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SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-11-27","completedDate":null,"noticeUrl":null,"violations":[{"number":"5256438","date":"2019-11-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-01-08","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"717515","date":"2019-11-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"717515","date":"2020-01-08","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92080598683948,"lng":-75.15657933622822,"geom":{"type":"Polygon","coordinates":[[[-75.156539874,39.92075732],[-75.156583407,39.920748294],[-75.156618643,39.920855322],[-75.156575494,39.920863534],[-75.156539874,39.92075732]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":null,"stories":3,"lotArea":560,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"545 TREE ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"EXCAVATION AND FOUNDATION INSTALL WAS INSPECTED BY POULSON & ASSOCIATES ENGINEERS.THE FOUNDATION WAS SHORED UNDER ENGINEER SUPERVISION AND INSTRUCTIONS TO CORRECT ISSUE.","status":"OPEN","outcome":null,"date":"2019-12-23","number":"39515","relatedPermit":"717515"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8400,"taxable":8400,"land":8400,"improvement":0,"taxableLand":8400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":45000,"taxable":45000,"land":45000,"improvement":0,"taxableLand":45000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45000,"taxable":45000,"land":45000,"improvement":0,"taxableLand":45000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":45000,"taxable":45000,"land":45000,"improvement":0,"taxableLand":45000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45000,"taxable":45000,"land":45000,"improvement":0,"taxableLand":45000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45000,"taxable":45000,"land":45000,"improvement":0,"taxableLand":45000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45000,"taxable":45000,"land":45000,"improvement":0,"taxableLand":45000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":473800,"taxable":94760,"land":94760,"improvement":379040,"taxableLand":94760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":379040},{"y":2024,"v":473800,"taxable":94760,"land":94760,"improvement":379040,"taxableLand":94760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":379040},{"y":2025,"v":394900,"taxable":78980,"land":78980,"improvement":315920,"taxableLand":78980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315920},{"y":2026,"v":394900,"taxable":78980,"land":78980,"improvement":315920,"taxableLand":78980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315920},{"y":2027,"v":385800,"taxable":77160,"land":77160,"improvement":308640,"taxableLand":77160,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":308640}],"taxNow":1106,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"997991","date":"2019-10-02","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-30","scope":"ERECTION OF A SINGLE FAMILY DWELLING WITH A ROOF TOP DECK ACCESSED BY A PILOT HOUSE. SPECIAL INSPECTIONS FOR SOILS AND CONCRETE FOUNDATIONS. UNDERPINNING IS NOT PART OF THIS PERMIT.A SEPERATE PERMIT FOR UNDERPINNING WOULD BE REQUIRED IF PROPOSED."},{"number":"997996","date":"2019-10-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-02","scope":"ERECTION OF A SINGLE FAMILY DWELLING WITH A ROOF TOP DECK ACCESSED BY A PILOT HOUSE AS PER PLAN."},{"number":"1029245","date":"2019-12-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-03-16","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D AND L&I CODE BULLETIN 1001-R1 (USING A NEW 1\" COMBINED FIRE/WATER SERVICE LINE AS PER PWD UTILITY PLAN DATED 7/10/19) THROUGHOUT A NEW THREE (3) STORY ATTACHED STRUCTURE TO BE USED AS GROUP R-3 (SFD), AS PER PLANS; SEE AP#997991 FOR NEW CONSTRUCTION PERMIT."},{"number":"1049773","date":"2020-02-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-17","scope":"WATER SERVICE,CURB TRAP,FAI,HOUSE DRAIN,AREA DRAIN 20200440809\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - AND 3-WC,3-LAVS,3-BT,1KS,1WM & HWH & STACK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1055567","date":"2020-03-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-12","scope":"NEW 200AMP SERVICE WITH PANEL METER SOCKET AND GROUNDING INSTALL ELECTRICAL WIRING/DEVICES AS PER 2014 NEC"},{"number":"1057048","date":"2020-03-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-11-17","scope":"INSTALL HEATER 60,000 BTU 90% EFF HVAC SYSTEM WITH NEW DUCTWORK 3 TON AC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":40000},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":412500}],"rented":false,"licenses":[{"number":"601240","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"STEVEN J LEUZZI SR","legalName":"STEVEN J LEUZZI SR","address":"545 TREE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-08-01","latestIssueDate":"2013-08-01","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"601240","type":"Vacant Residential Property / Lot","businessName":"STEVEN J LEUZZI SR","legalName":"STEVEN J LEUZZI SR","issuedDate":"2013-08-01","latestIssueDate":"2013-08-01","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 953% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $45,000 to $473,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #997996: COMPLETED.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 8, 2020.","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 #601240: Inactive","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 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.","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"}]}