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ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2024-001446","date":"2024-02-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-12","scope":"INSTALL 17 WATER CLOSETS, 17 LAVATORIES, 17 SHOWER/TUBS, 5 KITCHEN SINKS, 5 WASHING MACHINE BOXES, 5 HUB DRAINS, 2 STORM DRAINS, 5 HOT WATER HEATERS, 1 AREA DRAIN AND 1 BACKFLOW PREVIENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-003478","date":"2024-06-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-12-09","scope":"Install 600 amp service, wiring throughout, install light fixtures, outlets, switches, smoke alarms, grounding system, emergency lights, exit signs , fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2024-004520","date":"2024-10-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-12","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":0.11,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"570404","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GARY BATAILLE","legalName":"GARY BATAILLE","address":"2765 E COUNTRY CLUB RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-08-03","latestIssueDate":"2012-08-03","expirationDate":"2013-02-28","inactiveDate":"2014-01-27"},{"number":"616217","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","address":"2765 E COUNTRY CLUB RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-01-27","latestIssueDate":"2014-01-27","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"665874","type":"Rental","status":"Inactive","businessName":"YUMING WANG (UNIVERSAL REALTY LLC)","legalName":"YUMING WANG","address":"2765 E COUNTRY CLUB RD","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2015-05-26","latestIssueDate":"2017-05-14","expirationDate":"2018-05-31","inactiveDate":"2018-07-30"},{"number":"913334","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"YUMING WANG (UNIVERSAL REALTY LLC)","legalName":"YUMING WANG","address":"2765 E COUNTRY CLUB RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-12-27","latestIssueDate":"2023-12-11","expirationDate":"2024-12-26","inactiveDate":"2025-02-24"}],"licenseActivity":[{"number":"913334","type":"Vacant Residential Property / Lot","businessName":"YUMING WANG (UNIVERSAL REALTY LLC)","legalName":"YUMING WANG","issuedDate":"2022-12-27","latestIssueDate":"2023-12-11","closureDate":"2025-02-24","expirationDate":"2024-12-26","inactiveDate":"2025-02-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"665874","type":"Rental","businessName":"YUMING WANG (UNIVERSAL REALTY LLC)","legalName":"YUMING WANG","issuedDate":"2015-05-26","latestIssueDate":"2017-05-14","closureDate":"2018-07-30","expirationDate":"2018-05-31","inactiveDate":"2018-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"616217","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","issuedDate":"2014-01-27","latestIssueDate":"2014-01-27","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"570404","type":"Vacant Residential Property / Lot","businessName":"GARY BATAILLE","legalName":"GARY BATAILLE","issuedDate":"2012-08-03","latestIssueDate":"2012-08-03","closureDate":"2014-01-27","expirationDate":"2013-02-28","inactiveDate":"2014-01-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"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":["4 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":"Use permit #583811: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 644188 (Expired). 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"15 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 25, 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 #570404: Inactive since Jan 27, 2014; Vacant Residential Property / Lot #616217: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #913334: Inactive since Feb 24, 2025","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 19 historical violations across 9 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 Nov 18, 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"}]}