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INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-07","completedDate":"2022-04-12","violations":[{"number":"VI-2022-014795","date":"2022-03-04","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-04-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":4,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2022,"n":5,"worst":null}],"investigations":[{"caseNumber":"2161","date":"2002-08-28","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"2161","date":"2005-06-16","type":"L_FINAL","status":"PASSED"},{"caseNumber":"365579","date":"2013-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"365579","date":"2013-01-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"365579","date":"2013-03-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-017800","date":"2022-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-018071","date":"2022-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-018071","date":"2022-04-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-017800","date":"2022-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017800","date":"2022-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017800","date":"2022-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017800","date":"2023-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017800","date":"2025-12-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":1},{"y":2022,"fails":5,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.974824720321635,"lng":-75.16553659758047,"geom":{"type":"Polygon","coordinates":[[[-75.165397351,39.974828912],[-75.165406549,39.974785433],[-75.165676154,39.974820892],[-75.165667313,39.974863846],[-75.165397351,39.974828912]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-003932","type":"Fire Alarm Certification","inspectionDate":"2022-03-23","result":"Certified","expirationDate":"2023-03-23","buildingId":"1546430"},{"number":"BC-2023-010823","type":"Fire Alarm Certification","inspectionDate":"2023-03-13","result":"Certified","expirationDate":"2024-03-13","buildingId":"1546430"},{"number":"BC-2025-009139","type":"Fire Alarm Certification","inspectionDate":"2025-04-08","result":"Certified","expirationDate":"2026-04-08","buildingId":"1546430"},{"number":"BC-2026-010127","type":"Sprinkler Certification","inspectionDate":"2025-12-09","result":"Certified","expirationDate":"2026-12-09","buildingId":"1546430"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":8,"baths":6,"stories":3,"lotArea":1245,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2928 HILLSIDE RD, BROOMALL PA, 19008","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38' HIGH); ROOF DECK ACCESSED A PILOT HOUSE (USE FOR STAIR ACCESS ONLY); FOR A MULTI-FAMILY HOUSEHOLD LIVING SEVEN (3 )  DWELLING UNITS FROM CELLAR THROUGH THIRD FLOORS.\n\nSIZE AND LOCATI","status":"OPEN","outcome":"Granted","date":"2017-01-18","number":"29318","relatedPermit":"735997"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":44000,"taxable":44000,"land":44000,"improvement":0,"taxableLand":44000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":44000,"taxable":44000,"land":44000,"improvement":0,"taxableLand":44000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":536800,"taxable":150304,"land":150304,"improvement":386496,"taxableLand":150304,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":386496},{"y":2020,"v":536800,"taxable":150304,"land":150304,"improvement":386496,"taxableLand":150304,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":386496},{"y":2021,"v":536800,"taxable":150304,"land":150304,"improvement":386496,"taxableLand":150304,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":386496},{"y":2022,"v":536800,"taxable":150304,"land":150304,"improvement":386496,"taxableLand":150304,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":386496},{"y":2023,"v":644200,"taxable":128800,"land":128800,"improvement":515400,"taxableLand":128800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":515400},{"y":2024,"v":644200,"taxable":128800,"land":128800,"improvement":515400,"taxableLand":128800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":515400},{"y":2025,"v":751800,"taxable":150300,"land":150300,"improvement":601500,"taxableLand":150300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":601500},{"y":2026,"v":751800,"taxable":150300,"land":150300,"improvement":601500,"taxableLand":150300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":601500},{"y":2027,"v":782600,"taxable":156520,"land":156520,"improvement":626080,"taxableLand":156520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":626080}],"taxNow":2104,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"735997","date":"2017-02-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-02-15","scope":"APPLICATION IS FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38' HIGH); ROOF DECK ACCESSED A PILOT HOUSE (USE FOR STAIR ACCESS ONLY); FOR A MULTI-FAMILY HOUSEHOLD LIVING SEVEN (3 ) DWELLING UNITS FROM CELLAR THROUGH THIRD FLOORS.SIZE AND LOCATION AS SHOWN ON THE APPLICATION"},{"number":"782867","date":"2017-06-02","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-06-02","scope":"ADMINISTRATIVE REVIEW ( ORIGINAL APP# 735997, CAL# 29318) TO CHANGE PREVIOUSLY APPROVED ROOF DECK IN SMALLER AREA FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) DWELLING UNITS) AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"769786","date":"2017-06-06","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-07-30","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE; FOR USE AS A THREE (3) FAMILY DWELLING. FOUNDATION SHALL BE DESIGNED PER GEOTECHNICAL REPORT AND FOUNDATION PLAN. ENTIRE BUILDING TO BE SPRINKLER PER NFPA 13. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK."},{"number":"805126","date":"2017-09-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"FOR THE INSTALLATION OF A NFPA 13 FIRE SUPRESSION SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A 2 INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13."},{"number":"817374","date":"2017-09-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-02","scope":"INSTALL,LATERAL,HOUSE DRAIN,CURB TRAP,FAI & 1\" WS - PA1#2017-26241009 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"825087","date":"2017-11-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"6 LAVS,2 WASHER MACHINE,6 WC,6 BATH TUBS AND 3 KITCHEN SINKS(MULTI FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"841073","date":"2017-12-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"INSTALL 3 HVAC UNITS WITH DUCTWORK (MULTI-FAMILY)"},{"number":"837784","date":"2018-03-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"TOTAL WIRING FOR 3 UNITS AND COMMON AREA TO INCLUDE SMOKE DETECTOR,RECEPTACLES OUTLET,LIGHTING,SWITCHES AND DEVICES CONNECTING TO NEW 400AMP 240VOLT SINGLE PHASE 3 WIRE PER 2008 NEC (TRIPLEX)INSTALL COMPLETE FIRE ALARM PANEL AND DEVICES PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"783300","type":"Rental","status":"Active","businessName":"RazaChea Properties LLC","legalName":"RazaChea Properties LLC","address":"1316 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-07-17","latestIssueDate":"2026-06-03","expirationDate":"2027-07-16","inactiveDate":null}],"licenseActivity":[{"number":"783300","type":"Rental","businessName":"RazaChea Properties LLC","legalName":"RazaChea Properties LLC","issuedDate":"2018-07-17","latestIssueDate":"2026-06-03","closureDate":null,"expirationDate":"2027-07-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29318: OPEN · Granted; related permit 735997. Use permit #735997: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 8, 2026; Sprinkler Certification: Certified through Dec 9, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2928 HILLSIDE RD, BROOMALL PA, 19008).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 2, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 9 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.","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"}]}