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INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-12","completedDate":"2023-04-18","violations":[{"number":"VI-2023-003390","date":"2023-01-17","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2023-04-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-003391","date":"2023-01-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-003392","date":"2023-01-17","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2023-04-18","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-046943","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-22","completedDate":"2025-06-09","violations":[{"number":"VI-2025-035106","date":"2025-05-22","code":"PM15-302.4","title":"EXTERIOR AREA 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INSP","status":"CLOSED"},{"caseNumber":"573206","date":"2018-01-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"573206","date":"2018-03-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"573206","date":"2018-04-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"573206","date":"2018-07-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"573206","date":"2018-09-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2023-003147","date":"2023-01-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003147","date":"2023-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003147","date":"2023-04-18","type":null,"status":"PASSED"},{"caseNumber":"573206","date":"2023-06-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-046943","date":"2025-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-046943","date":"2025-06-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-087844","date":"2025-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-087844","date":"2025-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-087844","date":"2025-09-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-070578","date":"2026-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-070578","date":"2026-07-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":5,"passes":0},{"y":2023,"fails":2,"passes":2},{"y":2025,"fails":3,"passes":2},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.917100039396885,"lng":-75.24459197323878,"geom":{"type":"Polygon","coordinates":[[[-75.244449184,39.917013114],[-75.24449429,39.916982005],[-75.244735015,39.917187582],[-75.24469032,39.917218247],[-75.244449184,39.917013114]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":3,"baths":1,"stories":2,"lotArea":1645,"zoning":"RM1","grade":"C-","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"7262 SAYBROOK AVE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64000,"taxable":64000,"land":8227,"improvement":55773,"taxableLand":8227,"taxableImprovement":55773,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64000,"taxable":64000,"land":15552,"improvement":48448,"taxableLand":15552,"taxableImprovement":48448,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64000,"taxable":64000,"land":15552,"improvement":48448,"taxableLand":15552,"taxableImprovement":48448,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":66100,"taxable":66100,"land":16062,"improvement":50038,"taxableLand":16062,"taxableImprovement":50038,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":71600,"taxable":71600,"land":17398,"improvement":54202,"taxableLand":17398,"taxableImprovement":54202,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":71600,"taxable":71600,"land":17398,"improvement":54202,"taxableLand":17398,"taxableImprovement":54202,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":71600,"taxable":71600,"land":17398,"improvement":54202,"taxableLand":17398,"taxableImprovement":54202,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":83100,"taxable":83100,"land":16600,"improvement":66500,"taxableLand":16600,"taxableImprovement":66500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":83100,"taxable":83100,"land":16600,"improvement":66500,"taxableLand":16600,"taxableImprovement":66500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":116100,"taxable":116100,"land":23200,"improvement":92900,"taxableLand":23200,"taxableImprovement":92900,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":116100,"taxable":116100,"land":23200,"improvement":92900,"taxableLand":23200,"taxableImprovement":92900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":125300,"taxable":125300,"land":25060,"improvement":100240,"taxableLand":25060,"taxableImprovement":100240,"exemptLand":0,"exemptImprovement":0}],"taxNow":1625,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"DP-2023-000418","date":"2023-03-31","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-05-17","scope":"For the complete demolition of a SFD as part of the City of Philadelphia demolition program. Add'l specs: 2 stucco c/w 7260 & 7264 Saybrook Ave. Replace front sidewalk. Remove all vegetation."},{"number":"PP-2023-004299","date":"2023-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection failed ×5"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"demo"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"637904","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"KAISER MURIEL HILL","legalName":"KAISER MURIEL HILL","address":"7262 SAYBROOK AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-08-09","latestIssueDate":"2014-08-09","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"637904","type":"Vacant Residential Property / Lot","businessName":"KAISER MURIEL HILL","legalName":"KAISER MURIEL HILL","issuedDate":"2014-08-09","latestIssueDate":"2014-08-09","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","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":["a lien number appears in the historical tax ledger through 2016","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":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["2 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-004299 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 17, 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 #637904: Closed since Apr 29, 2015","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 8 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. 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"}]}