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INSP","status":"PASSED"},{"caseNumber":"CF-2021-063233","date":"2021-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-063233","date":"2021-09-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.926430190227116,"lng":-75.17788205497949,"geom":{"type":"Polygon","coordinates":[[[-75.177793004,39.926439333],[-75.177801404,39.926400528],[-75.177971016,39.926421017],[-75.17796272,39.926459873],[-75.177793004,39.926439333]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":680,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":true,"mail":"2009 S GARNET ST, PHILADELPHIA PA, 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alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"INTERIOR ALTERATIONS TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"737968","date":"2016-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"INSTALL 200AMP SERVICE WITH ONE METER SOCKET AND ONE PANEL. INSTALL FIVE 15 AMP 120VOLT CIRCUITS FOR LIGHTING AND RECEPTACLES INSTALL 3 20 AMP A120 VOLT CIRCUITS ONE IN BATHROOM AND 2 IN KITCHEN AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"753347","date":"2017-01-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"2 WC, 2 BATHTUB, 2 SINKS, 1 KITCHEN SINK (SFD)THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"757653","date":"2017-02-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"MP-2026-002207","date":"2026-04-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-05","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. NO DIFUSSERS OR DUCTWORK IS BEING INSTALLED REPLACE IN LIKE IN KIND INSTALL Daikin 2.5 DC6VS Air Conditioner & AHRI matching Evaporator Coil. Daikin one thermostat"}],"storyTag":"Renovated & sold on","storyDelta":2.62,"timeline":[{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"sale","p":184900},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"sale","p":235000},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"262674","type":"Rental","status":"Inactive","businessName":"WILLIAM CIANCAGLINI","legalName":"WILLIAM CIANCAGLINI","address":"2009 S GARNET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-02-11","latestIssueDate":"2012-07-09","expirationDate":"2013-02-28","inactiveDate":null},{"number":"748793","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Hairston Investments LLC","legalName":"Hairston Investments LLC","address":"2009 S GARNET ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-08-15","latestIssueDate":"2017-08-15","expirationDate":"2018-08-14","inactiveDate":"2018-10-13"},{"number":"823206","type":"Rental","status":"Inactive","businessName":"RAJ DESAI","legalName":"RAJ DESAI ","address":"2009 S GARNET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-09-09","latestIssueDate":"2021-09-17","expirationDate":"2022-09-08","inactiveDate":"2022-11-07"}],"licenseActivity":[{"number":"823206","type":"Rental","businessName":"RAJ DESAI","legalName":"RAJ DESAI ","issuedDate":"2019-09-09","latestIssueDate":"2021-09-17","closureDate":"2022-11-07","expirationDate":"2022-09-08","inactiveDate":"2022-11-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"748793","type":"Vacant Residential Property / Lot","businessName":"Hairston Investments LLC","legalName":"Hairston Investments LLC","issuedDate":"2017-08-15","latestIssueDate":"2017-08-15","closureDate":"2018-10-13","expirationDate":"2018-08-14","inactiveDate":"2018-10-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"262674","type":"Rental","businessName":"WILLIAM CIANCAGLINI","legalName":"WILLIAM CIANCAGLINI","issuedDate":"2004-02-11","latestIssueDate":"2012-07-09","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 152% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $87,300 to $220,400","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 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 #748793: Inactive since Oct 13, 2018","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 24 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/"},{"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"}]}