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PERMIT","status":"COMPLETED","completedDate":"2015-04-14","scope":"USE TO FOUR APTS"},{"number":"606459","date":"2015-04-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"INSTALLATION OF A NEW RUBBER ROOF"},{"number":"630142","date":"2015-08-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-09-22","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"643194","date":"2015-10-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-10-06","scope":"USE AS A THREE (3) FAMILY DWELLING"},{"number":"634595","date":"2015-11-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-05","scope":"LEVEL III ALTERATIONS TO INCLUDE PARTIAL CHANGE OF OCCUPANCY TO CONVERT FIRST FLOOR GROUP B TO GROUP R-2 WITH REDUCTION OF TOTAL DWELLING UNITS TO THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. FIRST FLOOR FORMER DOCTOR'S OFFICE TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"655374","date":"2016-01-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-07-07","scope":"INSTALLATION OF SPRINKLER SYSTEM, 13R, 2\" FIRE SERVICE, NEW PIPES, HANGERS AND FITTINGS. NEW CITY APPROVED BACKFLOW PREVENTER, NEW FIRE DEPARTMENT CONNECTION, SUPPLY NEW ALARM DEVICES WIRED BY OTHERS. NEW CONNECTED SPRINKLERS THROUGHOUT"},{"number":"703452","date":"2016-06-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-05","scope":"INSTALLATION OF 3 CLOSETS, 3 LAV, 3 SHOWERS, 3 KITCHEN SINKS, 3 LAUNDRY THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"714494","date":"2016-08-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-07","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-THREE HEAT PUMP UNITS WITH MATCHING COOLING SYSTEMS FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"728535","date":"2016-12-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-07","scope":"INSTALL 300 AMP SERVICE, 4 GANG METER, GROUND (1) 100 AMP PANEL, (3) 200 AMP PANELS. RUN WIRES, INSTALL JUNCTION BOXES, LIGHTING FIXTURES, TRIMS, SWITCHES, RECEPTACLES, GFCI'S, SMOKE DETECTORS. INSTALL FIRE ALARM AS PER 72"},{"number":"818463","date":"2017-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-22","scope":"REPLACE HOUSE TRAP AND FAI PA1# 2017-2630625 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Renovated & sold on","storyDelta":378.17,"timeline":[{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"permit","w":"Demolition"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2021,"k":"sale","p":4550000}],"rented":true,"licenses":[{"number":"575446","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROBBIE MAHALLATI","legalName":"ROBBIE MAHALLATI","address":"5211 CHESTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-10-10","latestIssueDate":"2012-10-10","expirationDate":"2013-02-28","inactiveDate":"2014-12-11"},{"number":"597725","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MAHALLATI ROBBIE (C/O GREEN TREE)","legalName":"MAHALLATI ROBBIE","address":"5211 CHESTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-06-22","latestIssueDate":"2014-03-08","expirationDate":"2015-02-28","inactiveDate":"2014-12-11"},{"number":"649709","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ELFANT WISSAHICKON REALTORS (MARYJO POTTS AGT)","legalName":"ELFANT WISSAHICKON REALTORS","address":"5211 CHESTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-11","latestIssueDate":"2014-12-11","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"748803","type":"Rental","status":"Inactive","businessName":"JS INVESTMENTS GROUP LLC","legalName":"JS INVESTMENTS GROUP LLC","address":"5211 CHESTER AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2017-08-15","latestIssueDate":"2019-10-04","expirationDate":"2020-08-14","inactiveDate":"2020-10-13"},{"number":"885674","type":"Rental","status":"Active","businessName":"Regeis Realty LLc","legalName":"Regeis Realty LLc","address":"5211 CHESTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-01-19","latestIssueDate":"2026-03-06","expirationDate":"2027-01-18","inactiveDate":null}],"licenseActivity":[{"number":"885674","type":"Rental","businessName":"Regeis Realty LLc","legalName":"Regeis Realty LLc","issuedDate":"2022-01-19","latestIssueDate":"2026-03-06","closureDate":null,"expirationDate":"2027-01-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"748803","type":"Rental","businessName":"JS INVESTMENTS GROUP LLC","legalName":"JS INVESTMENTS GROUP LLC","issuedDate":"2017-08-15","latestIssueDate":"2019-10-04","closureDate":"2020-10-13","expirationDate":"2020-08-14","inactiveDate":"2020-10-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"649709","type":"Vacant Residential Property / Lot","businessName":"ELFANT WISSAHICKON REALTORS (MARYJO POTTS AGT)","legalName":"ELFANT WISSAHICKON REALTORS","issuedDate":"2014-12-11","latestIssueDate":"2014-12-11","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"597725","type":"Vacant Residential Property / Lot","businessName":"MAHALLATI ROBBIE (C/O GREEN TREE)","legalName":"MAHALLATI ROBBIE","issuedDate":"2013-06-22","latestIssueDate":"2014-03-08","closureDate":"2014-12-11","expirationDate":"2015-02-28","inactiveDate":"2014-12-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"575446","type":"Vacant Residential Property / Lot","businessName":"ROBBIE MAHALLATI","legalName":"ROBBIE MAHALLATI","issuedDate":"2012-10-10","latestIssueDate":"2012-10-10","closureDate":"2014-12-11","expirationDate":"2013-02-28","inactiveDate":"2014-12-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 530% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $76,500 to $481,700","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #602688: COMPLETED.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,724.55 was recorded in the City’s 2022-06 delinquency snapshot for 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":"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 (1262 50TH STREET, BROOKLYN NY, 11219).","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":"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":"11 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 29, 2016.","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 #575446: Inactive since Dec 11, 2014; Vacant Residential Property / Lot #597725: Inactive since Dec 11, 2014; Vacant Residential Property / Lot #649709: Inactive since Apr 29, 2015","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 15 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 6, 2026; Sprinkler Certification: Certified through Oct 6, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}