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DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. WORK TO INCLUDE REPLACE GWB, TAPE AND FINISH THROUGHOUT. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC INSTALLATIONS. CALL INSPECTOR AT LEAST 24 HOURS PRIOR TO THE START OF WORK."},{"number":"829912","date":"2017-11-06","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-26","scope":"EZ PERMIT RE-ROOFING - FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. REMOVE & REPLACE SHINGLES ON FRONT 1ST & 2ND FLOOR PENTS. NO OTHER WORK ON THIS PERMIT."},{"number":"830552","date":"2017-11-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-26","scope":"INSTALL 2-GFI'S IN THE KITCHEN,FRIDGE CIRCUIT,RECEPT IN KITCHEN,3-4 RECEPTS IN DINING ROOM AND LIGHTING CIRCUIT ON AN EXISTING 100AMP SERVICE AS PER 2008 NEC (EAST DISTRICT)"},{"number":"839815","date":"2017-12-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"CURB TRAP,PARTIAL MAIN DRAIN AND FAI PA20173472198(SFD)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Renovated & sold on","storyDelta":0.75,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed ×6"},{"y":2015,"k":"insp","w":"Inspection failed ×8"},{"y":2016,"k":"insp","w":"Inspection passed ×2"},{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2017,"k":"sale","p":105000},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"436969","type":"Rental","status":"Closed","businessName":"RANDY T CHAN (AGT: COMMERCE REAL ESTATE)","legalName":"RANDY T CHAN","address":"8761 DITMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-02-28","latestIssueDate":"2009-02-23","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"750883","type":"Rental","status":"Inactive","businessName":"RANDY T CHAN...","legalName":"RANDY T CHAN...","address":"8761 DITMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-09-07","latestIssueDate":"2017-09-07","expirationDate":"2018-09-06","inactiveDate":"2018-11-05"},{"number":"804977","type":"Rental","status":"Active","businessName":"Emma Greiss LLC","legalName":"Emma Greiss LLC","address":"8761 DITMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-03-08","latestIssueDate":"2026-03-18","expirationDate":"2027-03-07","inactiveDate":null}],"licenseActivity":[{"number":"804977","type":"Rental","businessName":"Emma Greiss LLC","legalName":"Emma Greiss LLC","issuedDate":"2019-03-08","latestIssueDate":"2026-03-18","closureDate":null,"expirationDate":"2027-03-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"750883","type":"Rental","businessName":"RANDY T CHAN...","legalName":"RANDY T CHAN...","issuedDate":"2017-09-07","latestIssueDate":"2017-09-07","closureDate":"2018-11-05","expirationDate":"2018-09-06","inactiveDate":"2018-11-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"436969","type":"Rental","businessName":"RANDY T CHAN (AGT: COMMERCE REAL ESTATE)","legalName":"RANDY T CHAN","issuedDate":"2008-02-28","latestIssueDate":"2009-02-23","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (341 MULBERRY DR, ROYERSFORD PA, 19468).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1960 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, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 17, 2017.","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 15 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"}]}