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CERTIFICATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041694","date":"2024-05-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041707","date":"2024-05-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041712","date":"2024-05-23","code":"PM15-403.5","title":"VENTILATION- DRYER EXHAUST","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041727","date":"2024-05-23","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041765","date":"2024-05-23","code":"PM15-505.1","title":"PLUMBING SYSTEMS- WATER GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041767","date":"2024-05-23","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-041771","date":"2024-05-23","code":"PM15-308.2.1","title":"RUBBISH STORAGE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-014031","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-03-04","completedDate":null,"violations":[{"number":"VI-2025-015801","date":"2025-03-24","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-015802","date":"2025-03-24","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-015803","date":"2025-03-24","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-015799","date":"2025-03-24","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-015800","date":"2025-03-24","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-045039","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-01","completedDate":"2026-06-04","violations":[{"number":"VI-2026-027307","date":"2026-05-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-027308","date":"2026-05-01","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":13,"worst":null},{"y":2025,"n":5,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"353038","date":"2012-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"353038","date":"2012-11-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"713531","date":"2019-10-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"713531","date":"2019-12-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"713531","date":"2020-01-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"713531","date":"2020-03-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-032649","date":"2021-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-032649","date":"2021-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-032649","date":"2021-06-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-111877","date":"2023-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111877","date":"2023-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111877","date":"2024-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049144","date":"2024-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049144","date":"2024-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111877","date":"2024-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014031","date":"2025-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014031","date":"2025-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014031","date":"2025-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-045039","date":"2026-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-045039","date":"2026-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-045039","date":"2026-06-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-014031","date":"2026-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111877","date":"2026-07-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970178884047364,"lng":-75.17055913126636,"geom":{"type":"Polygon","coordinates":[[[-75.170437961,39.970185748],[-75.170444622,39.97014052],[-75.170683315,39.970172531],[-75.170674726,39.970217184],[-75.170437961,39.970185748]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1039,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1125 SPRUCE ST UNIT D, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CONSOLIDATE TWO (2) EXISTING LOTS INTO ONE (1) LOT. FOR THE LEGALIZATION OF TWO (2) EXISTING ACCESSORY FLATWA.LL SIGNS ACCESSORY TO AN EXISTING LAUNDROMAT AS PREVIOUSLY APPROVED. FOR THE LEGALIZATIO","status":"OPEN","outcome":"Granted","date":"2014-05-14","number":"22089","relatedPermit":"497124"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE (WITHOUT ANY CHANGE TO EXISTING\nBUILDING FOOTPRINT), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION.\nFOR USE AS VACANT COMMERCIAL SPACE AT THE FIRST FLOOR (SEPARATE","status":"OPEN","outcome":"Granted","date":"2020-02-05","number":"39340","relatedPermit":"989764"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":109800,"taxable":109800,"land":25950,"improvement":83850,"taxableLand":25950,"taxableImprovement":83850,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":109800,"taxable":109800,"land":25950,"improvement":83850,"taxableLand":25950,"taxableImprovement":83850,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":361300,"taxable":361300,"land":72260,"improvement":289040,"taxableLand":72260,"taxableImprovement":289040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":362200,"taxable":362200,"land":72440,"improvement":289760,"taxableLand":72440,"taxableImprovement":289760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":365800,"taxable":365800,"land":73160,"improvement":292640,"taxableLand":73160,"taxableImprovement":292640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":365800,"taxable":365800,"land":73160,"improvement":292640,"taxableLand":73160,"taxableImprovement":292640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":365800,"taxable":365800,"land":73160,"improvement":292640,"taxableLand":73160,"taxableImprovement":292640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":453200,"taxable":453200,"land":90600,"improvement":362600,"taxableLand":90600,"taxableImprovement":362600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":453200,"taxable":453200,"land":90600,"improvement":362600,"taxableLand":90600,"taxableImprovement":362600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":724100,"taxable":724100,"land":144820,"improvement":579280,"taxableLand":144820,"taxableImprovement":579280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":724100,"taxable":724100,"land":144820,"improvement":579280,"taxableLand":144820,"taxableImprovement":579280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":834200,"taxable":834200,"land":166840,"improvement":667360,"taxableLand":166840,"taxableImprovement":667360,"exemptLand":0,"exemptImprovement":0}],"taxNow":10136,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"989764","date":"2020-09-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE (WITHOUT ANY CHANGE TO EXISTING BUILDING FOOTPRINT), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION."},{"number":"CP-2020-002100","date":"2020-11-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-10-25","scope":"For the erection of additions to the rear 2nd/3rd floors, and for Level III Alterations throughout the existing 2nd/3rd floors (w/partial change of occupancy classification from vacant to Group R-2), within an existing three (3) story attached structure; separate permits required for MEP/FSP work and for fit-out/CO of vacant commercial space at 1st floor; sprinklers to be installed throughout in accordance with NFPA 13; see AP#989764 for zoning/use approval."},{"number":"PP-2021-007649","date":"2021-05-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-10-25","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2021-006350","date":"2021-07-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-12","scope":"Install 600A service, Install 92 outlets, 46 Switches, 90 light fixtures, 15 hardwired smoke alarms with battery backup, 4 HVAC 30 amp service disconnects, install breakers in 5 existing panels, install fire alarm system as per Electrical drawings, 10 smoke detectors, 3 pull stations, 4 Horn strobes, and 4 low frequency Horns. ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS As per 2017 nec and 2016 nfpa 72 2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"13 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","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":["19 open L&I violations","failed L&I inspection activity in 2021, 2023, 2024, 2025, 2026"],"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 60% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $453,200 to $724,100","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 #39340: OPEN · Granted; related permit 989764. The history also contains “NEW USE.”","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":"2 permits not marked completed: CP-2020-002100 (Expired), PP-2021-007649 (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":"violations","level":"attention","title":"19 open L&I violations","finding":"26 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"18 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 27, 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":"2 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}