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conditions","date":"2017-12-20","number":"28683","relatedPermit":"708160"}],"taxYears":[{"year":2015,"total":531.03,"principal":0,"interest":214.28,"penalty":199.99},{"year":2016,"total":1937.34,"principal":1698.51,"interest":25.48,"penalty":16.99}],"taxNet":2468.37,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":185400,"taxable":185400,"land":95256,"improvement":90144,"taxableLand":95256,"taxableImprovement":90144,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":185400,"taxable":185400,"land":55620,"improvement":129780,"taxableLand":55620,"taxableImprovement":129780,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":185400,"taxable":185400,"land":55620,"improvement":129780,"taxableLand":55620,"taxableImprovement":129780,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":185500,"taxable":185500,"land":55650,"improvement":129850,"taxableLand":55650,"taxableImprovement":129850,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":193700,"taxable":193700,"land":58110,"improvement":135590,"taxableLand":58110,"taxableImprovement":135590,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":193700,"taxable":193700,"land":58110,"improvement":135590,"taxableLand":58110,"taxableImprovement":135590,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":193700,"taxable":193700,"land":58110,"improvement":135590,"taxableLand":58110,"taxableImprovement":135590,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":180900,"taxable":180900,"land":36180,"improvement":144720,"taxableLand":36180,"taxableImprovement":144720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":180900,"taxable":180900,"land":36180,"improvement":144720,"taxableLand":36180,"taxableImprovement":144720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":244000,"taxable":244000,"land":48800,"improvement":195200,"taxableLand":48800,"taxableImprovement":195200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":244000,"taxable":244000,"land":48800,"improvement":195200,"taxableLand":48800,"taxableImprovement":195200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":274800,"taxable":274800,"land":54960,"improvement":219840,"taxableLand":54960,"taxableImprovement":219840,"exemptLand":0,"exemptImprovement":0}],"taxNow":3416,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"127207","date":"2008-01-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-01-22","scope":"INTERIOR ALTERATIONS TO INCLUDE REPLACEMENT OF DAMAGED DRYWALL IN KITCHEN AND BATHROOM. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEBRUARY 2007. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES."},{"number":"571992","date":"2015-03-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-03-25","scope":"USE CHANGE FOR RESIDENTIAL USE TO OFFICE USE (LAW OFFICE) THROUGHOUT THE ENTIRE STRUCTURE."},{"number":"612995","date":"2016-02-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO AN EXISTING DETACHED STRUCTURE. ALTERATIONS TO INCLUDE THE DEMOLITION AND ERECTION OF NON-LOAD BEARING PARTITIONS, MILLWORK, FINISHES AND ACCESSIBILITY UPGRADES. FOR THE ERECTION OF A RAMP TO SERVE AS AN ACCESSIBLE ENTRANCE. STRUCTURE FOR USE AS BUSINESS AND PROFESSIONAL OFFICE (LAW OFFICE), APPLICATION IS FOR A COMPLETE CHANGE IN OCCUPANCY. SEPARATE BUILDING PERMIT REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL, AND SIGNS; ZONING PERMITS REQUIRED FOR PARKING AND SIGNS. NO CHANGE TO HEIGHT OR AREA OF STRUCTURE."},{"number":"691543","date":"2016-05-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-27","scope":"INSTALL ADA BATHROOM 1 WC AND 1 LAV (OFFICE SPACE)"},{"number":"711445","date":"2016-09-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-12","scope":"REPLACE 22 OUTLETS, 18 FIXTURES, 10 SWITCHES AND 3 GFCI AS PER 2008 NEC (EAST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"709595","date":"2016-09-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-26","scope":"TO AMEND A/P NO 612995 TO DOCUMENT REVISED FLOOR PLAN. STRUCTURE FOR USE AS BUSINESS AND PROFESSIONAL OFFICE (LAW OFFICE). SEPARATE BUILDING PERMIT REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL, AND SIGNS; ZONING PERMITS REQUIRED FOR PARKING AND SIGNS. NO CHANGE TO HEIGHT OR AREA OF STRUCTURE."},{"number":"747428","date":"2017-01-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-01-12","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR INTERIOR OFFICE ONLY."},{"number":"708160","date":"2018-05-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED FREESTANDING SIGN (MAXIMUM SIZE 7'X7', AS PER ZBA PROVISO), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. SIGN ACCESSORY TO PREVIOUSLY APPROVED USE OF BUSINESS & PROFESSIONAL OFFICES (SEE AP#571992, CAL#24094), WITH EIGHT (8) ACCESSORY SURFACE PARKING SPACES, INCLUDING ONE (1) ACCESSIBLE SPACE."},{"number":"967210","date":"2019-06-07","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-06-28","scope":"FOR THE DOCUMENTATION OF THE ERECTION OF ONE (1) DOUBLE-FACED FREE-STANDING NON-ILLUMINATED SIGN PER APPROVED PLANS. SIGN ACCESSORY TO PREVIOUSLY APPROVED BUSINESS AND PROFESSIONAL OFFICES. SIGN PERMIT ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"11 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"425605","type":"Rental","status":"Inactive","businessName":"DANIEL G LOZA","legalName":"DANIEL G LOZA","address":"9200 ACADEMY RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-10-05","latestIssueDate":"2009-05-28","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"425605","type":"Rental","businessName":"DANIEL G LOZA","legalName":"DANIEL G LOZA","issuedDate":"2007-10-05","latestIssueDate":"2009-05-28","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #24094: CLOSED · Granted; related permit 571992. Use permit #571992: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 1, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 8 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 19, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 54 historical violations across 17 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/"},{"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"}]}