{"asOf":"2026-07-26T17:39:24.482Z","block":"1800-1899 S 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-s-24th-st","address":"1854 S 24TH ST","parcelNumber":"482315300","source":"https://property.phila.gov/?p=482315300","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"GHORBANIAN KEYVAN","coOwner":"ALIMARDANI LEILA","marketValue":232700,"landAssessment":46540,"improvementAssessment":186160,"livableArea":1280,"yearBuilt":1920,"lastSale":{"price":50000,"date":"2015-12-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-007599","date":"2023-02-03","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2024-11-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-007762","date":"2023-02-06","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2023-02-06","resolution":"SVN ISSUED"},{"number":"VI-2025-015473","date":"2025-03-22","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-03-22","resolution":"SVN ISSUED"},{"number":"VI-2025-043549","date":"2025-06-12","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-06-12","resolution":"SVN ISSUED"},{"number":"VI-2025-051978","date":"2025-07-17","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"},{"number":"VI-2025-051996","date":"2025-07-17","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-051997","date":"2025-07-17","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051998","date":"2025-07-17","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051999","date":"2025-07-17","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-052000","date":"2025-07-17","code":"A-301.1/43","title":"DUCTWORK","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-064274","date":"2025-08-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-064275","date":"2025-08-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-064276","date":"2025-08-21","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-066574","date":"2025-08-27","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-009657","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2023-02-03","completedDate":"2025-03-24","violations":[{"number":"VI-2023-007599","date":"2023-02-03","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2024-11-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-009949","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-06","completedDate":"2026-01-06","violations":[{"number":"VI-2023-007762","date":"2023-02-06","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2023-02-06","resolution":"SVN ISSUED"}]},{"number":"CF-2025-020189","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-21","completedDate":"2026-01-06","violations":[{"number":"VI-2025-015473","date":"2025-03-22","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-03-22","resolution":"SVN ISSUED"}]},{"number":"CF-2025-057872","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-12","completedDate":"2026-01-06","violations":[{"number":"VI-2025-043549","date":"2025-06-12","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-06-12","resolution":"SVN ISSUED"}]},{"number":"CF-2025-071549","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-17","completedDate":"2026-01-06","violations":[{"number":"VI-2025-051978","date":"2025-07-17","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"}]},{"number":"CF-2025-071563","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-07-17","completedDate":null,"violations":[{"number":"VI-2025-051996","date":"2025-07-17","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-051997","date":"2025-07-17","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051998","date":"2025-07-17","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051999","date":"2025-07-17","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-052000","date":"2025-07-17","code":"A-301.1/43","title":"DUCTWORK","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-090100","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-21","completedDate":"2025-09-22","violations":[{"number":"VI-2025-064274","date":"2025-08-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-064275","date":"2025-08-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-064276","date":"2025-08-21","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-09-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-093023","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CANCELLED","createdDate":"2025-08-27","completedDate":"2025-08-28","violations":[{"number":"VI-2025-066574","date":"2025-08-27","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":2,"worst":null},{"y":2025,"n":12,"worst":null}],"investigations":[{"caseNumber":"CF-2023-009657","date":"2023-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009949","date":"2023-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009657","date":"2023-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009657","date":"2023-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009657","date":"2023-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009657","date":"2024-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-020189","date":"2025-03-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-057872","date":"2025-06-12","type":null,"status":null},{"caseNumber":"CF-2025-071549","date":"2025-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071563","date":"2025-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-090100","date":"2025-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-090100","date":"2025-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071563","date":"2025-08-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071563","date":"2025-08-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":5,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":7,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92902960639321,"lng":-75.18566760261929,"geom":{"type":"Polygon","coordinates":[[[-75.185569073,39.929039404],[-75.185577325,39.928995501],[-75.185766521,39.92901935],[-75.185755807,39.929064133],[-75.185569073,39.929039404]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":848,"zoning":"RM1","grade":"C","basement":"1","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"20536 VALLEY FORGE CIR, KING OF PRUSSIA PA, 19406","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit application is for the erection of an addition above an existing attached structure and for a use change to three (3) dwelling units (multi-family household living). Size and location as shown on plans.\n\nOne (1) Use Refusal","status":"Completed","outcome":"Granted","date":"2023-07-06","number":"ZP-2022-014244","relatedPermit":"ZP-2022-014244"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-03-27","number":"HA-2023-001108","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"Needs more time","status":"Closed","outcome":"Complete","date":"2026-05-20","number":"HA-2025-003641","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL","status":"Closed","outcome":"Complete","date":"2025-12-17","number":"HA-2025-003642","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL","status":"Closed","outcome":"Withdrawn","date":"2026-05-06","number":"HA-2025-003643","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL","status":"Closed","outcome":"Withdrawn","date":"2026-05-06","number":"HA-2025-003644","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL","status":"Closed","outcome":"Complete","date":"2025-12-17","number":"HA-2025-003645","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"LATE APPEAL","status":"Closed","outcome":"Complete","date":"2025-12-17","number":"HA-2025-003646","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67600,"taxable":67600,"land":8463,"improvement":59137,"taxableLand":8463,"taxableImprovement":59137,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67600,"taxable":67600,"land":12844,"improvement":54756,"taxableLand":12844,"taxableImprovement":54756,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":67600,"taxable":67600,"land":12844,"improvement":54756,"taxableLand":12844,"taxableImprovement":54756,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":117500,"taxable":117500,"land":22325,"improvement":95175,"taxableLand":22325,"taxableImprovement":95175,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":126400,"taxable":126400,"land":24016,"improvement":102384,"taxableLand":24016,"taxableImprovement":102384,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":126400,"taxable":126400,"land":24016,"improvement":102384,"taxableLand":24016,"taxableImprovement":102384,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":126400,"taxable":126400,"land":24016,"improvement":102384,"taxableLand":24016,"taxableImprovement":102384,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":177100,"taxable":177100,"land":35420,"improvement":141680,"taxableLand":35420,"taxableImprovement":141680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":177100,"taxable":177100,"land":35420,"improvement":141680,"taxableLand":35420,"taxableImprovement":141680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":223000,"taxable":223000,"land":44600,"improvement":178400,"taxableLand":44600,"taxableImprovement":178400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":223000,"taxable":223000,"land":44600,"improvement":178400,"taxableLand":44600,"taxableImprovement":178400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":232700,"taxable":232700,"land":46540,"improvement":186160,"taxableLand":46540,"taxableImprovement":186160,"exemptLand":0,"exemptImprovement":0}],"taxNow":3122,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-014244","date":"2023-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2024-003845","date":"2024-10-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-27","scope":"FOR COMPLETE CHANGE OF OCCUPANCY TO R-2 WITH 3RD FLOOR ADDITION AND INTERIOR ALTERATIONS THROUGHOUT AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2025-004965","date":"2025-04-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-02","scope":"Curb trap fai partial main drain"},{"number":"FP-2025-001595","date":"2025-08-04","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-08-27","scope":"Rough-In Permit for FP-2025-001567 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2025-001567","date":"2025-08-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-08-27","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2025-005537","date":"2025-08-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-08-27","scope":"Install 3 800KCMIL AL SERVICE CONDUCTORS , 4 gang meter socket with service disconnects, proper grounding and bonding of Service, Subpanels in each apartment. All interior wiring with Romex concealed in walls for Receptacles, Lighting, Switches, and hardwired smoke alarms in each unit with Arc Fault breakers, 2 appliance circuits, microwave, fridge, dishwasher, garbage disposal, washer, dryer, AC, gas range, Gas Water Heater. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE FIRE ALARM PERMIT REQ'D**"},{"number":"CP-2025-005139","date":"2025-10-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR COMPLETE CHANGE OF OCCUPANCY TO R-2 WITH 3RD FLOOR ADDITION AND INTERIOR ALTERATIONS THROUGHOUT AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. **EXCAVATION PERMIT REQUIRED FOR BASEMENT EXCAVATION WORK ** **WORK PREVIOUSLY PERFORMED UNDER CP-2024-003845 (EXPIRED)**"},{"number":"FP-2025-002172","date":"2025-11-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"EP-2025-008047","date":"2026-01-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 3 800KCMIL AL SERVICE CONDUCTORS, 4 gang meter socket with service disconnects, proper grounding and bonding of Service, Subpanels in each apartment. All interior wiring with Romex concealed in walls for Receptacles, Lighting, Switches, and hardwired smoke alarms in each unit with Arc Fault breakers, 2 appliance circuits, microwave, fridge, dishwasher, garbage disposal, washer, dryer, AC, gas range, Gas Water Heater. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC Installation of a fire alarm in accordance with NFPA 72 2016 & The Philadelphia Fire code 2018"},{"number":"MP-2025-006421","date":"2026-03-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2026-001317","date":"2026-04-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation on 2 new kitchens and 2 new full baths as per plans **The contractor Miguel Martinez #41777 (Superior Plumbing) with PP-2025-014303, passed away 2 months ago. No one has access to his Eclipse to continue with the permit App or cancel it. Please accept this permit application. PREVIOUS PERMIT WITHDRAWN. Please proceed with this permit application."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"249992","type":"Rental","status":"Inactive","businessName":"JAMES BARNES","legalName":"JAMES BARNES","address":"1854 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-05-13","latestIssueDate":"2014-03-06","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"758817","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KEYVAN GHORBANIAN","legalName":"KEYVAN GHORBANIAN ","address":"1854 S 24TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-12-04","latestIssueDate":"2024-01-11","expirationDate":"2024-12-03","inactiveDate":"2025-02-01"}],"licenseActivity":[{"number":"758817","type":"Vacant Residential Property / Lot","businessName":"KEYVAN GHORBANIAN","legalName":"KEYVAN GHORBANIAN ","issuedDate":"2017-12-04","latestIssueDate":"2024-01-11","closureDate":"2025-02-01","expirationDate":"2024-12-03","inactiveDate":"2025-02-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"249992","type":"Rental","businessName":"JAMES BARNES","legalName":"JAMES BARNES","issuedDate":"2004-05-13","latestIssueDate":"2014-03-06","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["6 permit events since 2023","6 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-014244: Completed · Granted; related permit ZP-2022-014244.","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":"9 permits not marked completed: CP-2024-003845 (Expired), FP-2025-001595 (Expired), FP-2025-001567 (Expired), EP-2025-005537 (Expired), CP-2025-005139 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"13 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 27, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"7 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #758817: Inactive since Feb 1, 2025","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 14 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"}]}