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All work to be done in accord with 2014 NEC code."},{"number":"PP-2022-007767","date":"2022-07-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-06","scope":"PLUMBING SYSTEM FOR NEW 3-STORY BUILDING FOR SINGLE FAMILY. TO INCLUDE BATHS, KITCHEN / LAUNDRY & DWH. NO WATER AND SEWER SERVICE"},{"number":"MP-2022-003654","date":"2022-09-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-06","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. Install 80k btu high-efficiency 95.5% gas furnace, ductwork, & 15 registers (10 returns)."},{"number":"RP-2024-012663","date":"2024-12-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-05-06","scope":"FOR THE REMOVAL OF A ONE-STORY PORTION OF AN EXISTING DETACHED GARGAGE IN THE REAR YARD OF AN EXISTING DETACHED SINGLE-FAMILY DWELLING AS PER APPROVED PLANS. DEMOLITION TO BE BY HAND ONLY. *SEPARATE PERMITS FOR ELECTRICAL, PLUMBING, OR MECHNICAL WORK*"},{"number":"ZP-2024-004165","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-11-21","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"679443","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"FINANCIAL FREEDOM-A DIVISION OF ONE WEST BANK (ROBERT BUTLER-AGENT)","legalName":"FINANCIAL FREEDOM-A DIVISION OF ONE WEST BANK","address":"2400 BRYN MAWR AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-10-03","latestIssueDate":"2016-07-21","expirationDate":"2017-06-30","inactiveDate":null},{"number":"791572","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GEENA LLC","legalName":"GEENA LLC ","address":"2400 BRYN MAWR AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-10-11","latestIssueDate":"2018-10-11","expirationDate":"2019-10-10","inactiveDate":"2019-12-09"}],"licenseActivity":[{"number":"791572","type":"Vacant Residential Property / Lot","businessName":"GEENA LLC","legalName":"GEENA LLC ","issuedDate":"2018-10-11","latestIssueDate":"2018-10-11","closureDate":"2019-12-09","expirationDate":"2019-10-10","inactiveDate":"2019-12-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"679443","type":"Vacant Residential Property / Lot","businessName":"FINANCIAL FREEDOM-A DIVISION OF ONE WEST BANK (ROBERT BUTLER-AGENT)","legalName":"FINANCIAL FREEDOM-A DIVISION OF ONE WEST BANK","issuedDate":"2015-10-03","latestIssueDate":"2016-07-21","closureDate":"2017-06-30","expirationDate":"2017-06-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2022, 2023"],"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 permit event since 2023","1 zoning/board appeal 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-2024-004165: Dismissed / Withdrawn · Withdrawn; related permit ZP-2024-004165.","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":"5 permits not marked completed: 932333 (Expired), 1004616 (Issued), 1014777 (Expired), 1026735 (Expired), ZP-2024-004165 (Refused). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"20 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"22 failed, 9 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 14, 2024.","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 #679443: Closed; Vacant Residential Property / Lot #791572: Inactive since Dec 9, 2019","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":"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 and appears related-party/family-held.","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/"},{"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"}]}