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INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.918083393950944,"lng":-75.1564321197895,"geom":{"type":"Polygon","coordinates":[[[-75.156356984,39.918053729],[-75.156516208,39.918075837],[-75.15650868,39.918112356],[-75.156349075,39.918091981],[-75.156356984,39.918053729]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":3,"stories":2,"lotArea":644,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2433 S REESE ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING.","status":"CLOSED","outcome":"Granted with conditions","date":"2016-01-06","number":"26320","relatedPermit":"645119"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9500,"taxable":9500,"land":9500,"improvement":0,"taxableLand":9500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":273200,"taxable":44132,"land":44132,"improvement":229068,"taxableLand":44132,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":229068},{"y":2020,"v":296000,"taxable":45273,"land":45273,"improvement":250727,"taxableLand":45273,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":250727},{"y":2021,"v":296000,"taxable":45273,"land":45273,"improvement":250727,"taxableLand":45273,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":250727},{"y":2022,"v":296000,"taxable":45273,"land":45273,"improvement":250727,"taxableLand":45273,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":250727},{"y":2023,"v":361500,"taxable":72300,"land":72300,"improvement":289200,"taxableLand":72300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":289200},{"y":2024,"v":361500,"taxable":72300,"land":72300,"improvement":289200,"taxableLand":72300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":289200},{"y":2025,"v":402200,"taxable":80440,"land":80440,"improvement":321760,"taxableLand":80440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":321760},{"y":2026,"v":402200,"taxable":107253,"land":80440,"improvement":321760,"taxableLand":80440,"taxableImprovement":26813,"exemptLand":0,"exemptImprovement":294947},{"y":2027,"v":339000,"taxable":239000,"land":67800,"improvement":271200,"taxableLand":67800,"taxableImprovement":171200,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1501,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"645119","date":"2016-01-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"666024","date":"2016-02-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-10-28","scope":"ERECTION OF A THREE STORY STRUCTURE WITH CELLAR; 2ND AND 3RD FLOOR FRONT BAYS; ROOF DECK OVER THREE STORY PORTION AND A 4TH STORY STAIR ENCLOSURE TO ACCESS ROOF DECK FOR USE AS A SFD."},{"number":"671422","date":"2016-03-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A THREE-STORY SINGLE-FAMILY DWELLING IN ACCORDANCE WITH NFPA 13D STANDARDS. SYSTEM IS SERVICED VIA A 1\" FIRE SERVICE MAIN LINE."},{"number":"682732","date":"2016-04-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"COMPLETE HVAC SYSTEM WITH ONE 90K BTU FURNACE @ 90% WITH 3 TON A/C WITH ALL NEW DUCT WORK"},{"number":"685779","date":"2016-04-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-28","scope":"NEW 200AMP SERVICE, INSTALL NEW WIRING THROUGHOUT, SWITCHES OUTLETS GFCI'S, LIGHT FIXTURES PER 2008 NEC SOUTH DISTRICT"},{"number":"688004","date":"2016-04-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"INSTALL SANITARY DRAIN LINES AND WATER LINES TO ALL FIXTURES 3 WC,3 LAVS,1 SHOWER,1 TUB,1 KS,1 WASHER AND HWH (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"688728","date":"2016-05-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"INSTALLING NEW WIRING THROOUGHOUT NEW SERVICE 200AMP NEW, SWITCHES, OUTLETS, GFCI'S LIGHT FIXTURES AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"689838","date":"2016-05-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-09","scope":"INSTALL 5\" LATERAL,CURB TRAP,FAI AND INSTALL 1\" RFSS WATER SERVICE PA20161170882 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"692855","date":"2016-05-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-28","scope":"200AMP SERVICE AND WIRING INCLUDING SWITCHES,OUTLETS,LIGHT AND CO/SMOKE DETECTORS PER 2008 NEC (SFD)SOUTH DISTRICT"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"land","p":14000},{"y":2016,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"sale","p":283000}],"rented":false,"licenses":[{"number":"308230","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RIGGS THOMAS RICHARD","legalName":"RIGGS THOMAS RICHARD                              ","address":"2433 S REESE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-03-08","latestIssueDate":"2005-03-08","expirationDate":"2006-02-28","inactiveDate":"2007-12-03"},{"number":"430168","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DRAGANA GOLE","legalName":"DRAGANA GOLE","address":"2433 S REESE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-12-03","latestIssueDate":"2010-03-08","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"430168","type":"Vacant Residential Property / Lot","businessName":"DRAGANA GOLE","legalName":"DRAGANA GOLE","issuedDate":"2007-12-03","latestIssueDate":"2010-03-08","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"308230","type":"Vacant Residential Property / Lot","businessName":"RIGGS THOMAS RICHARD","legalName":"RIGGS THOMAS RICHARD                              ","issuedDate":"2005-03-08","latestIssueDate":"2005-03-08","closureDate":"2007-12-03","expirationDate":"2006-02-28","inactiveDate":"2007-12-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26320: CLOSED · Granted with conditions; related permit 645119. Use permit #645119: 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":"3 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 14, 2009.","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 #308230: Inactive since Dec 3, 2007; Vacant Residential Property / Lot #430168: Inactive since Dec 22, 2012","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 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"}]}