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INSP","status":"CLOSED"},{"caseNumber":"CF-2025-044487","date":"2025-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-044487","date":"2026-01-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":5,"passes":0},{"y":2010,"fails":1,"passes":2},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95934864533077,"lng":-75.22996502433432,"geom":{"type":"Polygon","coordinates":[[[-75.229894069,39.959515621],[-75.229965597,39.959172428],[-75.23003589,39.959181032],[-75.229964632,39.95952486],[-75.229894069,39.959515621]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":2500,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"32 TANYARD RD, RICHBORO PA, 18954","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"THERE IS NO DEFECT WITH REGARD TO THE PLUMBING OR DRAIN LINES OR LATERAL.","status":"OPEN","outcome":"City 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alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-10-01","scope":"ALTERATIONS AS PER PLANS"},{"number":"267910","date":"2010-03-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"INSTALL 90% GAS FURNACE WITH ASSOCIATED DUCTWORK(SFD)"},{"number":"269529","date":"2010-03-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-02","scope":"200 AMP SERVICE, TOTAL WIRING AS PER 2008 NEC (WEST DIST)"},{"number":"PP-2021-017670","date":"2021-09-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-08","scope":"Replace curb trap and fai"}],"storyTag":"Improved","storyDelta":-0.73,"timeline":[{"y":2009,"k":"sale","p":42800},{"y":2009,"k":"sale","p":45000},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2020,"k":"appeal","w":"Appeal city affirmed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"502421","type":"Rental","status":"Inactive","businessName":"KHF PROPERTIES LLC","legalName":"KHF PROPERTIES LLC","address":"5423 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-05-18","latestIssueDate":"2016-05-06","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"811884","type":"Rental","status":"Inactive","businessName":"STEVEN OSTROFF","legalName":"STEVEN OSTROFF ","address":"5423 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-05-08","latestIssueDate":"2025-06-09","expirationDate":"2026-05-07","inactiveDate":"2026-07-06"}],"licenseActivity":[{"number":"811884","type":"Rental","businessName":"STEVEN OSTROFF","legalName":"STEVEN OSTROFF ","issuedDate":"2019-05-08","latestIssueDate":"2025-06-09","closureDate":"2026-07-06","expirationDate":"2026-05-07","inactiveDate":"2026-07-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"502421","type":"Rental","businessName":"KHF PROPERTIES LLC","legalName":"KHF PROPERTIES LLC","issuedDate":"2010-05-18","latestIssueDate":"2016-05-06","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $120,500 to $206,900","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 21, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 4 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"}]}