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Variance","grounds":"Permit for the erection of a rear deck with stairs from grade to deck to an existing two family attached structure, size and location as shown on plan.","status":"Completed","outcome":"Granted","date":"2024-08-29","number":"ZP-2023-012834","relatedPermit":"ZP-2023-012834"},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-04-09","number":"HA-2024-001991","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":222400,"taxable":222400,"land":34880,"improvement":187520,"taxableLand":34880,"taxableImprovement":187520,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":222400,"taxable":222400,"land":33360,"improvement":189040,"taxableLand":33360,"taxableImprovement":189040,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":222400,"taxable":222400,"land":33360,"improvement":189040,"taxableLand":33360,"taxableImprovement":189040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":248100,"taxable":248100,"land":37200,"improvement":210900,"taxableLand":37200,"taxableImprovement":210900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":257700,"taxable":257700,"land":38639,"improvement":219061,"taxableLand":38639,"taxableImprovement":219061,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":257700,"taxable":257700,"land":38639,"improvement":219061,"taxableLand":38639,"taxableImprovement":219061,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":257700,"taxable":257700,"land":38639,"improvement":219061,"taxableLand":38639,"taxableImprovement":219061,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":217600,"taxable":217600,"land":43520,"improvement":174080,"taxableLand":43520,"taxableImprovement":174080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":217600,"taxable":217600,"land":43520,"improvement":174080,"taxableLand":43520,"taxableImprovement":174080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":416900,"taxable":416900,"land":83380,"improvement":333520,"taxableLand":83380,"taxableImprovement":333520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":416900,"taxable":416900,"land":83380,"improvement":333520,"taxableLand":83380,"taxableImprovement":333520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":328200,"taxable":328200,"land":65640,"improvement":262560,"taxableLand":65640,"taxableImprovement":262560,"exemptLand":0,"exemptImprovement":0}],"taxNow":5836,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"156930","date":"2008-09-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-09-15","scope":"TURN SFD INTO A DUPLEX"},{"number":"190839","date":"2008-12-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 200AMP SERVICE COMPLETE WITH GROUNDING, RE WIRING NEW EQUIPMENT, LIGHT FIXTURES CONVERT TO 2 FAMILY DWELLING INSTALL 2 METERS AND 2 - 100AMP SUB PANELS AS PER 2005 NEC (WEST DISTRICT)"},{"number":"581206","date":"2014-12-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-22","scope":"REQUEST TO ELIMINATE THE OFF-STREET PARKING IN EXISTINY TWO FAMILY DWELLING."},{"number":"586421","date":"2015-01-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-01-23","scope":"USE AS TWO FAMILY DWELLING"},{"number":"587401","date":"2015-01-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"RUN NEW FEEDS FOR POWER, LIGHTING, DISHWASHER & HWH THROUGHOUT BASEMENT (2FD) AS PER NEC 2008"},{"number":"566313","date":"2015-06-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-10-02","scope":"RENOVATION OF GRADE LEVEL BASEMENT FOR USE AS APARTMENT, AS PER PLANS."},{"number":"627419","date":"2015-07-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-02","scope":"WATER HEATER INSTALLATION, ROUGH-IN BASEMENT TOILET, SHOWER, VANITY, WASHER CONNECTION AND KITCHEN SINK. INSTALL RELIEF VALVE EXT ON WATER HEATER"},{"number":"ZP-2023-012834","date":"2024-07-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-12","scope":"For the erection of a rear deck with stairs from grade to deck to an existing attached structure, size and location as shown on plan."},{"number":"RP-2024-010787","date":"2025-05-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-06-12","scope":"FOR THE ERECTION OF A REAR YARD DECK ADDITION WITH STAIRS FROM GRADE TO DECK TO AN EXISTING ATTACHED TWO-STORY TWO-FAMILY DWELLING AS PER APPROVED PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"592776","type":"Rental","status":"Active","businessName":"GORDANA ANA KOSTICH","legalName":"GORDANA ANA KOSTICH","address":"4917 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-05-07","latestIssueDate":"2026-03-08","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"592776","type":"Rental","businessName":"GORDANA ANA KOSTICH","legalName":"GORDANA ANA KOSTICH","issuedDate":"2013-05-07","latestIssueDate":"2026-03-08","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":2,"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":["2 permit events since 2023","3 zoning/board appeals 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-2023-012834: Completed · Granted; related permit ZP-2023-012834. Use permit #156930: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 28, 2026.","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":"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/"},{"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 21 historical violations across 8 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"}]}