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ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #'S 545997 AND 545996. *PERMIT RECEIVED FROM DOWNSTAIRS* *PERMIT RECEIVED FROM DOWNSTAIRS*"},{"number":"PP-2020-016338","date":"2021-01-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-14","scope":"REP;AIR HOUSE DRAIN, HOUSE TRAP & FAI PPC 2018"},{"number":"ZP-2024-003858","date":"2024-04-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"Renovated & sold on","storyDelta":7.59,"timeline":[{"y":2016,"k":"viol","w":"11 L&I violations incl UNSAFE STRUCTURE"},{"y":2017,"k":"viol","w":"11 L&I violations"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"L&I: 8 failed, 5 passed"},{"y":2017,"k":"sale","p":60000},{"y":2018,"k":"insp","w":"Inspection failed ×4"},{"y":2019,"k":"sale","p":120000},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":386500},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"690552","type":"Rental","status":"Inactive","businessName":"GIOVANNI HOLDINGS LLC","legalName":"GIOVANNI HOLDINGS LLC","address":"5402 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-02-05","latestIssueDate":"2017-08-24","expirationDate":"2018-02-01","inactiveDate":"2018-04-02"},{"number":"862977","type":"Rental","status":"Inactive","businessName":"AG Vana LLC","legalName":"AG Vana LLC","address":"5402 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-03-05","latestIssueDate":"2024-01-22","expirationDate":"2025-03-04","inactiveDate":"2025-05-03"},{"number":"946158","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"AG Vana LLC","legalName":"AG Vana LLC","address":"5402 WALNUT ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-03-07","latestIssueDate":"2024-03-07","expirationDate":"2025-03-06","inactiveDate":"2025-05-05"},{"number":"950744","type":"Rental","status":"Active","businessName":"Innovative Dwellings LLC","legalName":"Innovative Dwellings LLC","address":"5402 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-05-05","latestIssueDate":"2026-03-31","expirationDate":"2027-05-04","inactiveDate":null}],"licenseActivity":[{"number":"950744","type":"Rental","businessName":"Innovative Dwellings LLC","legalName":"Innovative Dwellings LLC","issuedDate":"2024-05-05","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"946158","type":"Vacant Residential Property / Lot","businessName":"AG Vana LLC","legalName":"AG Vana LLC","issuedDate":"2024-03-07","latestIssueDate":"2024-03-07","closureDate":"2025-05-05","expirationDate":"2025-03-06","inactiveDate":"2025-05-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"862977","type":"Rental","businessName":"AG Vana LLC","legalName":"AG Vana LLC","issuedDate":"2021-03-05","latestIssueDate":"2024-01-22","closureDate":"2025-05-03","expirationDate":"2025-03-04","inactiveDate":"2025-05-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"690552","type":"Rental","businessName":"GIOVANNI HOLDINGS LLC","legalName":"GIOVANNI HOLDINGS LLC","issuedDate":"2016-02-05","latestIssueDate":"2017-08-24","closureDate":"2018-04-02","expirationDate":"2018-02-01","inactiveDate":"2018-04-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: 618370 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 28 historical violations across 13 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"22 failed, 10 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 8, 2024.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #946158: Inactive since May 5, 2025","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":"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/"}],"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"}]}