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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3178288","date":"2014-05-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"447979","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-08-13","completedDate":"2014-09-22","violations":[{"number":"3292606","date":"2014-08-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3292607","date":"2014-08-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-089866","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-31","completedDate":"2022-11-16","violations":[{"number":"VI-2022-065944","date":"2022-08-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-072817","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-26","completedDate":"2023-09-19","violations":[{"number":"VI-2023-054813","date":"2023-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-072640","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":1820,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Withdrawn","date":"2026-06-16","number":"HA-2025-003064","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"appellant..\"disagree with violation and/or action\" as reason to appeal\n\nLate Appeal\n\njb","status":"In Process","outcome":null,"date":"2026-07-16","number":"HA-2026-002913","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":84200,"taxable":84200,"land":84200,"improvement":0,"taxableLand":84200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1088,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-001560","date":"2021-05-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS AND TWO (2) ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. AMENDED: FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"CP-2021-004343","date":"2021-10-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A THREE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE. BUILIDNG TO BE FULLY SPRINKLERED WITH NFPA 13 AND 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION."},{"number":"SP-2024-001173","date":"2024-12-02","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2025-12-03","scope":"FOR THE EXCAVATION AND UNDERPINNING WORK FOR THE NEW CONSTRUCTION PER APPROVED PLANS."},{"number":"PP-2024-012686","date":"2024-12-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-20","scope":"Installation of a 1\" Domestic Water Line, 6\" Stormwater Sewer Lateral, 5\" Sanitary Sewer Lateral, FRESH AIR INLET AND MAIN DRAIN"},{"number":"FP-2024-002183","date":"2025-01-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE NON-RESIDENTIAL PORTION TO INCLUDE TWO (2) INCH MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AND FOR THE INSTALLATION OF A NFPA 13R FIRE SUPPRESSION SYSTEM FOR THE RESIDENTIAL PORTION OF THE BUILDING. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/ HYDRAULIC CALCULATIONS."},{"number":"EP-2025-007189","date":"2025-10-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-19","scope":"Install 400A main service equipment and sub feeders for 4 apartments ,landlord panel .Wiring throughout ,install light fixtures ,outlets ,switches ,hard wire smoke alarms , ,Grounding system ,Emergency lighting and Exit sign per NEC 2017 Rough and trim out the entire fire alarm system ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"MP-2025-003910","date":"2025-10-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"PP-2024-016353","date":"2025-10-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of plumbing fixtures with piping. 4HWH 3KS 8WC 8LAV 7SH/BT 3LS 2HB"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"sale","p":200000},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"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":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"1008739","type":"Rental","status":"Active","businessName":"T&I DEVELOPMENT LLC","legalName":"T&I DEVELOPMENT LLC","address":"2234 N FRANKLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-05-28","latestIssueDate":"2026-05-28","expirationDate":"2027-05-27","inactiveDate":null}],"licenseActivity":[{"number":"1008739","type":"Rental","businessName":"T&I DEVELOPMENT LLC","legalName":"T&I DEVELOPMENT LLC","issuedDate":"2026-05-28","latestIssueDate":"2026-05-28","closureDate":null,"expirationDate":"2027-05-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2022, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"5 permits not marked completed: CP-2021-004343 (Issued), SP-2024-001173 (Expired), FP-2024-002183 (Issued), MP-2025-003910 (Issued), PP-2024-016353 (Issued). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"18 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"9 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 27, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}