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Variance","grounds":"PERMIT FOR THE ERECTION OF ONE STORY WITH ROOF COVERED ROOF DECK OVER IT (TWO STORY ADDITION) AND FOR THE ERECTION OF TWO AWNING (FLAT WALL SIGNS) SIGNS WITH NO COPY ON THE SIDES OF THE AWNING TO AM EXISTING ATTACHED STRUCTURE (SIZE AND LOC","status":"In Process","outcome":"Complete","date":"2020-11-12","number":"39377","relatedPermit":"983770"}],"taxYears":[{"year":2013,"total":239.83,"principal":0,"interest":181.44,"penalty":58.39},{"year":2014,"total":357.81,"principal":0,"interest":233.22,"penalty":124.59},{"year":2015,"total":488.26,"principal":139.4,"interest":98.03,"penalty":104.56},{"year":2016,"total":2112.01,"principal":1859.29,"interest":27.88,"penalty":18.59}],"taxNet":3197.91,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":115500,"taxable":115500,"land":7609,"improvement":107891,"taxableLand":7609,"taxableImprovement":107891,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":115500,"taxable":115500,"land":7609,"improvement":107891,"taxableLand":7609,"taxableImprovement":107891,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":69000,"taxable":69000,"land":13800,"improvement":55200,"taxableLand":13800,"taxableImprovement":55200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":62300,"taxable":62300,"land":12460,"improvement":49840,"taxableLand":12460,"taxableImprovement":49840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":62900,"taxable":62900,"land":12580,"improvement":50320,"taxableLand":12580,"taxableImprovement":50320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":62900,"taxable":62900,"land":12580,"improvement":50320,"taxableLand":12580,"taxableImprovement":50320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":62900,"taxable":62900,"land":12580,"improvement":50320,"taxableLand":12580,"taxableImprovement":50320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":78600,"taxable":78600,"land":15720,"improvement":62880,"taxableLand":15720,"taxableImprovement":62880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":78600,"taxable":78600,"land":15720,"improvement":62880,"taxableLand":15720,"taxableImprovement":62880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":84400,"taxable":84400,"land":16880,"improvement":67520,"taxableLand":16880,"taxableImprovement":67520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":84400,"taxable":84400,"land":16880,"improvement":67520,"taxableLand":16880,"taxableImprovement":67520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":90000,"taxable":90000,"land":18000,"improvement":72000,"taxableLand":18000,"taxableImprovement":72000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1181,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"869702","date":"2018-10-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-12","scope":"FOR A TAKE OUT RESTAURANT ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"983770","date":"2021-06-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF ONE STORY WITH ROOF COVERED ROOF DECK OVER IT (TWO STORY ADDITION) AND FOR THE ERECTION OF TWO AWNING (FLAT WALL SIGNS) SIGNS WITH NO COPY ON THE SIDES OF THE AWNING TO AN EXISTING ATTACHED STRUCTURE (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"PP-2022-008122","date":"2022-05-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-06","scope":"PAIR / REPLACE CT, FAI"},{"number":"CP-2024-006519","date":"2025-02-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-02","scope":"FOR THE LEGALIZATION OF REAR ADDITION. SEPARATE PERMITS REQUIRED FOR USE AND C/O PRIOR TO OCCUPANCY."},{"number":"ZP-2026-003349","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":-0.71,"timeline":[{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Use"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection failed ×5"},{"y":2026,"k":"insp","w":"Inspection failed ×5"}],"rented":true,"licenses":[{"number":"0964199","type":"Food Preparing and Serving","status":"Active","businessName":"LEIAH GROCERY STORE INC","legalName":"LEIAH GROCERY STORE INC","address":"4861 N HOWARD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-10-25","latestIssueDate":"2025-09-24","expirationDate":"2026-10-24","inactiveDate":null},{"number":"0972239","type":"Rental","status":"Active","businessName":"DEIVY ECHAUTEGUI LORA","legalName":"DEIVY ECHAUTEGUI LORA","address":"4861 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-02-24","latestIssueDate":"2026-01-27","expirationDate":"2027-02-23","inactiveDate":null}],"licenseActivity":[{"number":"0972239","type":"Rental","businessName":"DEIVY ECHAUTEGUI LORA","legalName":"DEIVY ECHAUTEGUI LORA","issuedDate":"2025-02-24","latestIssueDate":"2026-01-27","closureDate":null,"expirationDate":"2027-02-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0964199","type":"Food Preparing and Serving","businessName":"LEIAH GROCERY STORE INC","legalName":"LEIAH GROCERY STORE INC","issuedDate":"2024-10-25","latestIssueDate":"2025-09-24","closureDate":null,"expirationDate":"2026-10-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33923: OPEN · Granted with conditions; related permit 869702. Use permit #869702: COMPLETED. 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2026-003349 (Denied).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1930 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":"19 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 11, 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":"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 21 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 16, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}