{"asOf":"2026-07-25T08:19:03.904Z","block":"7900-7999 LORETTO AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-loretto-ave","address":"7914 LORETTO AVE","parcelNumber":"561187014","source":"https://property.phila.gov/?p=561187014","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"IAJ BUILDING ASSOCIATES LLC","coOwner":null,"marketValue":53400,"landAssessment":53400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":135000,"date":"2022-06-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-076498","date":"2024-09-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2024-099383","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-09-09","completedDate":"2024-10-22","violations":[{"number":"VI-2024-076498","date":"2024-09-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-099383","date":"2024-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-099383","date":"2024-10-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06089193906084,"lng":-75.05986884788634,"geom":{"type":"Polygon","coordinates":[[[-75.059983554,40.061013442],[-75.059682836,40.060844618],[-75.059754273,40.060771056],[-75.06005369,40.060937787],[-75.059983554,40.061013442]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":3373,"zoning":"RSA3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1405 COTTMAN AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":106800,"taxable":106800,"land":106800,"improvement":0,"taxableLand":106800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":106800,"taxable":106800,"land":106800,"improvement":0,"taxableLand":106800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":53400,"taxable":53400,"land":53400,"improvement":0,"taxableLand":53400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1495,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"307346","date":"2010-11-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-11-23","scope":"NEW CONSTRUCTION OF A (3) STORY SFD WITH (1) INTERIOR PARKING SPACE."},{"number":"ZP-2021-005166","date":"2021-06-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH ROOF DECK ABOVE THE SECOND FLOOR, ACCESSED FROM THIRD FLOOR; FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING WITH TWO (2) ACCESSORY OFF-STREET PARKING SPACES ACCESSED FROM THE FRONT OF GRIFFITH ST., SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"ZP-2025-002127","date":"2025-06-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED BUILDING. SIZE AND LOCATION AS SHOWN IN PLANS"},{"number":"RP-2025-002286","date":"2025-09-04","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE CONSTRUCTION OF A DETACHED STRUCTURE WITH BASEMENT TO INCLUDE HVAC UNIT AND DUCT WORK. BUILDING STRUCTURE WILL COMPLY WITH FIRE-SUPPRESSION SYSTEM NFPA 13 D. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING. AS PER APPROVED PLANS. **********************SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK. *********************************************"},{"number":"PP-2025-011484","date":"2026-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-002286"},{"number":"PP-2025-011482","date":"2026-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-01","scope":"Plumbing Permit (Water Distribution) for combo RP-2025-002286"},{"number":"PP-2025-011483","date":"2026-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-01","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-002286"},{"number":"EP-2025-008595","date":"2026-02-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-002286"},{"number":"MP-2025-004607","date":"2026-04-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-002286"},{"number":"FP-2026-000756","date":"2026-05-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"sale","p":135000},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #307346: 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":"5 permits not marked completed: RP-2025-002286 (Issued), PP-2025-011484 (Issued), EP-2025-008595 (Issued), MP-2025-004607 (Issued), FP-2026-000756 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 22, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}],"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/"}]}