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19008","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Withdrawn","date":"2025-10-27","number":"HA-2025-000526","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"Disagree with violation and/or action.\n\nsee attached","status":"Closed","outcome":"Complete","date":"2026-04-22","number":"HA-2025-003071","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":656100,"taxable":131220,"land":131220,"improvement":524880,"taxableLand":131220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":524880},{"y":2026,"v":656100,"taxable":131220,"land":131220,"improvement":524880,"taxableLand":131220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":524880},{"y":2027,"v":726800,"taxable":145300,"land":145300,"improvement":581500,"taxableLand":145300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":581500}],"taxNow":1837,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-000701","date":"2020-09-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-18","scope":"For the erection of three (3) story structure with a vacant commercial space at the 1st floor with a two (2) family dwelling above. The building is Type IIIB construction which requires two (2) hour fire resistance rated exterior bearing walls constructed of fire retardant treated wood. Building sprinklered per NFPA 13. Separate permit required for MEP and fire suppression work. [Amendment approved 4/6/2023 for changes to the Design Professional in Responsible Charge of Special Inspections (DPRC-SI) and the designated Approved Special Inspections Agency as per amended Special Inspections Duties & Responsibilities and Statement of Special Inspections forms.]"},{"number":"FP-2021-002582","date":"2021-11-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-13","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2021-022439","date":"2022-02-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-13","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-000250","date":"2022-02-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-28","scope":"INSTALL A 600 AMP MAIN SERVICE, 400 AMP SERVICE & (3) GANG METER BANK TO THE DWELLING UNITS & 300 AMP SERVICE & METER TO THE COMMERCIAL SPACE, (2) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. PROVIDE WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE AND TWO DWELLING UNITS. INSTALL LIGHTING NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2022-000354","date":"2022-03-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-20","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. (All 3 apartments will have DAIKIN ductless AC/HEAT units installed. Apartment 1: 36,000 btu DAIKIN condenser with 3 wall mount blowers. Apartment 2: 24,000 btu DAIKIN condenser with 3 wall mount blowers. Apartment 3: 24,000 btu DAIKIN condenser with 4 wall mount blowers. NO DUCTWORK)."},{"number":"ZP-2024-003819","date":"2024-04-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Group Child Care"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"10 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"30 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 5 passed"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"0965841","type":"Rental","status":"Active","businessName":"RazaDosi Properties","legalName":"RazaDosi Properties","address":"1325 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-11-18","latestIssueDate":"2025-10-18","expirationDate":"2026-11-17","inactiveDate":null}],"licenseActivity":[{"number":"0965841","type":"Rental","businessName":"RazaDosi Properties","legalName":"RazaDosi Properties","issuedDate":"2024-11-18","latestIssueDate":"2025-10-18","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["9 open L&I violations","failed L&I inspection activity in 2022, 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":["1 permit event since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient; Sprinkler Certification: Certified through Nov 18, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE OCCUPIED PRIOR TO 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":"violations","level":"attention","title":"9 open L&I violations","finding":"43 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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 (2928 HILLSIDE ROAD, BROOMALL PA, 19008).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}