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INSP","status":"CLOSED"},{"caseNumber":"586475","date":"2017-11-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"586475","date":"2018-01-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"586475","date":"2018-01-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-025830","date":"2024-04-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-025830","date":"2024-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049753","date":"2024-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-025830","date":"2025-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-000155","date":"2025-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-025830","date":"2025-02-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033731","date":"2025-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033733","date":"2025-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033731","date":"2025-10-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":2,"passes":1},{"y":2010,"fails":0,"passes":2},{"y":2012,"fails":3,"passes":2},{"y":2016,"fails":1,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":6,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0045250851017,"lng":-75.14047948477962,"geom":{"type":"Polygon","coordinates":[[[-75.140434796,40.004619478],[-75.140477607,40.004420789],[-75.140525004,40.004427235],[-75.140481262,40.004629465],[-75.140434796,40.004619478]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":3,"baths":1,"stories":2,"lotArea":1049,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1 INTERNATIONAL PLZ STE 5, PHILADELPHIA PA, 19113","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO(2) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2009-05-12","number":"7157","relatedPermit":"173285"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":53000,"taxable":53000,"land":3356,"improvement":49644,"taxableLand":3356,"taxableImprovement":49644,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":53000,"taxable":53000,"land":10759,"improvement":42241,"taxableLand":10759,"taxableImprovement":42241,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":53000,"taxable":53000,"land":10759,"improvement":42241,"taxableLand":10759,"taxableImprovement":42241,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":57300,"taxable":57300,"land":11632,"improvement":45668,"taxableLand":11632,"taxableImprovement":45668,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":43800,"taxable":43800,"land":8891,"improvement":34909,"taxableLand":8891,"taxableImprovement":34909,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":43800,"taxable":43800,"land":8891,"improvement":34909,"taxableLand":8891,"taxableImprovement":34909,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":43800,"taxable":43800,"land":8891,"improvement":34909,"taxableLand":8891,"taxableImprovement":34909,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":72800,"taxable":72800,"land":14560,"improvement":58240,"taxableLand":14560,"taxableImprovement":58240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":72800,"taxable":72800,"land":14560,"improvement":58240,"taxableLand":14560,"taxableImprovement":58240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":174000,"taxable":174000,"land":34800,"improvement":139200,"taxableLand":34800,"taxableImprovement":139200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":174000,"taxable":174000,"land":34800,"improvement":139200,"taxableLand":34800,"taxableImprovement":139200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":145600,"taxable":145600,"land":29120,"improvement":116480,"taxableLand":29120,"taxableImprovement":116480,"exemptLand":0,"exemptImprovement":0}],"taxNow":2436,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"173285","date":"2009-05-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-05-12","scope":"1ST FLOOR USE TO APT. NO CHANGE TO 2ND FLOOR APT."},{"number":"RP-2026-004321","date":"2026-06-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS TO AN EXISTING ATTACHED TWO-FAMILY STRUCTURE AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IRC REVIEW* *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"},{"number":"EP-2026-004828","date":"2026-06-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Replace existing 3 Gang Meter Socket(For 1st fl. Unit, 2nd fl Unit & House. Provide and install two 125-amp sub-panels and one house panel. Replace all damage wires in 1st floor and 2nd floor. Replace all light fixtures, receptacles, switches and covers."},{"number":"MP-2026-003606","date":"2026-06-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Two new HVAC systems, 54,000 btu each unit, 13 reg./diff."},{"number":"PP-2026-008005","date":"2026-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace house trap, fresh air inlet, house drain and 3/4 water distribution. Replace main drain, stacks, drain lines to new fixtures, water supply lines to new fixtures, install new fixtures"}],"storyTag":"Renovated & sold on","storyDelta":4.83,"timeline":[{"y":2017,"k":"viol","w":"6 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"sale","p":87500},{"y":2024,"k":"viol","w":"8 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×6"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"206034","type":"Food Preparing and Serving","status":"Inactive","businessName":"ESQUINA GROCERY","legalName":"ESQUINA GROCERY","address":"626 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-11-25","latestIssueDate":"2003-11-25","expirationDate":"2004-04-30","inactiveDate":null},{"number":"445841","type":"Rental","status":"Inactive","businessName":"BERNARDO VALEZ","legalName":"BERNARDO VALEZ","address":"626 W TIOGA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-05-19","latestIssueDate":"2017-05-25","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"795423","type":"Rental","status":"Inactive","businessName":"LXR RS VII, LLC","legalName":"LXR RS VII, LLC","address":"626 W TIOGA ST","revenueCode":"3202","rentalCategory":null,"units":2,"issuedDate":"2018-11-26","latestIssueDate":"2019-11-13","expirationDate":"2020-11-25","inactiveDate":"2021-01-24"}],"licenseActivity":[{"number":"795423","type":"Rental","businessName":"LXR RS VII, LLC","legalName":"LXR RS VII, LLC","issuedDate":"2018-11-26","latestIssueDate":"2019-11-13","closureDate":"2021-01-24","expirationDate":"2020-11-25","inactiveDate":"2021-01-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"445841","type":"Rental","businessName":"BERNARDO VALEZ","legalName":"BERNARDO VALEZ","issuedDate":"2008-05-19","latestIssueDate":"2017-05-25","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206034","type":"Food Preparing and Serving","businessName":"ESQUINA GROCERY","legalName":"ESQUINA GROCERY","issuedDate":"2003-11-25","latestIssueDate":"2003-11-25","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["6 open L&I violations","failed L&I inspection activity in 2024, 2025"],"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #7157: CLOSED · Granted with conditions; related permit 173285. Use permit #173285: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"4 permits not marked completed: RP-2026-004321 (Issued), EP-2026-004828 (Issued), MP-2026-003606 (Issued), PP-2026-008005 (Issued).","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":"6 open L&I violations","finding":"28 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"21 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Oct 3, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #206034: Inactive","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":"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"}]}