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INSP","status":"PASSED"},{"caseNumber":"319256","date":"2012-08-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"319236","date":"2012-08-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"309020","date":"2012-08-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"319236","date":"2013-05-08","type":"PRECOURT","status":"PASSED"},{"caseNumber":"413068","date":"2013-12-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413068","date":"2014-01-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413068","date":"2014-02-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"413068","date":"2014-08-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"464280","date":"2014-12-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464280","date":"2015-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464280","date":"2015-03-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"492996","date":"2015-07-17","type":"HCEU 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1748,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1015 THRUS LANE, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"LIRB SVN Appeal","grounds":"DISAGREE WITH VIOLATION","status":"In 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L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"sale","p":230000},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"216667","type":"Rental","status":"Inactive","businessName":"SORBELLO JOSEPH & KAREN","legalName":"SORBELLO JOSEPH & KAREN","address":"3210 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":7,"issuedDate":"2004-07-20","latestIssueDate":"2008-05-19","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"567791","type":"Rental","status":"Inactive","businessName":"3210 FRANKFORD AVE LLC (ASPITE,DOMINIC:  AGENT)","legalName":"3210 FRANKFORD AVE LLC","address":"3210 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2012-06-27","latestIssueDate":"2013-06-06","expirationDate":"2014-02-28","inactiveDate":null},{"number":"1004519","type":"Vacant Residential Property / Lot","status":"Active","businessName":"FATBARDHA & VATA AGRON ALIAJ","legalName":"FATBARDHA & VATA AGRON ALIAJ","address":"3210 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2026-04-13","latestIssueDate":"2026-04-13","expirationDate":"2027-04-12","inactiveDate":null}],"licenseActivity":[{"number":"1004519","type":"Vacant Residential Property / Lot","businessName":"FATBARDHA & VATA AGRON ALIAJ","legalName":"FATBARDHA & VATA AGRON ALIAJ","issuedDate":"2026-04-13","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-04-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"567791","type":"Rental","businessName":"3210 FRANKFORD AVE LLC (ASPITE,DOMINIC:  AGENT)","legalName":"3210 FRANKFORD AVE LLC","issuedDate":"2012-06-27","latestIssueDate":"2013-06-06","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"216667","type":"Rental","businessName":"SORBELLO JOSEPH & KAREN","legalName":"SORBELLO JOSEPH & KAREN","issuedDate":"2004-07-20","latestIssueDate":"2008-05-19","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["11 open L&I violations","$3,305 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023, 2025"],"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":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"11 open L&I violations","finding":"63 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,305.12 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"34 failed, 15 passed, and 16 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Feb 26, 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":"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/"}]}