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TO INCLUDE THE REMOVAL AND REPLACEMENT OR THE COVERING OF EXISTING MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES USING NEW MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES THAT SERVE THE SAME PURPOSE. AND EXTERIOR WALL COVERING OF THE REAR WALL. *** THE LISTED GENERAL CONTRACTOR, ACOSTA CONTRACTORS, HAS NO EMPLOYEES AS PER NOTARIZED LETTER.ALL SUB-CONTRACTORS ARE TO BE LICENSED IN THE CITY OF PHILADELPHIA, AND LISTED ON PERMIT. A SUB-CONTRACTORS LIST IS TO BE GIVEN TO THE INSPECTOR BEFORE ANY WORK STARTS."},{"number":"558640","date":"2014-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-04","scope":"INTERIOR PLUMBING ALTERATIONS THROUGHOUT - (3)KITCHEN SINKS, (3)CLOTHES WASHERS, (4)WATER CLOSETS AND (4)LAVATORIES - BRING THE CURRENT WORK INTO PHILADELPHIA PLUMBING CODE COMPLIANCE"},{"number":"552645","date":"2014-09-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE LIGHTING, SWITCHES, RECEPTS & 300AMP SERVICE AS PER NEC 2008 (MULTI UNITS)"},{"number":"558372","date":"2014-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-23","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF THE EXISTING THIRD FLOOR LEVEL OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN. ADDITION AS PART OF A THREE (3) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING)."},{"number":"573608","date":"2014-12-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-04-18","scope":"LEGALIZE THIRD FLOOR ADDITION ONLY, AT REAR, ALREADY BUILT. BUILDING TO BE FULLY SPRINKLERED. MUST FULFILL REMAINING VIOLATIONS/CONSTRUCTION ITEMS ON PENDING OPEN APPLICATION. CODE/DESIGN PRO: TOM HUGHES, RA."},{"number":"580102","date":"2015-01-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-18","scope":"FOR LEVEL II ALTERATIONS TO BASEMENT LEVEL TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. NO STRUCTURAL WORK ASSOCIATED WITH THIS PERMIT, PLEASE REFERENCE AP#573608 FOR ALL OTHER WORK. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"586272","date":"2015-01-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"REPLACE 1\"DOMESTIC WATER LINE METER TO BUILDING-PA#20150220314-\"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":"553346","date":"2015-07-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-18","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2\") FIRE SERVICE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13-R THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"691989","date":"2016-05-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-04","scope":"INSTALLATION OF (2) HEAT PUMP SYSTEMS 2-TON (FUJITSU MINI-SPLIT). INSTALLATION OF (1) HVAC UNIT; 2.5-TON. INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES. SELF-CONTAINED UNITS. NO PENETRATION OF FIRE RATED WALLS. MULTI-THREE FAMILY DWELLINGS"},{"number":"683503","date":"2016-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-14","scope":"INSTALL 300AMP SERVICECOMPLETE WITH 4 METERS, 4 PANELS AND GROUNDING, REWIRE THROUGHOUT WITH SWITCHES, RECEPTS, LIGHTS, INTERCONNECTED SMOKES/CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT) FIRE ALARM AS PER NFPA72"}],"storyTag":"Renovated & sold on","storyDelta":2,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":345000}],"rented":true,"licenses":[{"number":"563629","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","address":"2017 W OXFORD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-09","latestIssueDate":"2012-05-09","expirationDate":"2013-02-28","inactiveDate":"2013-08-20"},{"number":"766575","type":"Rental","status":"Inactive","businessName":"Oxford VV LLC","legalName":"Oxford VV LLC","address":"2017 W OXFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-02-21","latestIssueDate":"2022-03-11","expirationDate":"2023-02-20","inactiveDate":"2023-04-21"},{"number":"927093","type":"Rental","status":"Active","businessName":"MOSAIC CAPITAL GROUP LLC","legalName":"MOSAIC CAPITAL GROUP LLC","address":"2017 W OXFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-06-26","latestIssueDate":"2026-05-18","expirationDate":"2027-06-25","inactiveDate":null}],"licenseActivity":[{"number":"927093","type":"Rental","businessName":"MOSAIC CAPITAL GROUP LLC","legalName":"MOSAIC CAPITAL GROUP LLC","issuedDate":"2023-06-26","latestIssueDate":"2026-05-18","closureDate":null,"expirationDate":"2027-06-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"766575","type":"Rental","businessName":"Oxford VV LLC","legalName":"Oxford VV LLC","issuedDate":"2018-02-21","latestIssueDate":"2022-03-11","closureDate":"2023-04-21","expirationDate":"2023-02-20","inactiveDate":"2023-04-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"563629","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","issuedDate":"2012-05-09","latestIssueDate":"2012-05-09","closureDate":"2013-08-20","expirationDate":"2013-02-28","inactiveDate":"2013-08-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #539018: 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 Jun 10, 2026; Sprinkler Certification: Certified through Jun 10, 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 10 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 16, 2019.","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 #563629: Inactive since Aug 20, 2013","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 39 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"}]}