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Variance","grounds":"Permit for all uses permitted in the CMX-1 zoning district on the ground floor of an existing structure with Single Family Household Living above.","status":"Completed","outcome":"Granted","date":"2025-11-18","number":"ZP-2025-002038","relatedPermit":"ZP-2025-002038"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":158000,"taxable":143000,"land":15400,"improvement":142600,"taxableLand":15400,"taxableImprovement":127600,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":158000,"taxable":143000,"land":15400,"improvement":142600,"taxableLand":15400,"taxableImprovement":127600,"exemptLand":0,"exemptImprovement":15000},{"y":2018,"v":214800,"taxable":199800,"land":42960,"improvement":171840,"taxableLand":42960,"taxableImprovement":156840,"exemptLand":0,"exemptImprovement":15000},{"y":2019,"v":221200,"taxable":201200,"land":44240,"improvement":176960,"taxableLand":44240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":20000},{"y":2020,"v":223400,"taxable":203400,"land":44680,"improvement":178720,"taxableLand":44680,"taxableImprovement":158720,"exemptLand":0,"exemptImprovement":20000},{"y":2021,"v":223400,"taxable":203400,"land":44680,"improvement":178720,"taxableLand":44680,"taxableImprovement":158720,"exemptLand":0,"exemptImprovement":20000},{"y":2022,"v":223400,"taxable":203400,"land":44680,"improvement":178720,"taxableLand":44680,"taxableImprovement":158720,"exemptLand":0,"exemptImprovement":20000},{"y":2023,"v":264800,"taxable":241100,"land":52960,"improvement":211840,"taxableLand":52960,"taxableImprovement":188140,"exemptLand":0,"exemptImprovement":23700},{"y":2024,"v":264800,"taxable":241100.4,"land":52960,"improvement":211840,"taxableLand":52960,"taxableImprovement":188140.4,"exemptLand":0,"exemptImprovement":23699.6},{"y":2025,"v":258400,"taxable":235273.2,"land":51680,"improvement":206720,"taxableLand":51680,"taxableImprovement":183593.2,"exemptLand":0,"exemptImprovement":23126.8},{"y":2026,"v":258400,"taxable":258400,"land":51680,"improvement":206720,"taxableLand":51680,"taxableImprovement":206720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":277900,"taxable":277900,"land":55500,"improvement":222400,"taxableLand":55500,"taxableImprovement":222400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3617,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"431877","date":"2012-10-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"LEVEL ONE ALTERATION. 600 SQUARE FEET. REPLACE OLD SHEETROCK WITH NEW. REPLACE FLOORING WITH NEW - 2ND FLOOR APARTMENT ONLY. NO WORK TO FIRST FLOOR. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES."},{"number":"465989","date":"2013-04-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-15","scope":"45,000 BTU FURNACE 90% EFF. INSTALL IN BASEMENT WITH 2 TON A/C DUCTWORK TO BE INCLUDED ON 1ST FLOOR CEILING"},{"number":"610333","date":"2015-05-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2025-002038","date":"2025-10-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Single-Family"}],"storyTag":"Improved","storyDelta":0.66,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[{"number":"199528","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SCHWARTZ HARVEY","legalName":"SCHWARTZ HARVEY","address":"1801 DALY ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"230692","type":"Rental","status":"Inactive","businessName":"HARVEY SCHWARTZ","legalName":"HARVEY SCHWARTZ","address":"1801 DALY ST","revenueCode":"3202","rentalCategory":null,"units":1,"issuedDate":"2004-01-08","latestIssueDate":"2004-01-08","expirationDate":"2005-02-28","inactiveDate":"2006-09-12"},{"number":"208005","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANTHONY J GENTILE JR","legalName":"ANTHONY J GENTILE JR","address":"1801 DALY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"369125","type":"Food Preparing and Serving","status":"Inactive","businessName":"RIZZIROLLIS INC","legalName":"RIZZIROLLIS INC","address":"1801 DALY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-05-18","latestIssueDate":"2006-05-18","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"464122","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RICHARD M RIZZI","legalName":"RICHARD M RIZZI","address":"1801 DALY ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-01-09","latestIssueDate":"2009-01-09","expirationDate":"2010-02-28","inactiveDate":"2010-01-28"},{"number":"473963","type":"Food Preparing and Serving","status":"Inactive","businessName":"THE PARTY KITCHEN INC","legalName":"THE PARTY KITCHEN INC","address":"1801 DALY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-05-18","latestIssueDate":"2009-05-18","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"478255","type":"Rental","status":"Inactive","businessName":"RICHARD M RIZZI","legalName":"RICHARD M RIZZI","address":"1801 DALY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-07-03","latestIssueDate":"2009-07-03","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"594002","type":"Food Preparing and Serving","status":"Inactive","businessName":"SWEET SAVORY","legalName":"SWEET SAVORY","address":"1801 DALY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-05-17","latestIssueDate":"2013-05-17","expirationDate":"2014-04-30","inactiveDate":null},{"number":"650869","type":"Food Caterer","status":"Inactive","businessName":"WOLF CATERING LLC","legalName":"WOLF CATERING LLC","address":"1801 DALY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2014-12-24","latestIssueDate":"2025-08-19","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"650869","type":"Food Caterer","businessName":"WOLF CATERING LLC","legalName":"WOLF CATERING LLC","issuedDate":"2014-12-24","latestIssueDate":"2025-08-19","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"594002","type":"Food Preparing and Serving","businessName":"SWEET SAVORY","legalName":"SWEET SAVORY","issuedDate":"2013-05-17","latestIssueDate":"2013-05-17","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"478255","type":"Rental","businessName":"RICHARD M RIZZI","legalName":"RICHARD M RIZZI","issuedDate":"2009-07-03","latestIssueDate":"2009-07-03","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"473963","type":"Food Preparing and Serving","businessName":"THE PARTY KITCHEN INC","legalName":"THE PARTY KITCHEN INC","issuedDate":"2009-05-18","latestIssueDate":"2009-05-18","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"464122","type":"Vacant Residential Property / Lot","businessName":"RICHARD M RIZZI","legalName":"RICHARD M RIZZI","issuedDate":"2009-01-09","latestIssueDate":"2009-01-09","closureDate":"2010-01-28","expirationDate":"2010-02-28","inactiveDate":"2010-01-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"369125","type":"Food Preparing and Serving","businessName":"RIZZIROLLIS INC","legalName":"RIZZIROLLIS INC","issuedDate":"2006-05-18","latestIssueDate":"2006-05-18","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208005","type":"Food Preparing and Serving","businessName":"ANTHONY J GENTILE JR","legalName":"ANTHONY J GENTILE JR","issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"230692","type":"Rental","businessName":"HARVEY SCHWARTZ","legalName":"HARVEY SCHWARTZ","issuedDate":"2004-01-08","latestIssueDate":"2004-01-08","closureDate":"2006-09-12","expirationDate":"2005-02-28","inactiveDate":"2006-09-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199528","type":"Food Establishment, Retail Permanent Location","businessName":"SCHWARTZ HARVEY","legalName":"SCHWARTZ HARVEY","issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"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":["1 permit event 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 #ZP-2025-002038: Completed · Granted; related permit ZP-2025-002038.","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: 431877 (EXPIRED), 610333 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 2, 2025","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":"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":"8 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 20, 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 Establishment, Retail Permanent Location #199528: Inactive; Food Preparing and Serving #208005: Inactive since Dec 22, 2012; Food Preparing and Serving #369125: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #464122: Inactive since Jan 28, 2010","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":"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 and appears related-party/family-held.","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 7 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/"}]}