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INS","status":"PASSED"},{"caseNumber":"CF-2022-003923","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003923","date":"2022-08-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-026302","date":"2023-03-30","type":null,"status":null},{"caseNumber":"CF-2023-026305","date":"2023-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-026305","date":"2023-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-026305","date":"2023-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031823","date":"2026-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031823","date":"2026-04-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":2},{"y":2008,"fails":2,"passes":1},{"y":2022,"fails":7,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941961489488925,"lng":-75.21890654643992,"geom":{"type":"Polygon","coordinates":[[[-75.219016501,39.941854659],[-75.219054933,39.941887125],[-75.218796591,39.94206832],[-75.218758158,39.942035855],[-75.219016501,39.941854659]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":4,"lotArea":1568,"zoning":"RTA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1212 S 51ST ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"***MUST BE HEARD***\n\nSpecial Exception for a personal care home in an existing structure with other existing uses as previously approved.","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2025-09-09","number":"ZP-2023-013513","relatedPermit":"ZP-2023-013513"},{"type":"ZBA Reconsideration","grounds":"Special Exception for a personal care home in an existing structure with other existing uses as previously approved.","status":"In Process","outcome":null,"date":"2026-09-02","number":"HA-2025-004128","relatedPermit":"ZP-2023-013513"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":49400,"taxable":49400,"land":6742,"improvement":42658,"taxableLand":6742,"taxableImprovement":42658,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":49400,"taxable":49400,"land":7410,"improvement":41990,"taxableLand":7410,"taxableImprovement":41990,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":49400,"taxable":49400,"land":7410,"improvement":41990,"taxableLand":7410,"taxableImprovement":41990,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":60900,"taxable":60900,"land":9135,"improvement":51765,"taxableLand":9135,"taxableImprovement":51765,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":66000,"taxable":66000,"land":9900,"improvement":56100,"taxableLand":9900,"taxableImprovement":56100,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":66000,"taxable":66000,"land":9900,"improvement":56100,"taxableLand":9900,"taxableImprovement":56100,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":66000,"taxable":66000,"land":9900,"improvement":56100,"taxableLand":9900,"taxableImprovement":56100,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":204800,"taxable":204800,"land":40960,"improvement":163840,"taxableLand":40960,"taxableImprovement":163840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":204800,"taxable":204800,"land":40960,"improvement":163840,"taxableLand":40960,"taxableImprovement":163840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":237700,"taxable":237700,"land":47540,"improvement":190160,"taxableLand":47540,"taxableImprovement":190160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":237700,"taxable":237700,"land":47540,"improvement":190160,"taxableLand":47540,"taxableImprovement":190160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":308300,"taxable":308300,"land":61660,"improvement":246640,"taxableLand":61660,"taxableImprovement":246640,"exemptLand":0,"exemptImprovement":0}],"taxNow":3327,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"210617","date":"2009-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-06-24","scope":"TO REFLECT MINOR PRIOR REPAIR OF PLASTERING ON EXISTING REAR OPEN STAIRS 2ND - 3RD FLOOR WITH SHEET ROCK, REMOVE CLOSET DOOR THAT WAS INITIALLY THERE PER APPLICANT AND STATE OF PA LICENSURE. NO CHANGES IN USE OR OCCUPANCY, NO CHANGES TO PRIOR BBS VARIANCE 116-00 AND ACCESSIBILITY VARIANCE 08-00(SEE ATTACHED EXISTING CO) FOR R3 MAX 6 PERSONS. PRIOR ZONING"},{"number":"228591","date":"2010-10-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-10-12","scope":"C.O. REQUEST FOR INCREASE IN NUMBER OF PERSONS TO 8 MAXIMUM PER PROVISO. CHANGE IN USE CLASSIFICATION WITH NO CHANGE IN USE WITH INCREASE IN NUMBER OF RESIDENTS FOR EXISTING PERSONAL CARE/ CONGREGATE LIVING HOME. ACCESS RESTRICTED TO 4TH FLOOR REMAINS TO BE SEALED OFF PER DEPARTMENT REGULATIONS. ACCESSIBILITY VARIANCE #0116-00. BBS VARIANCE #08-00"},{"number":"ZP-2022-000183","date":"2022-01-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"ZP-2023-013513","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-09-15","scope":"Group Living - Personal Care Home"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Administrative"},{"y":2019,"k":"sale","p":212500},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2023,"k":"viol","w":"13 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"appeal","w":"Appeal dismissed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"205199","type":"Food Preparing and Serving","status":"Closed","businessName":"CARE INTERNATIONAL SERVICES","legalName":"CARE INTERNATIONAL SERVICES","address":"1212 S 51ST ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-11-16","latestIssueDate":"2010-05-18","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"215921","type":"Rental","status":"Closed","businessName":"OLIVETTE SMITH LIGON","legalName":"OLIVETTE SMITH LIGON","address":"1212 S 51ST ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-11-16","latestIssueDate":"2012-08-07","expirationDate":"2013-02-28","inactiveDate":null},{"number":"887058","type":"Rental","status":"Active","businessName":"Sia K Fillie","legalName":"Sia K Fillie","address":"1212 S 51ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-02-03","latestIssueDate":"2026-03-18","expirationDate":"2027-02-02","inactiveDate":null}],"licenseActivity":[{"number":"887058","type":"Rental","businessName":"Sia K Fillie","legalName":"Sia K Fillie","issuedDate":"2022-02-03","latestIssueDate":"2026-03-18","closureDate":null,"expirationDate":"2027-02-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"205199","type":"Food Preparing and Serving","businessName":"CARE INTERNATIONAL SERVICES","legalName":"CARE INTERNATIONAL SERVICES","issuedDate":"2004-11-16","latestIssueDate":"2010-05-18","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"215921","type":"Rental","businessName":"OLIVETTE SMITH LIGON","legalName":"OLIVETTE SMITH LIGON","issuedDate":"2004-11-16","latestIssueDate":"2012-08-07","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["4 open L&I violations","failed L&I inspection activity in 2022, 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $237,700 to $308,300","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-013513: Dismissed / Withdrawn · Dismissed; related permit ZP-2023-013513. The history also contains “PERM Z- NEW USE.”","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":"1 permit not marked completed: ZP-2023-013513 (Refused).","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":"violations","level":"attention","title":"4 open L&I violations","finding":"27 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"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":"14 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 28, 2026.","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":"Food Preparing and Serving #205199: Closed since Dec 22, 2012","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/"}],"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"}]}