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INSP","status":"CLOSED"},{"caseNumber":"CF-2020-076412","date":"2020-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076412","date":"2020-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065483","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065483","date":"2021-09-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-006694","date":"2022-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-006694","date":"2022-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-054525","date":"2022-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-054525","date":"2022-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-054525","date":"2022-07-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-006694","date":"2022-10-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-039716","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039716","date":"2023-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039716","date":"2023-06-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-098040","date":"2023-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-098040","date":"2023-10-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-048616","date":"2024-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-048616","date":"2024-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-048616","date":"2024-06-26","type":null,"status":"PASSED"},{"caseNumber":"719199","date":"2024-12-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-094874","date":"2025-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094874","date":"2025-10-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":6,"passes":1},{"y":2014,"fails":6,"passes":2},{"y":2015,"fails":4,"passes":0},{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":0,"passes":2},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":4,"passes":2},{"y":2023,"fails":3,"passes":2},{"y":2024,"fails":2,"passes":2},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04043265977114,"lng":-75.0157494090534,"geom":{"type":"Polygon","coordinates":[[[-75.015686445,40.040314893],[-75.015906917,40.040564287],[-75.015881752,40.040577182],[-75.015607632,40.040355365],[-75.015686445,40.040314893]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":4,"baths":2,"stories":2,"lotArea":2307,"zoning":"RSA3","grade":"C+","basement":"C","heater":"H","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"3908 PINE ROAD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A PROPOSED RETAIL GROCERY STORE(FOOD BEVERAGES AND GROCERIES) ON 1ST FLOOR WITH SINGLE FAMILY DWELLING ON 2ND FLOOR IN AN EXISTING STRUCTURE","status":"OPEN","outcome":"Granted","date":"2018-07-25","number":"31620","relatedPermit":"801798"},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE TO SIT-DOWN RESTAURANT (UNDER 50 PERSONS) ON 1ST FLOOR AND BASEMENT WITH ONE FAMILY HOUSEHOLD LIVING UNIT ON THE 2ND FLOOR OF AN EXISTING TWO-STORY STRUCTURE. NO SIGN PERMIT ON THIS APPLICATION.","status":"OPEN","outcome":"Withdrawn","date":"2019-11-14","number":"38375","relatedPermit":"999112"}],"taxYears":[{"year":2014,"total":3224.46,"principal":2336.16,"interest":455.55,"penalty":163.53},{"year":2015,"total":3001.59,"principal":2336.16,"interest":245.3,"penalty":163.53},{"year":2016,"total":2743.41,"principal":2440.42,"interest":36.6,"penalty":24.4}],"taxNet":8969.46,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":151600,"taxable":151600,"land":48828,"improvement":102772,"taxableLand":48828,"taxableImprovement":102772,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":151600,"taxable":151600,"land":68220,"improvement":83380,"taxableLand":68220,"taxableImprovement":83380,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":151600,"taxable":151600,"land":68220,"improvement":83380,"taxableLand":68220,"taxableImprovement":83380,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":83700,"taxable":83700,"land":37665,"improvement":46035,"taxableLand":37665,"taxableImprovement":46035,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":88900,"taxable":88900,"land":40005,"improvement":48895,"taxableLand":40005,"taxableImprovement":48895,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":88900,"taxable":88900,"land":40005,"improvement":48895,"taxableLand":40005,"taxableImprovement":48895,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":88900,"taxable":88900,"land":40005,"improvement":48895,"taxableLand":40005,"taxableImprovement":48895,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":161000,"taxable":161000,"land":32200,"improvement":128800,"taxableLand":32200,"taxableImprovement":128800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":161000,"taxable":161000,"land":32200,"improvement":128800,"taxableLand":32200,"taxableImprovement":128800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":336500,"taxable":336500,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":269200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":336500,"taxable":336500,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":269200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":333700,"taxable":333700,"land":66740,"improvement":266960,"taxableLand":66740,"taxableImprovement":266960,"exemptLand":0,"exemptImprovement":0}],"taxNow":4710,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"801798","date":"2019-06-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-06-11","scope":"DELI AND 1 FAMILY"},{"number":"1037492","date":"2020-02-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-09-27","scope":"FOR LEVEL II ALTERATIONS ON THE FIRST FLOOR LEVEL OF AN EXISTING BUILDING FOR A MECANTILE USE, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"203063","type":"Food Preparing and Serving","status":"Inactive","businessName":"ERCOLANI JOHN & ALFRED","legalName":"ERCOLANI JOHN & ALFRED","address":"8344 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2006-05-09","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"203063","type":"Food Preparing and Serving","businessName":"ERCOLANI JOHN & ALFRED","legalName":"ERCOLANI JOHN & ALFRED","issuedDate":"2004-04-29","latestIssueDate":"2006-05-09","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 109% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $161,000 to $336,500","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #31620: OPEN · Granted; related permit 801798. Use permit #801798: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: 1037492 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"35 failed, 13 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 1, 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/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203063: Inactive since Dec 22, 2012","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 49 historical violations across 20 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"}]}