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ISSUES ARE THE FAULT OF THE TENANT. LANDLORD IS TAKING ACTION TO COLLECT AND REMOVE ALL SUBLET TENANTS ILLEGALLY THERE.","status":"CLOSED","outcome":"Withdrawn","date":"2019-07-09","number":"37810","relatedPermit":"690674"},{"type":"RB_LIRB","grounds":"TENANT HAS ILLEGALLY SUBLET THE PREMISES CAUSING CHANGES IN ZONING, WHICH ARE NOT THE INTENTIONS OF THE LANDLORD. LANDLORD IS TAKING IMMEDIATE ACTION TO REMOVE ILLEGAL OCCUPANTS.","status":"OPEN","outcome":"City affirmed","date":"2020-01-23","number":"37811","relatedPermit":"690972"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":77000,"taxable":77000,"land":8055,"improvement":68945,"taxableLand":8055,"taxableImprovement":68945,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":77000,"taxable":77000,"land":8055,"improvement":68945,"taxableLand":8055,"taxableImprovement":68945,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":116600,"taxable":116600,"land":23320,"improvement":93280,"taxableLand":23320,"taxableImprovement":93280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":87900,"taxable":87900,"land":17600,"improvement":70300,"taxableLand":17600,"taxableImprovement":70300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":87900,"taxable":87900,"land":17600,"improvement":70300,"taxableLand":17600,"taxableImprovement":70300,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":87900,"taxable":87900,"land":17600,"improvement":70300,"taxableLand":17600,"taxableImprovement":70300,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":87900,"taxable":87900,"land":17600,"improvement":70300,"taxableLand":17600,"taxableImprovement":70300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":104800,"taxable":104800,"land":20900,"improvement":83900,"taxableLand":20900,"taxableImprovement":83900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":104800,"taxable":104800,"land":20900,"improvement":83900,"taxableLand":20900,"taxableImprovement":83900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":117500,"taxable":117500,"land":23500,"improvement":94000,"taxableLand":23500,"taxableImprovement":94000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":117500,"taxable":117500,"land":23500,"improvement":94000,"taxableLand":23500,"taxableImprovement":94000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":143100,"taxable":143100,"land":28600,"improvement":114500,"taxableLand":28600,"taxableImprovement":114500,"exemptLand":0,"exemptImprovement":0}],"taxNow":1645,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"146171","date":"2008-04-17","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2015-10-17","scope":null},{"number":"308910","date":"2010-10-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-10-28","scope":"USE TO DAYCARE FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON 1ST FLOOR WITH VACANT 2ND FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY). NO SIGN ON THIS APPLICATION. NO ADDITION."},{"number":"786423","date":"2017-05-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-03-12","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"795481","date":"2017-06-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE WATER SERVICE FOR SINGLE FAMILY DWELLING AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"872559","date":"2018-05-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-01","scope":"CHANGE IN USE OF ENTIRE BUILDING TO ONE (1) FAMILY HOUSEHOLD LIVING"},{"number":"1008414","date":"2019-09-06","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-18","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"1042235","date":"2020-02-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-04-13","scope":"REMOVAL OF EXISTING WOODEN EXTERIOR STAIR (NO PERMITS ON FILE) IN THEIR ENTIRETY TO COMPLY VIOLATION CASE # 690972. THIS PERMIT DOES NOT AUTHORIZE ANY INTERIOR ALTERATIONS OR CHANGES IN OCCUPANCY. ANY OPENINGS THAT LEAD TO THE REMOVED STAIR SHALL BE SEALED AND RETURNED TO THEIR ORIGINAL CONDITION CONSISTENT WITH EXISTING CONSTRUCTION MATERIALS. INSPECTOR MAY ALLOW FOR COMPLIANT GUARD INSTALLATION AT 2ND FLOOR ROOF IF DOOR WAS ORIGINAL."},{"number":"EP-2020-004904","date":"2020-07-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-07","scope":"Install 12 new receptacle outlets and gfci ( fishing method) connecting to 3- 20 amp branch circuits connecting to existing 100 amp incoming service and all necessary bonding and grounding as per Nec 2014"},{"number":"ZP-2020-006809","date":"2020-09-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2023-010665","date":"2023-11-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A VERTICAL ADDITION ON AN ATTACHED STRUCTURE. SIZE AND LOCATION SHOWN ON PLANS."},{"number":"ZP-2025-009840","date":"2025-10-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"New construction","storyDelta":2.52,"timeline":[{"y":2019,"k":"insp","w":"Inspection failed ×4"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"appeal","w":"Appeal city affirmed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"sale","p":175000},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"sale","p":225000},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"774960","type":"Rental","status":"Closed","businessName":"DAVID DAMAGHI","legalName":"DAVID DAMAGHI ","address":"2522 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-05-01","latestIssueDate":"2019-04-09","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"824574","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"PAUL STREET REAL ESTATE","legalName":"PAUL STREET REAL ESTATE ","address":"2522 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-09-23","latestIssueDate":"2019-09-23","expirationDate":"2020-09-22","inactiveDate":"2020-11-21"},{"number":"0995918","type":"Rental","status":"Active","businessName":"Alion Investments","legalName":"Alion Investments","address":"2522 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-12-19","latestIssueDate":"2025-12-19","expirationDate":"2026-12-18","inactiveDate":null}],"licenseActivity":[{"number":"0995918","type":"Rental","businessName":"Alion Investments","legalName":"Alion Investments","issuedDate":"2025-12-19","latestIssueDate":"2025-12-19","closureDate":null,"expirationDate":"2026-12-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"824574","type":"Vacant Residential Property / Lot","businessName":"PAUL STREET REAL ESTATE","legalName":"PAUL STREET REAL ESTATE ","issuedDate":"2019-09-23","latestIssueDate":"2019-09-23","closureDate":"2020-11-21","expirationDate":"2020-09-22","inactiveDate":"2020-11-21","status":"Closed","statusLabel":"Inactive","active":false},{"number":"774960","type":"Rental","businessName":"DAVID DAMAGHI","legalName":"DAVID DAMAGHI ","issuedDate":"2018-05-01","latestIssueDate":"2019-04-09","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37811: OPEN · City affirmed; related permit 690972. Use permit #308910: COMPLETED. The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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":"4 permits not marked completed: 786423 (EXPIRED), 795481 (EXPIRED), 1008414 (Expired), 1042235 (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":"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 (1320 KATIE IN, NORTH WALES PA, 19454).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 14, 2022.","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":"Vacant Residential Property / Lot #824574: Closed since Nov 21, 2020","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 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 25 historical violations across 4 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/"}]}