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MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D."},{"number":"648403","date":"2015-10-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-22","scope":"INSTALL 3-TOILET, 3-LAVS, 3-TUB, 1-KIT SINK 1-WASHER & 1-WATER HEATER (SFD) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"649266","date":"2015-11-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-23","scope":"INSTALL NEW 200AMP SERVICE & WIRING THROUGHOUT NEW SWITCHES, OUTLETS, GFCIS LIGHT FIXTURES AS PER NEC 2008 SOUTH DISTRICT"},{"number":"655799","date":"2015-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-11","scope":"INSTALL 5\" LATERAL HUSE DRAIN, HOUSE TRAP & DRAIN, FRESH AIR INLET, 1\" COMBO PA1# 2015-3360004 \"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\""}],"storyTag":"New construction","storyDelta":0.34,"timeline":[{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"land","p":16000},{"y":2015,"k":"permit","w":"New construction"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"sale","p":290000},{"y":2023,"k":"sale","p":387500}],"rented":false,"licenses":[{"number":"591746","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HV HOMES INC","legalName":"HV HOMES INC","address":"623 EMILY ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-04-29","latestIssueDate":"2013-04-29","expirationDate":"2014-02-28","inactiveDate":"2014-03-29"},{"number":"942789","type":"Rental","status":"Inactive","businessName":"BRIGHT SPRINGS LLC","legalName":"BRIGHT SPRINGS LLC","address":"623 EMILY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-01-29","latestIssueDate":"2025-11-15","expirationDate":"2026-01-28","inactiveDate":"2026-03-29"}],"licenseActivity":[{"number":"942789","type":"Rental","businessName":"BRIGHT SPRINGS LLC","legalName":"BRIGHT SPRINGS LLC","issuedDate":"2024-01-29","latestIssueDate":"2025-11-15","closureDate":"2026-03-29","expirationDate":"2026-01-28","inactiveDate":"2026-03-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"591746","type":"Vacant Residential Property / Lot","businessName":"HV HOMES INC","legalName":"HV HOMES INC","issuedDate":"2013-04-29","latestIssueDate":"2013-04-29","closureDate":"2014-03-29","expirationDate":"2014-02-28","inactiveDate":"2014-03-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #632613: 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":"4 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 8, 2013.","why":"A PASSED or FAILED value applies to that inspection visit. 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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 22 historical violations across 11 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. 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