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VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-04-21","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=866451144&hash=F7ECD39A6BD49328CCA44CDEE60B3C3444F04727E46382EAACF3BA4FF0B36E9F","violations":[{"number":"VI-2025-023538","date":"2025-04-21","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-30","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=866451144&hash=F7ECD39A6BD49328CCA44CDEE60B3C3444F04727E46382EAACF3BA4FF0B36E9F"},{"number":"VI-2025-023539","date":"2025-04-21","code":"A-203.2/1","title":"UNAPPROVED USED 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WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":3,"baths":1,"stories":2,"lotArea":972,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2271 BRYN MAWR AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":502.18,"principal":305.97,"interest":59.66,"penalty":21.42},{"year":2015,"total":384.78,"principal":295.86,"interest":2.22,"penalty":0},{"year":2016,"total":843.97,"principal":692.2,"interest":10.38,"penalty":6.92}],"taxNet":1730.93,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":43000,"taxable":43000,"land":5734,"improvement":37266,"taxableLand":5734,"taxableImprovement":37266,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":43000,"taxable":43000,"land":7095,"improvement":35905,"taxableLand":7095,"taxableImprovement":35905,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":43000,"taxable":43000,"land":7095,"improvement":35905,"taxableLand":7095,"taxableImprovement":35905,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":64800,"taxable":24800,"land":10700,"improvement":54100,"taxableLand":10700,"taxableImprovement":14100,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":67300,"taxable":22300,"land":11113,"improvement":56187,"taxableLand":11113,"taxableImprovement":11187,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":67300,"taxable":22300,"land":11113,"improvement":56187,"taxableLand":11113,"taxableImprovement":11187,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":67300,"taxable":22300,"land":11113,"improvement":56187,"taxableLand":11113,"taxableImprovement":11187,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":107200,"taxable":27200,"land":21440,"improvement":85760,"taxableLand":21440,"taxableImprovement":5760,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":107200,"taxable":107200,"land":21440,"improvement":85760,"taxableLand":21440,"taxableImprovement":85760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":131000,"taxable":131000,"land":26200,"improvement":104800,"taxableLand":26200,"taxableImprovement":104800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":131000,"taxable":131000,"land":26200,"improvement":104800,"taxableLand":26200,"taxableImprovement":104800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":135300,"taxable":135300,"land":27060,"improvement":108240,"taxableLand":27060,"taxableImprovement":108240,"exemptLand":0,"exemptImprovement":0}],"taxNow":1834,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-008359","date":"2022-08-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-12-23","scope":"**MAKE SAFE PERMIT** FOR THE EXTERIOR REPAIR OF THE EXISTING TWO (2) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE # CF-2022-049298. ALL THE REPAIR WORK SHALL BE DONE AS PER THE ENGINEERING REPORT PROVIDED BY AN ENGINEER, LICENSED AND REGISTERED IN THE STATE OF PA. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK IF REQUIRED. 21 DAY POSTING & NOTICE WAIVED PER A-303.2"},{"number":"RP-2022-014309","date":"2022-12-30","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-22","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB.NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. (EZ Permit Standard - Drywall, flooring, new kitchen, new bathroom, replace windows in existing openings & interior doors. NO WORK TO BE PERFORMED IN THE BASEMENT)."},{"number":"EP-2023-010772","date":"2023-11-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-24","scope":"Adding kitchen countertop outlet, a basement light from existing lights, single pole switch for vanity light, and grounding system."},{"number":"PP-2023-015563","date":"2023-11-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-04","scope":"REPLACE YARD DRAIN AND SECTION OF STACK."},{"number":"PP-2026-008901","date":"2026-07-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Main drain, fresh air inlet, and crub trap"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"7 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"227545","type":"Rental","status":"Inactive","businessName":"HAREGEWAIN MASSELE","legalName":"HAREGEWAIN MASSELE ","address":"5033 CHANCELLOR ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-07","latestIssueDate":"2018-08-19","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"0963658","type":"Rental","status":"Inactive","businessName":"Haregewain Massele","legalName":"Haregewain Massele","address":"5033 CHANCELLOR ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-10-18","latestIssueDate":"2024-10-18","expirationDate":"2025-10-17","inactiveDate":"2025-12-16"}],"licenseActivity":[{"number":"0963658","type":"Rental","businessName":"Haregewain Massele","legalName":"Haregewain Massele","issuedDate":"2004-04-07","latestIssueDate":"2024-10-18","closureDate":"2025-12-16","expirationDate":"2025-10-17","inactiveDate":"2025-12-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2026-008901 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 5, 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/"}],"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"}]}