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Upon learning of the alleged violations, the property owners promptly retained undersigned counsel, engaged an engineer and contractor, and made applications for Make Safe p","status":"Closed","outcome":"Complete","date":"2026-07-24","number":"HA-2022-004574","relatedPermit":null}],"taxYears":[{"year":2003,"total":1995.98,"principal":596.07,"interest":706.34,"penalty":41.72},{"year":2004,"total":1389.12,"principal":596.07,"interest":652.7,"penalty":41.72},{"year":2005,"total":1332.25,"principal":596.07,"interest":599.05,"penalty":41.72},{"year":2006,"total":1275.38,"principal":596.07,"interest":545.4,"penalty":41.72},{"year":2007,"total":1218.52,"principal":596.07,"interest":491.76,"penalty":41.72},{"year":2008,"total":1161.65,"principal":596.07,"interest":438.11,"penalty":41.72},{"year":2009,"total":1104.79,"principal":596.07,"interest":384.46,"penalty":41.72},{"year":2010,"total":1047.93,"principal":596.07,"interest":330.82,"penalty":41.72},{"year":2011,"total":1087.04,"principal":655.06,"interest":304.6,"penalty":45.85},{"year":2012,"total":1063.24,"principal":680.32,"interest":255.12,"penalty":47.62},{"year":2013,"total":1033.46,"principal":704.77,"interest":200.86,"penalty":49.33},{"year":2014,"total":1957.8,"principal":1391.52,"interest":271.35,"penalty":97.41},{"year":2015,"total":1825.04,"principal":1391.52,"interest":146.11,"penalty":97.41},{"year":2016,"total":1671.26,"principal":1453.62,"interest":21.8,"penalty":14.54}],"taxNet":19163.46,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":90300,"taxable":90300,"land":6317,"improvement":83983,"taxableLand":6317,"taxableImprovement":83983,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":90300,"taxable":90300,"land":14900,"improvement":75400,"taxableLand":14900,"taxableImprovement":75400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90300,"taxable":90300,"land":14900,"improvement":75400,"taxableLand":14900,"taxableImprovement":75400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73500,"taxable":73500,"land":12128,"improvement":61372,"taxableLand":12128,"taxableImprovement":61372,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":138300,"taxable":138300,"land":20659,"improvement":117641,"taxableLand":20659,"taxableImprovement":117641,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":138300,"taxable":138300,"land":20659,"improvement":117641,"taxableLand":20659,"taxableImprovement":117641,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":138300,"taxable":138300,"land":20659,"improvement":117641,"taxableLand":20659,"taxableImprovement":117641,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":258200,"taxable":258200,"land":51640,"improvement":206560,"taxableLand":51640,"taxableImprovement":206560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":258200,"taxable":258200,"land":51640,"improvement":206560,"taxableLand":51640,"taxableImprovement":206560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":35000,"taxable":35000,"land":35000,"improvement":0,"taxableLand":35000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":35000,"taxable":35000,"land":35000,"improvement":0,"taxableLand":35000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":58000,"taxable":58000,"land":58000,"improvement":0,"taxableLand":58000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":490,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"199784","date":"2009-02-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-02-09","scope":null},{"number":"250317","date":"2010-01-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-22","scope":"USE AS A ROOMING HOUSE FOR 4 OCCUPANTS."},{"number":"DP-2022-001526","date":"2022-11-04","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-03-20","scope":"Sub Demolition Permit for CF-2022-106170. For the complete demolition of a SFD as part of the City of Philadelphia demolition program. * Add'l specs: Replace sidewalk. (2) stucco c/w 1101, 1107 S. 52nd. Install erosion control mat with topsoil and seed. Stucco and erosion control to be completed by 3rd party contractor."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"viol","w":"12 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"viol","w":"14 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed ×5"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"demo"},{"y":2023,"k":"insp","w":"Inspection passed ×2"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"488916","type":"Rental","status":"Inactive","businessName":"DEMARCUS WAITES (22 N FRAZIER LLC)","legalName":"DEMARCUS WAITES","address":"1103 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2009-12-01","latestIssueDate":"2010-06-14","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"488916","type":"Rental","businessName":"DEMARCUS WAITES (22 N FRAZIER LLC)","legalName":"DEMARCUS WAITES","issuedDate":"2009-12-01","latestIssueDate":"2010-06-14","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["$2,057 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"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":["1 zoning/board appeal since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 88% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $73,500 to $138,300","no permit shown in 2019-2021"],"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":"Use permit #250317: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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 43 historical violations across 9 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,057.12 was recorded in the City’s 2022-06 delinquency snapshot for 2003–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 7 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 7, 2023.","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/"}],"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/"}]}