025-09-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-27","scope":"Electrical Permit for combo RP-2024-005824"},{"number":"MP-2024-003803","date":"2025-09-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-16","scope":"Mechanical / Fuel Gas Permit for combo RP-2024-005824"},{"number":"PP-2024-011482","date":"2025-09-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-20","scope":"Plumbing Permit (Interior) for combo RP-2024-005824"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"land","p":60000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"748072","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TRI STATE TRIMMERS INC","legalName":"TRI STATE TRIMMERS INC ","address":"1533 S RINGGOLD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-08-08","latestIssueDate":"2024-10-06","expirationDate":"2025-08-07","inactiveDate":"2025-10-06"}],"licenseActivity":[{"number":"748072","type":"Vacant Residential Property / Lot","businessName":"TRI STATE TRIMMERS INC","legalName":"TRI STATE TRIMMERS INC ","issuedDate":"2017-08-08","latestIssueDate":"2024-10-06","closureDate":"2025-10-06","expirationDate":"2025-08-07","inactiveDate":"2025-10-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["8 permit events 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 #ZP-2021-003479: Completed · Granted with conditions; related permit ZP-2021-003479.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 24, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #748072: Inactive since Oct 6, 2025","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 historical violations across 9 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.","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"}]}