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PERMIT","status":"COMPLETED","completedDate":"2018-01-11","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURE.(SIZE AND LOCATION AS SHOWN ON THE PLAN) FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"817768","date":"2018-01-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2026-02-06","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURE.(SIZE AND LOCATION AS SHOWN ON THE PLAN) FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"914742","date":"2018-10-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-15","scope":"200AMP SERVICE TOTAL REWIRE SWITCHES OUTLETS GFCIS LIGHTS(SFD)"},{"number":"913278","date":"2018-10-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-02-06","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"919586","date":"2018-10-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"INSTALLATION OF INTERIOR AND EXTERIOR PLUBING SYTEMS IN ACCORDANCE WITH 2004 PPC"},{"number":"982113","date":"2019-06-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"INSTALL 60,000 BTU OF HEAT 90% EFF WITH 2 TONS OF AIR, ALL DUCT WORK AND RETURNS AND FEEDS IN BASEMENT,INSTALL 60,000 BTU OF HEAT ON 2ND AND 3RD FLOOR WITH 2 TONS OF AIR ALL DUCT WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2023,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"741653","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DLB REALTY LLC","legalName":"DLB REALTY LLC","address":"2412 S MARSHALL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-06-12","latestIssueDate":"2018-06-16","expirationDate":"2019-06-11","inactiveDate":"2019-08-10"},{"number":"1005630","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"mikeba curtis","legalName":"mikeba curtis","address":"2412 S MARSHALL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2026-04-23","latestIssueDate":"2026-04-23","expirationDate":"2027-04-22","inactiveDate":null},{"number":"1006595","type":"Vacant Residential Property / Lot","status":"Active","businessName":"Manss Management LLC","legalName":"Manss Management LLC ","address":"2412 S MARSHALL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2026-05-05","latestIssueDate":"2026-05-05","expirationDate":"2027-05-04","inactiveDate":null}],"licenseActivity":[{"number":"1006595","type":"Vacant Residential Property / Lot","businessName":"Manss Management LLC","legalName":"Manss Management LLC ","issuedDate":"2026-05-05","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1005630","type":"Vacant Residential Property / Lot","businessName":"mikeba curtis","legalName":"mikeba curtis","issuedDate":"2026-04-23","latestIssueDate":"2026-04-23","closureDate":null,"expirationDate":"2027-04-22","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"741653","type":"Vacant Residential Property / Lot","businessName":"DLB REALTY LLC","legalName":"DLB REALTY LLC","issuedDate":"2017-06-12","latestIssueDate":"2018-06-16","closureDate":"2019-08-10","expirationDate":"2019-06-11","inactiveDate":"2019-08-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$2,602 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2023, 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 36% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $300,000 to $408,100","no permit shown in 2024-2026"],"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 #817765: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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: 817768 (Expired), 913278 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 11 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,601.86 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Feb 25, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #741653: Inactive since Aug 10, 2019; Vacant Residential Property / Lot #1005630: Closed","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/"}],"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"}]}