{"asOf":"2026-07-25T13:59:50.107Z","block":"3400-3499 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-haverford-ave","address":"3415 HAVERFORD AVE","parcelNumber":"774166200","source":"https://property.phila.gov/?p=774166200","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WC0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 3 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"GATE TO HEAVEN MINISTRY I","coOwner":null,"marketValue":215400,"landAssessment":28000,"improvementAssessment":187400,"livableArea":3875,"yearBuilt":1950,"lastSale":{"price":4,"date":"2000-02-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"491983","date":"2007-02-12","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"3857932","date":"2016-03-01","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3857931","date":"2016-03-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211974643","date":"2019-10-23","code":"PM15-110.4","title":"ADMINISTRATIVE -ID BARRICADES","status":"COMPLIED","resolutionDate":"2020-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211974644","date":"2019-10-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211985369","date":"2020-01-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-05-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211985368","date":"2020-01-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-05-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-065785","date":"2023-08-30","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-033307","date":"2026-05-18","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"},{"number":"VI-2026-033313","date":"2026-05-18","code":"B-3306.2.1","title":"SIDEWALK CLOSURE NOT FENCED\n","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"},{"number":"VI-2026-033310","date":"2026-05-18","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"}],"violationCases":[{"number":"101713","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-02-13","completedDate":"2007-02-13","violations":[{"number":"491983","date":"2007-02-12","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"522332","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-03-03","completedDate":"2016-07-18","violations":[{"number":"3857932","date":"2016-03-01","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3857931","date":"2016-03-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"712575","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-10-23","completedDate":null,"violations":[{"number":"211974643","date":"2019-10-23","code":"PM15-110.4","title":"ADMINISTRATIVE -ID BARRICADES","status":"COMPLIED","resolutionDate":"2020-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211974644","date":"2019-10-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"722480","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-01-24","completedDate":null,"violations":[{"number":"211985369","date":"2020-01-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-05-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211985368","date":"2020-01-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-05-24","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-089585","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-30","completedDate":"2023-10-04","violations":[{"number":"VI-2023-065785","date":"2023-08-30","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-054526","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-18","completedDate":"2026-06-19","violations":[{"number":"VI-2026-033307","date":"2026-05-18","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"}]},{"number":"CF-2026-054606","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-18","completedDate":"2026-06-19","violations":[{"number":"VI-2026-033313","date":"2026-05-18","code":"B-3306.2.1","title":"SIDEWALK CLOSURE NOT FENCED\n","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"}]},{"number":"CF-2026-054609","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-18","completedDate":"2026-06-19","violations":[{"number":"VI-2026-033310","date":"2026-05-18","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2023,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"101713","date":"2007-02-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"522332","date":"2016-03-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"522332","date":"2016-07-14","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"712575","date":"2019-10-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"722480","date":"2020-01-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"722480","date":"2020-06-04","type":null,"status":"FAILED"},{"caseNumber":"712575","date":"2020-07-16","type":null,"status":"FAILED"},{"caseNumber":"722480","date":"2020-09-29","type":null,"status":"FAILED"},{"caseNumber":"722480","date":"2020-12-05","type":null,"status":"FAILED"},{"caseNumber":"722480","date":"2021-01-08","type":null,"status":"FAILED"},{"caseNumber":"722480","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"712575","date":"2021-03-25","type":null,"status":"FAILED"},{"caseNumber":"722480","date":"2021-03-25","type":null,"status":"FAILED"},{"caseNumber":"722480","date":"2021-05-24","type":null,"status":"PASSED"},{"caseNumber":"712575","date":"2022-03-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-089585","date":"2023-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-089585","date":"2023-10-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-054526","date":"2026-05-18","type":null,"status":null},{"caseNumber":"CF-2026-054609","date":"2026-05-18","type":null,"status":null},{"caseNumber":"CF-2026-054606","date":"2026-05-18","type":null,"status":null}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964179941426536,"lng":-75.19264547622944,"geom":{"type":"Polygon","coordinates":[[[-75.192576401,39.964028897],[-75.192654269,39.964019977],[-75.192714566,39.964330319],[-75.192635883,39.964339204],[-75.192576401,39.964028897]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":2508,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1350 WYCOMBE AVE, DARBY PA, 19023","mailOut":true,"appeals":[{"type":"BBS Permit Denial","grounds":"Addition to existing building which spans two parcels under a unity-of-use agreement.  Demolition, rebuild, and extension of existing third-story portion of building.  Two-story addition over existing first story portion of building where s","status":"Completed","outcome":"Approved","date":"2021-12-20","number":"CP-2021-004255","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A SINGLE-FAMILY HOUSEHOLD LIVING AT FIRST FLOOR FRONT WITH EXISTING MULTI-FAMILY HOUSEHOLD LIVING (7 DWELLING UNITS) AS PREVIOUSLY APPROVED ON UNITY STRUCTURE. (TOTAL EIGHT (8) DWELLING UNITS WITHIN THE UNITY OF USE STRUCTURE IN ","status":"Completed","outcome":"Granted","date":"2022-09-28","number":"ZP-2022-001607","relatedPermit":"ZP-2022-001607"},{"type":"BBS Permit Denial","grounds":"FOR THE ERECTION OF ADDITIONS ABOVE AND AT THE REAR OF THE EXISTING ATTACHED STRUCTURES AND LEVEL III INTERIOR ALTERATIONS ACROSS PROPERTY LINES (3415 HAVERFORD AVE AND 3417 HAVERFORD AVE). ALTERATIONS TO INCLUDE THE REMOVAL OF ALL PARTION ","status":"Completed","outcome":"Approved","date":"2023-06-08","number":"CP-2022-007244","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":202100,"taxable":0,"land":26400,"improvement":175700,"taxableLand":0,"taxableImprovement":0,"exemptLand":26400,"exemptImprovement":175700},{"y":2017,"v":202100,"taxable":0,"land":26400,"improvement":175700,"taxableLand":0,"taxableImprovement":0,"exemptLand":26400,"exemptImprovement":175700},{"y":2018,"v":215400,"taxable":0,"land":28002,"improvement":187398,"taxableLand":0,"taxableImprovement":0,"exemptLand":28002,"exemptImprovement":187398},{"y":2019,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2020,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2021,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2022,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2023,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2024,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2025,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2026,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400},{"y":2027,"v":215400,"taxable":0,"land":28000,"improvement":187400,"taxableLand":0,"taxableImprovement":0,"exemptLand":28000,"exemptImprovement":187400}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"111576","date":"2007-11-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-05-21","scope":"SITE WORK ONLY"},{"number":"CP-2021-002036","date":"2021-04-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-25","scope":"MAKE SAFE PERMIT ONLY FOR VIOLATIONS 722480 AND 712575. WORK TO ADDRESS CRUMBLING BRICK MASONRY ON FACADE AS WELL AS DETERIORATED FRONT AS PER PLANS."},{"number":"ZP-2021-006025","date":"2021-12-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"BUILDING 3417: FOR THE ERECTION OF A THIRD STORY ADDITION ON TOP OF THE EXISTING TWO-STORY STRUCTURE. BUILDING 3415: FOR THE DEMOLITION OF THE EXISTING THIRD STORY AND FOR THE ERECTION OF A THIRD STORY AND REAR TWO-STORY ADDITION TO THE EXISTING STRCUTURE. SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"CP-2021-004255","date":"2021-12-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-03-14","scope":"FOR THE ERECTION OF ADDITIONS AND LEVEL III ALTERATIONS ACROSS PROPERTY LINES (3417 HAVERFORD AVE) TO INLCUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. FOR USE AS SEVEN (7) DWELLNG UNITS AND VACANT COMMERCIAL SPACE. BUILDING TO SPRINKLERED PER NFPA 13 AND 13R (SEE BBS VARIANCE). SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. **Place sprinkler heads over exterior wall openings that do not comply with Table 705.8 of the 2018 IBC. & Provide a sprinkler head over first floor windows which open into the courtyard between the two buildings per BBS provisos MI-2021-004176**"},{"number":"ZP-2022-001607","date":"2022-08-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"MP-2021-008979","date":"2022-10-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":"2024-03-14","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-004255"},{"number":"FP-2022-002414","date":"2022-10-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Amendment Applicant Revisions","completedDate":"2024-03-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT BASEMENT AND FIRST FLOOR VACANT COMMERCIAL SPACE AND NFPA 13R THROUGHOUT REMAINING RESIDENTIAL FIRST FLOOR AND BUILDING TO INCLUDE 2 1/2\"-INCH AMES 2000SS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13/13R STANDARD."},{"number":"CP-2022-007244","date":"2023-09-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2024-03-14","scope":"FOR THE ERECTION OF ADDITIONS ABOVE AND AT THE REAR OF THE EXISTING ATTACHED STRUCTURES AND LEVEL III INTERIOR ALTERATIONS ACROSS PROPERTY LINES (3415 HAVERFORD AVE AND 3417 HAVERFORD AVE). ALTERATIONS TO INCLUDE THE REMOVAL OF ALL PARTION WALLS, THE ERECTION OF NEW PARTITION WALLS, THE UNDERPINNING OF THE ABUTTING STRUCTURE, AND NEW EXTERIOR WALL OPENINGS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING CONTAINING EIGHT (8) DWELLING UNITS (GROUP R-2). BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN TEN (10) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.**"},{"number":"EP-2025-006843","date":"2025-09-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":"2026-01-15","scope":"Amend Permit 5/22/2026 - Changes on single line diagram as per new plans. Main disconnect 800 amps, meter stacks for 8 apartments and house panel. All changes throughout as per new MEP plans based on approved building permit 3417 HAVERFORD AVE; INSTALL A 600 AMP SERVICE, (4) GANG METER MODULE, (1) 200 AMP PANEL & FEEDER, (2) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT COMMON AREAS, COMMERCIAL SPACE AND TWO UNITS. INSTALL LIGHTS, SWITCHES, RECEPTACLES, WIRING FOR MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2025-010601","date":"2025-12-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":"2026-01-15","scope":"INTERIOR ALTERATIONS AND THE ERECTION OF AN ADDITION TO CREATE A 8 DWELLING BUILDING WITH STORAGE SPACE IN BASEMENT. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISITING PIPING. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2026-000688","date":"2026-05-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH 2 1/2 -INCH AMES 2000SS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"appeal","w":"Appeal approved"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"3 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"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":["4 permit events since 2023","1 zoning/board appeal 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 #CP-2021-004255: Completed · Approved.","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":"7 permits not marked completed: CP-2021-004255 (Expired), MP-2021-008979 (Issued), FP-2022-002414 (Amendment Applicant Revisions), CP-2022-007244 (Issued), EP-2025-006843 (Issued). 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 11 historical violations across 8 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on May 18, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}