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Variance","grounds":"PERMIT For the consolidation of lot lines to create one lot (proposed Lot C) from two lots (deeded 1826 and 1828 W Thompson St).\n\nFor the erection of a three-story attached structure that includes a full basement with egress wells, and a ro","status":"Completed","outcome":"Denied","date":"2021-11-09","number":"ZP-2021-003456","relatedPermit":"ZP-2021-003456"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7300,"taxable":7300,"land":7300,"improvement":0,"taxableLand":7300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":59300,"taxable":59300,"land":59300,"improvement":0,"taxableLand":59300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":59300,"taxable":59300,"land":59300,"improvement":0,"taxableLand":59300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":107200,"taxable":107200,"land":107200,"improvement":0,"taxableLand":107200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":144700,"taxable":144700,"land":144700,"improvement":0,"taxableLand":144700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":102700,"taxable":102700,"land":102700,"improvement":0,"taxableLand":102700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2026,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"437478","date":"2012-11-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-21","scope":"ERECTION OF A (3) STORY STRUCTURE WITH CELLAR; 2ND AND 3RD FLOOR FRONT BAYS; ROOF DECK OVER (3) STORY PORTION WITH 4TH STORY STAIRPENT TO ACCESS ROOF DECK TO BE USED AS A DUPLEX."},{"number":"ZP-2023-004223","date":"2023-05-02","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the relocation of lot lines to create one lot (Lot C) from two existing lots (deeded 1826 and 1828 W Thompson St). Size and location per plans."},{"number":"ZP-2021-003456","date":null,"work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2021-11-23","scope":null}],"storyTag":"Renovated & sold on","storyDelta":27.75,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2021,"k":"appeal","w":"Appeal denied"},{"y":2023,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2024,"k":"sale","p":230000}],"rented":false,"licenses":[{"number":"619826","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"REECE MCKENZIE UNLIMITED PROPERTIES LLC","legalName":"REECE MCKENZIE UNLIMITED PROPERTIES LLC","address":"1826 W THOMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-03-01","latestIssueDate":"2016-03-11","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"619826","type":"Vacant Residential Property / Lot","businessName":"REECE MCKENZIE UNLIMITED PROPERTIES LLC","legalName":"REECE MCKENZIE UNLIMITED PROPERTIES LLC","issuedDate":"2014-03-01","latestIssueDate":"2016-03-11","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #437478: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2021-003456 (Refused).","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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 21, 2021.","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 #619826: Inactive since Apr 29, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 6 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/"}]}