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STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2016-05-24","number":"27376","relatedPermit":"677024"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":131800,"taxable":131800,"land":19298,"improvement":112502,"taxableLand":19298,"taxableImprovement":112502,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":131800,"taxable":131800,"land":21879,"improvement":109921,"taxableLand":21879,"taxableImprovement":109921,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":131800,"taxable":131800,"land":21879,"improvement":109921,"taxableLand":21879,"taxableImprovement":109921,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":212800,"taxable":212800,"land":35325,"improvement":177475,"taxableLand":35325,"taxableImprovement":177475,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":230600,"taxable":230600,"land":38280,"improvement":192320,"taxableLand":38280,"taxableImprovement":192320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":230600,"taxable":230600,"land":38280,"improvement":192320,"taxableLand":38280,"taxableImprovement":192320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":230600,"taxable":230600,"land":38280,"improvement":192320,"taxableLand":38280,"taxableImprovement":192320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":478500,"taxable":478500,"land":95700,"improvement":382800,"taxableLand":95700,"taxableImprovement":382800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":478500,"taxable":478500,"land":95700,"improvement":382800,"taxableLand":95700,"taxableImprovement":382800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":402400,"taxable":402400,"land":80480,"improvement":321920,"taxableLand":80480,"taxableImprovement":321920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":402400,"taxable":402400,"land":80480,"improvement":321920,"taxableLand":80480,"taxableImprovement":321920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":446100,"taxable":446100,"land":89220,"improvement":356880,"taxableLand":89220,"taxableImprovement":356880,"exemptLand":0,"exemptImprovement":0}],"taxNow":5633,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"675054","date":"2016-03-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-20","scope":"INSTALL 200AMP SINGLE PHASE, 240V 4GANG METER SOCKET AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"677024","date":"2016-05-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"FOR THE MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) IN AN EXISTING ATTACHED STRUCTURE."},{"number":"702539","date":"2016-06-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 2 WATER CLOSET, 2 LAVORTORY, 2 BATHTUB AND 1 KITCHEN SINK. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"707376","date":"2016-09-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"FOR LEVEL II ALTERATIONS IN THE GROUND FLOOR TO CREATE A THIRD APARTMENT IN THE EXISTING BUILDING RESULTING IN A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION. WORK INCLUDES MODIFIED FRONT WINDOW OPENINGS, ONE (1) HOUR RATED WALLS AT STAIR, UNDERSIDE OF STAIR AND CEILING. CERTIFICATE OF OCCUPANCY REQUIRED - BUILDING SHALL BE FULLY SPRINKLERED THROUGHOUT. SEPARATE PERMITS REQUIRED FOR FIRE SUPPRESSION SYSTEM AND ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"730515","date":"2017-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"INSTALL 100AMP 240V SINGLE PHASE SUBPANEL IN FIRST FLOOR, RE WIRE LGIHTS, SWITCHES, RECEPTS, SMOKE & CO DETECTRO IN FIRST FLOOR APARTMENT AS PER 2008 NEC (SOUTH DISTRICT) NO SERVICE OR FIRE ALARM WORK ON THIS APPLICATION"},{"number":"755353","date":"2017-06-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM, IN ACCORDANCE WITH NFPA 13R, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"802644","date":"2017-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-02","scope":"INSTALL NEW 1\" DOMESTIC WATER SERVICE MAIN TO METER - PA1# 2017-2060093 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"971196","date":"2019-04-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"HOUSE DRAIN, CURB TRAP & FAI PA20191190268 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\"1190268"},{"number":"PP-2025-005031","date":"2025-04-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-02-18","scope":"Repair building drain"}],"storyTag":"Improved","storyDelta":0.61,"timeline":[{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"viol","w":"5 L&I violations"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2018,"k":"insp","w":"Inspection passed ×2"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"214274","type":"Rental","status":"Inactive","businessName":"MICHAEL BOSNIAK (DOMINIC FUSCIA)","legalName":"MICHAEL BOSNIAK","address":"1926 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-04-15","latestIssueDate":"2004-04-15","expirationDate":"2005-02-28","inactiveDate":"2005-06-18"},{"number":"395665","type":"Rental","status":"Inactive","businessName":"BROTHER & SISTER INC","legalName":"BROTHER & SISTER INC                              ","address":"1926 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-01-02","latestIssueDate":"2011-04-07","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"690024","type":"Rental","status":"Active","businessName":"ZENG ZHANG","legalName":"ZENG ZHANG","address":"1926 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-02-01","latestIssueDate":"2026-01-23","expirationDate":"2027-02-01","inactiveDate":null}],"licenseActivity":[{"number":"690024","type":"Rental","businessName":"ZENG ZHANG","legalName":"ZENG ZHANG","issuedDate":"2016-02-01","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"395665","type":"Rental","businessName":"BROTHER & SISTER INC","legalName":"BROTHER & SISTER INC                              ","issuedDate":"2007-01-02","latestIssueDate":"2011-04-07","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214274","type":"Rental","businessName":"MICHAEL BOSNIAK (DOMINIC FUSCIA)","legalName":"MICHAEL BOSNIAK","issuedDate":"2004-04-15","latestIssueDate":"2004-04-15","closureDate":"2005-06-18","expirationDate":"2005-02-28","inactiveDate":"2005-06-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 108% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $230,600 to $478,500","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":"Appeal #27376: CLOSED · Granted; related permit 677024. Use permit #677024: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 702539 (EXPIRED), PP-2025-005031 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"14 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 25, 2025; Fire Alarm Certification: Certified through May 6, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (782 CHELSEA GLENN RD, CLARKSBORO NJ, 08020).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 8 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 12, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}