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Variance","grounds":"PERMIT FOR THE ERECTION OF A DETACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES: FOR MULTI-FAMILY HOUSEHOLD LIVING SIXTY (60) DWELLING UNITS, AND THIRTY (30) ACCESSORY OFF STREET SURFACE PARKING SPACES INCLU","status":"In Process","outcome":null,"date":"2019-12-09","number":"39414","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the relocation of lot lines to create twenty-two lots (Parcels A-V) from one lot (deeded 2100 Benson St) Sizes and location per plans.\n\nOn Parcels A, B, C, D, E, F, G, H, I, J, K, L, M, N, O, P, R, S, & T:\n\nFor the erection of a ","status":"Scheduled","outcome":null,"date":"2026-12-16","number":"ZP-2023-013508","relatedPermit":"ZP-2023-013508"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":427400,"taxable":427400,"land":427400,"improvement":0,"taxableLand":427400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":459100,"taxable":459100,"land":459100,"improvement":0,"taxableLand":459100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":555600,"taxable":555600,"land":555600,"improvement":0,"taxableLand":555600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":555600,"taxable":555600,"land":555600,"improvement":0,"taxableLand":555600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":301700,"taxable":301700,"land":301700,"improvement":0,"taxableLand":301700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":7777,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"222850","date":"2009-06-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-29","scope":"DEMOLISH FIRE-DAMAGED BLDG. AND RECONSTRUCT USING THE SAME FOOTPRINT IN ORDER TO RE-ESTABLISH EXISTING NON-CONFORMING USE AS A 51 UNIT MULTI FAMILY WITH 33 OFF-STREET PARKING SPACES INCLUDING 4 HANDICAPPED PARKING SPACES."},{"number":"234874","date":"2009-09-08","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-03-08","scope":"COMPLETE DEMOLITION OF A FIRE-DAMAGED BUILDING"},{"number":"ZP-2023-013508","date":null,"work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":-0.81,"timeline":[{"y":2009,"k":"permit","w":"Demolition"},{"y":2010,"k":"demo"},{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"sale","p":93648},{"y":2019,"k":"sale","p":128194},{"y":2019,"k":"sale","p":18158},{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"220245","type":"Rental","status":"Inactive","businessName":"BRADFORD RYAN 96 ASSOC LP","legalName":"BRADFORD RYAN 96 ASSOC LP","address":"2100 BENSON ST","revenueCode":"3202","rentalCategory":null,"units":51,"issuedDate":"2004-08-25","latestIssueDate":"2016-03-04","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"749373","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BRADFORD RYAN 96 ASSOC LP","legalName":"BRADFORD RYAN 96 ASSOC LP","address":"2100 BENSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-08-22","latestIssueDate":"2018-07-24","expirationDate":"2019-08-21","inactiveDate":"2019-10-20"}],"licenseActivity":[{"number":"749373","type":"Vacant Residential Property / Lot","businessName":"BRADFORD RYAN 96 ASSOC LP","legalName":"BRADFORD RYAN 96 ASSOC LP","issuedDate":"2017-08-22","latestIssueDate":"2018-07-24","closureDate":"2019-10-20","expirationDate":"2019-08-21","inactiveDate":"2019-10-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"220245","type":"Rental","businessName":"BRADFORD RYAN 96 ASSOC LP","legalName":"BRADFORD RYAN 96 ASSOC LP","issuedDate":"2004-08-25","latestIssueDate":"2016-03-04","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39414: In Process. Use permit #222850: 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: ZP-2023-013508 (Denied).","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":"12 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 29, 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/"},{"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #749373: Inactive since Oct 20, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 7 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/"}],"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/"}]}