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Deviations from these standards require submission of construction and site plans."},{"number":"EP-2025-001987","date":"2025-03-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-31","scope":"Supply and install for partial rewire of addition, half bath, 2nd floor back bedroom, and basement bath branch circuit wiring for single-family dwelling."},{"number":"ZP-2025-004586","date":"2025-05-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-10","scope":"FOR THE ERECTION OF A DECK AT THE REAR OF THE EXISTING SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"RP-2025-003075","date":"2025-06-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-04-10","scope":"TO LEGALIZE REBUILDING OF THE EXISTING REAR ONE-STORY PORTION ON THE EXISTING FOUNDATION AND THE ERECTION OF A DECK AT THE REAR OF AN EXISTING TWO-STORY SINGLE-FAMILY STRUCTURE AS PER APPROVED PLAN. NO CHANGE IN THE EXTERIOR DIMENSIONS OR GROSS FLOOR AREA. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"PP-2025-007128","date":"2025-06-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-10","scope":"Rough-in Drain, vent and water lines 1 laundry sink, KITCHEN (EXISTENT) REPLACE FIXTURES: dishwasher, garbage disposal. REPLACE FIXTURES POWDER ROOM 1 toilet,1 sink SECOND FLOOR REPLACE BATHROOM FIXTURES & CONNECT TO EXISTING PLUMBING"},{"number":"EP-2025-005125","date":"2025-06-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-26","scope":"Electrical Permit for combo RP-2025-003075"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 3 passed"}],"rented":false,"licenses":[{"number":"647001","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"REVERSE MORTGAGE SOLUTIONS (TERESA BOUDREAUX)","legalName":"REVERSE MORTGAGE SOLUTIONS","address":"5030 LARCHWOOD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-11-07","latestIssueDate":"2014-11-07","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"678363","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BANK OF AMERICA C/O REVERSE MORTGAGE SOLUTIONS (JOHN FITCH AGT)","legalName":"BANK OF AMERICA C/O REVERSE MORTGAGE SOLUTIONS","address":"5030 LARCHWOOD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-09-22","latestIssueDate":"2015-09-22","expirationDate":"2016-09-30","inactiveDate":"2016-11-29"},{"number":"695827","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GLADSTONE RICHARDSON C/O REVERSE MORTGAGE SOLUTION (CITYWIDE HOME MAINTENANCE INC)","legalName":"GLADSTONE RICHARDSON C/O REVERSE MORTGAGE SOLUTION","address":"5030 LARCHWOOD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-03-22","latestIssueDate":"2016-03-22","expirationDate":"2017-02-01","inactiveDate":"2017-04-02"}],"licenseActivity":[{"number":"695827","type":"Vacant Residential Property / Lot","businessName":"GLADSTONE RICHARDSON C/O REVERSE MORTGAGE SOLUTION (CITYWIDE HOME MAINTENANCE INC)","legalName":"GLADSTONE RICHARDSON C/O REVERSE MORTGAGE SOLUTION","issuedDate":"2016-03-22","latestIssueDate":"2016-03-22","closureDate":"2017-04-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"678363","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA C/O REVERSE MORTGAGE SOLUTIONS (JOHN FITCH AGT)","legalName":"BANK OF AMERICA C/O REVERSE MORTGAGE SOLUTIONS","issuedDate":"2015-09-22","latestIssueDate":"2015-09-22","closureDate":"2016-11-29","expirationDate":"2016-09-30","inactiveDate":"2016-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"647001","type":"Vacant Residential Property / Lot","businessName":"REVERSE MORTGAGE SOLUTIONS (TERESA BOUDREAUX)","legalName":"REVERSE MORTGAGE SOLUTIONS","issuedDate":"2014-11-07","latestIssueDate":"2014-11-07","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"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":["8 permit events 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":"3 permits not marked completed: 711984 (Issued), RP-2025-000623 (Issued), MP-2025-001488 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #647001: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #678363: Inactive since Nov 29, 2016; Vacant Residential Property / Lot #695827: Inactive since Apr 2, 2017","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/"}],"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"}]}