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HOLT LANE, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of a three-story attached structure that includes a full basement with egress wells, and a roof\ndeck with roof access structure.\nFor the proposed use as Two Family Household Living","status":"Completed","outcome":"Granted","date":"2021-01-25","number":"ZP-2020-006485","relatedPermit":"ZP-2020-006485"}],"taxYears":[{"year":1992,"total":316.37,"principal":0,"interest":267.07,"penalty":10.49},{"year":1993,"total":1346.38,"principal":345.23,"interest":869.26,"penalty":31.51},{"year":1994,"total":1440.56,"principal":450.09,"interest":857.42,"penalty":31.51},{"year":1995,"total":1411.94,"principal":450.09,"interest":830.42,"penalty":31.51},{"year":1996,"total":1383.31,"principal":450.09,"interest":803.41,"penalty":31.51},{"year":1997,"total":1354.69,"principal":450.09,"interest":776.41,"penalty":31.51},{"year":1998,"total":1311.75,"principal":450.09,"interest":735.9,"penalty":31.51},{"year":1999,"total":1268.81,"principal":450.09,"interest":695.39,"penalty":31.51},{"year":2000,"total":1225.88,"principal":450.09,"interest":654.89,"penalty":31.51},{"year":2001,"total":1182.94,"principal":450.09,"interest":614.38,"penalty":31.51},{"year":2002,"total":1140,"principal":450.09,"interest":573.87,"penalty":31.51},{"year":2003,"total":1097.06,"principal":450.09,"interest":533.36,"penalty":31.51},{"year":2004,"total":1054.12,"principal":450.09,"interest":492.85,"penalty":31.51},{"year":2005,"total":1011.18,"principal":450.09,"interest":452.34,"penalty":31.51},{"year":2006,"total":968.25,"principal":450.09,"interest":411.84,"penalty":31.51},{"year":2013,"total":842.36,"principal":571.72,"interest":162.94,"penalty":40.02},{"year":2014,"total":474.42,"principal":285.27,"interest":55.63,"penalty":19.97},{"year":2015,"total":537.91,"principal":358.09,"interest":37.6,"penalty":25.07},{"year":2016,"total":620.11,"principal":486.15,"interest":7.3,"penalty":4.86}],"taxNet":19988.04,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":30200,"taxable":30200,"land":4249,"improvement":25951,"taxableLand":4249,"taxableImprovement":25951,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":30200,"taxable":30200,"land":4983,"improvement":25217,"taxableLand":4983,"taxableImprovement":25217,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":16900,"taxable":16900,"land":16900,"improvement":0,"taxableLand":16900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":16900,"taxable":16900,"land":16900,"improvement":0,"taxableLand":16900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":16900,"taxable":16900,"land":16900,"improvement":0,"taxableLand":16900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":16900,"taxable":16900,"land":16900,"improvement":0,"taxableLand":16900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":16900,"taxable":16900,"land":16900,"improvement":0,"taxableLand":16900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":22500,"taxable":22500,"land":22500,"improvement":0,"taxableLand":22500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":22500,"taxable":22500,"land":22500,"improvement":0,"taxableLand":22500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":27200,"taxable":27200,"land":27200,"improvement":0,"taxableLand":27200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":27200,"taxable":27200,"land":27200,"improvement":0,"taxableLand":27200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":42200,"taxable":42200,"land":42200,"improvement":0,"taxableLand":42200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":381,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"770936","date":"2017-05-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-05-06","scope":"FOR THE COMPLETE DEMO OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSES & INSPECTIONS DEMOLITION PROGRAM."},{"number":"ZP-2020-006485","date":"2021-01-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-16","scope":"For the erection of a three-story attached structure that includes a full basement with egress wells, and a roof deck with roof access structure. Size and location per plans."},{"number":"RP-2021-004293","date":"2021-08-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-03-16","scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE FOR USE AS GROUP R-3 (TWO-FAMILY DWELLING). BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8.5 FEET (1/4TH OF HEIGHT OF BUILDING) OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD PARTY AGENCY"},{"number":"FP-2024-000456","date":"2024-03-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-09","scope":"FOR THE INSTALLATION OF A ONE-INCH COMBINED FIRE/DOMESTIC WATER SERVICE AND TWO (2) FIRE SPRINKLER SYSTEMS IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"EP-2024-003198","date":"2024-04-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-07","scope":"Wire the duplex building as per 2017 code Install 2 gang meter socket 100 amp each position Install service cable 200 amp from Peco lines to the meter socket Install 100amp service panels for each unit Install the proper grounding for the service Wire 2 units Wire each 2 bedroom 2 bathroom units as per 20117 code according to the drawings"},{"number":"MP-2024-001525","date":"2024-04-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-09","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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install two electric heat pump systems, including new duct work, and 15 diffusers."},{"number":"PP-2024-006028","date":"2024-04-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-08","scope":"INSTALL 1\" WDP, SANITARY AND STORM CT, FAI & MD."},{"number":"PP-2024-006536","date":"2024-09-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-09","scope":"Install new interior plumbing for 4 toilets 4 lavs 4 showers 1 kitchen 1 laundry"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"1002248","type":"Rental","status":"Active","businessName":"3631 Holdings LLC","legalName":"3631 Holdings LLC","address":"5218 FLORENCE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-03-17","latestIssueDate":"2026-03-17","expirationDate":"2027-03-16","inactiveDate":null}],"licenseActivity":[{"number":"1002248","type":"Rental","businessName":"3631 Holdings LLC","legalName":"3631 Holdings LLC","issuedDate":"2026-03-17","latestIssueDate":"2026-03-17","closureDate":null,"expirationDate":"2027-03-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["5 permit events 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-2020-006485: Completed · Granted; related permit ZP-2020-006485.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (3631 HOLT LANE, HUNTINGDON VALLEY PA, 19006).","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":"16 failed, 15 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Aug 28, 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":"2 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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/"}]}