{"asOf":"2026-07-29T19:35:08.740Z","block":"100-199 PHEASANT HILL DR","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-pheasant-hill-dr","address":"110 PHEASANT HILL DR","parcelNumber":"632044156","source":"https://property.phila.gov/?p=632044156","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A20","buildingCodeNew":"03","buildingClass":"DET 1.5 STY MASONRY","buildingClassNew":"RANCH","useLabel":"House","owner":"BARZILAY NIR","coOwner":"BARZILAY YEKATERINA A","marketValue":495700,"landAssessment":99140,"improvementAssessment":396560,"livableArea":1920,"yearBuilt":1985,"lastSale":{"price":350000,"date":"2022-11-30T05:00:00Z"},"openViolations":5,"violations":[{"number":"VI-2024-046946","date":"2024-06-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2024-07-12","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2024-07-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855450072&hash=A3410FE13940BBAE103A1EAD5D871F84FD52CFD5AFB15291798022D52AD0646D"},{"number":"VI-2024-046947","date":"2024-06-07","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2024-07-12","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2024-07-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855450072&hash=A3410FE13940BBAE103A1EAD5D871F84FD52CFD5AFB15291798022D52AD0646D"},{"number":"VI-2024-057964","date":"2024-07-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-11-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855468747&hash=08CA68A14CDF4479495EA40A40E4E922ECE73AC0D69C50068C69F50A92D44C36"},{"number":"VI-2024-057965","date":"2024-07-12","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-11-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855468747&hash=08CA68A14CDF4479495EA40A40E4E922ECE73AC0D69C50068C69F50A92D44C36"},{"number":"VI-2025-003427","date":"2025-01-23","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2026-02-24","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003428","date":"2025-01-23","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003429","date":"2025-01-23","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003430","date":"2025-01-23","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003431","date":"2025-01-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003432","date":"2025-01-23","code":"A-104.1/6","title":"DEBRIS REMOVE- DEMOLITION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"}],"violationCases":[{"number":"CF-2024-058673","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-07","completedDate":"2024-07-12","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855450072&hash=A3410FE13940BBAE103A1EAD5D871F84FD52CFD5AFB15291798022D52AD0646D","violations":[{"number":"VI-2024-046946","date":"2024-06-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2024-07-12","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2024-07-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855450072&hash=A3410FE13940BBAE103A1EAD5D871F84FD52CFD5AFB15291798022D52AD0646D"},{"number":"VI-2024-046947","date":"2024-06-07","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2024-07-12","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2024-07-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855450072&hash=A3410FE13940BBAE103A1EAD5D871F84FD52CFD5AFB15291798022D52AD0646D"}]},{"number":"CF-2024-074398","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-12","completedDate":"2025-03-06","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855468747&hash=08CA68A14CDF4479495EA40A40E4E922ECE73AC0D69C50068C69F50A92D44C36","violations":[{"number":"VI-2024-057964","date":"2024-07-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-11-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855468747&hash=08CA68A14CDF4479495EA40A40E4E922ECE73AC0D69C50068C69F50A92D44C36"},{"number":"VI-2024-057965","date":"2024-07-12","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-11-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855468747&hash=08CA68A14CDF4479495EA40A40E4E922ECE73AC0D69C50068C69F50A92D44C36"}]},{"number":"CF-2025-004492","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-01-23","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F","violations":[{"number":"VI-2025-003427","date":"2025-01-23","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2026-02-24","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003428","date":"2025-01-23","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003429","date":"2025-01-23","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003430","date":"2025-01-23","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003431","date":"2025-01-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"},{"number":"VI-2025-003432","date":"2025-01-23","code":"A-104.1/6","title":"DEBRIS REMOVE- DEMOLITION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-01-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855541386&hash=70291E14E11FBCE5F933A78D2CBF868A246AEF1EDEE309826E0BD0E904D2C88F"}]}],"violYears":[{"y":2024,"n":4,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2024-058673","date":"2024-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-058673","date":"2024-07-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-074398","date":"2024-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074398","date":"2024-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074398","date":"2024-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-004492","date":"2025-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074398","date":"2025-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074398","date":"2025-03-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":4,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.09242332536105,"lng":-75.0675725470138,"geom":{"type":"Polygon","coordinates":[[[-75.067290176,40.092464074],[-75.067595305,40.092218767],[-75.067879915,40.092460813],[-75.067450234,40.092587857],[-75.067290176,40.092464074]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":2,"lotArea":11125,"zoning":"RSD1","grade":"C","basement":null,"heater":null,"centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"110 PHEASANT HILL DR, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"LIRB-C Other L&I","grounds":"See attached.","status":"Closed","outcome":"Complete","date":"2024-09-30","number":"HA-2024-003427","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2024-09-30","number":"HA-2024-003428","relatedPermit":null},{"type":"BBS ID/U Time Extension Request","grounds":"OUr violation number is CF-2025-004492 and we were asked by the city to clear up the debris within 8 days of fire accident otherwise we will be facing a $3500/day fine. Unfortunately, the house is currently under investigation by the insura","status":"Closed","outcome":"Complete","date":"2025-09-15","number":"HA-2025-000390","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":330000,"taxable":300000,"land":212598,"improvement":117402,"taxableLand":212598,"taxableImprovement":87402,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":330000,"taxable":330000,"land":59400,"improvement":270600,"taxableLand":59400,"taxableImprovement":270600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":330000,"taxable":330000,"land":59400,"improvement":270600,"taxableLand":59400,"taxableImprovement":270600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":362100,"taxable":362100,"land":65178,"improvement":296922,"taxableLand":65178,"taxableImprovement":296922,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":378200,"taxable":378200,"land":67995,"improvement":310205,"taxableLand":67995,"taxableImprovement":310205,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":378200,"taxable":378200,"land":67995,"improvement":310205,"taxableLand":67995,"taxableImprovement":310205,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":378200,"taxable":378200,"land":67995,"improvement":310205,"taxableLand":67995,"taxableImprovement":310205,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":392500,"taxable":392500,"land":78500,"improvement":314000,"taxableLand":78500,"taxableImprovement":314000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":392500,"taxable":392500,"land":78500,"improvement":314000,"taxableLand":78500,"taxableImprovement":314000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":412700,"taxable":412700,"land":82540,"improvement":330160,"taxableLand":82540,"taxableImprovement":330160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":412700,"taxable":412700,"land":82540,"improvement":330160,"taxableLand":82540,"taxableImprovement":330160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":495700,"taxable":495700,"land":99140,"improvement":396560,"taxableLand":99140,"taxableImprovement":396560,"exemptLand":0,"exemptImprovement":0}],"taxNow":5777,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-002945","date":"2023-03-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ATTACHED TO AN EXISTING ONE-STORY SINGLE-FAMILY DWELLING; SIZE AND LOCATION AS SHOWN IN THE PLAN. ** AMEND TO INCREASE IN GROSS FLOOR AREA (GFA) NOT TO EXCEED 10% OF THE ORIGINAL APPROVAL, AS PER AMENDED ZONING PLAN. **"},{"number":"RP-2023-009263","date":"2023-10-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Cancelled","completedDate":"2025-02-19","scope":"This project is for adding a story and attic space on top of an existing 1 story structure. In addition, interior alteration is proposed for the existing basement and 1st floor. details as shown on plan."},{"number":"PP-2024-007111","date":"2024-05-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Stop Work","completedDate":null,"scope":"Install new interior plumbing for 3 toilets 3 lavs 3 showers 1 kitchen 1 laundry 1 water heater"},{"number":"EP-2024-004806","date":"2024-05-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Stop Work","completedDate":null,"scope":"New wiring of addition New service 200 amp New lights switches and outlets"},{"number":"MP-2024-002456","date":"2024-05-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Stop Work","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. one 4 ton heat pump unit for basement and first floor and one more 4 ton heat pump unit for 2nd and 3rd floor 2 ERV’s, Duct work, line sets, drain pans with overflow switch, 24 registers, thermostats"},{"number":"RP-2024-012011","date":"2024-11-18","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ATTACHED TO AN EXISTING DETACHED ONE-STORY SINGLE-FAMILY DWELLINGAS PER APPROVED PLAN. HEIGHT NOT TO EXCEED 38 FEET. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"PP-2025-000635","date":"2025-01-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of plumbing fixtures with new piping for a single family dwelling with 3.5BA. 4 LAV, 4WC, 3 SH/BT, 1 KIT, 1 WAS, 1 HWH"},{"number":"PP-2026-004527","date":"2026-04-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-14","scope":"Lateral seal for a demo"},{"number":"ZP-2026-003990","date":"2026-05-04","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR COMPLETE DEMOLITION OF AN EXISTING DETACHED STRUCTURE WITH SLAB AND FOUNDATION TO REMAIN."},{"number":"DP-2026-000395","date":"2026-05-14","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2026-07-03","scope":"**MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF A DETACHED STRUCTURE WITH FOUNDATION AND SLAB TO REMAIN FOR USE WITH FUTURE NEW CONSTRUCTION (SEPARATE PERMITS REQUIRED FOR NEW DEVELOPMENT) TO COMPLY WITH VIOLATION CASE # CF-2025-004492. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH ENGINEER'S REPORT AND APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. 21 DAY POSTING & NOTICE WAIVED PER A-303.2 & DEMOLITION START DATE TO BE IN ACCORDANCE WITH A-302.2.3(1)."}],"storyTag":"Torn down & rebuilt","storyDelta":1.52,"timeline":[{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Full Demolition"},{"y":2026,"k":"permit","w":"Minor Demolition"},{"y":2026,"k":"demo"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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":["5 open L&I violations","failed L&I inspection activity in 2024, 2025"],"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":["5 permit events since 2023","3 zoning/board appeals since 2023","demolition activity 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 #HA-2025-000390: Closed · Complete.","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":"6 permits not marked completed: RP-2023-009263 (Cancelled), PP-2024-007111 (Stop Work), EP-2024-004806 (Stop Work), MP-2024-002456 (Stop Work), RP-2024-012011 (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":"5 open L&I violations","finding":"10 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":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 6, 2025.","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.","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"}]}