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Attached","status":"Closed","outcome":"Complete","date":"2024-12-09","number":"HA-2023-005321","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":393500,"taxable":393500,"land":78700,"improvement":314800,"taxableLand":78700,"taxableImprovement":314800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":393500,"taxable":393500,"land":78700,"improvement":314800,"taxableLand":78700,"taxableImprovement":314800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":393500,"taxable":393500,"land":78700,"improvement":314800,"taxableLand":78700,"taxableImprovement":314800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":675000,"taxable":381350,"land":67500,"improvement":607500,"taxableLand":67500,"taxableImprovement":313850,"exemptLand":0,"exemptImprovement":293650},{"y":2026,"v":675000,"taxable":381350,"land":67500,"improvement":607500,"taxableLand":67500,"taxableImprovement":313850,"exemptLand":0,"exemptImprovement":293650},{"y":2027,"v":1246300,"taxable":704099,"land":124600,"improvement":1121700,"taxableLand":124600,"taxableImprovement":579499,"exemptLand":0,"exemptImprovement":542201}],"taxNow":5338,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"919693","date":"2019-01-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-25","scope":"INTERIOR ALTERATIONS TO CREATE VANILLA BOX FOR COMMERCIAL UNIT B IN AN EXISTING BUILDING. BUILDING TO BE SPRINKLERED PER NFPA 13 THROUGHOUT. SEPARATE PERMITS REQUIRED FOR USE REGISTRATION PERMIT, CERTIFICATE OF OCCUPANCY PRIOR TO OCCUPANCY. ANY ALTERATIONS, M.E.P., FIRE SUPPRESSION AND ERECTION OF SIGNS WILL ALSO REQUIRE SEPARATE PERMITS."},{"number":"939811","date":"2019-02-22","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-01-29","scope":"MANUFACTURE AND INSTALL 1 ILLUMINATED FLAT WALL SIGN 2'-1\"X17'-6\""},{"number":"922962","date":"2019-05-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-02-03","scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING THREE STORY BUILDING FOR USE AS TWO VACANT COMMERCIAL SPACES (SEPARATE FITOUT AND USE PERMIT REQUIRED PRIOR TO OCCUPANCY) WITH SEVEN DWELLING UNITS THROUGHOUT. BUILDING IS SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"998304","date":"2019-08-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-25","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"982206","date":"2019-08-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-08","scope":"ALTERATIONS: INTERIOR PLUMBING; MULTI-FAMILY 7 DWELLING UNITS-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004 8 3 PIECE BATHROOMS, 7 SINK KITCHEN, AND 8 WATER HEATERS."},{"number":"986361","date":"2019-09-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-25","scope":"FOR INSTALLATION OF 9 HVAC SYSTEM INCLUDING ROOFTOP UNITS, DUCTWORK, REGISTERS/DIFFUSERS FOR GROUP R-2 AND B USE AND OCCUPANCY CLASSIFICATION AS PER APPROVED PLANS."},{"number":"ZP-2020-001460","date":"2020-05-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2020-003132","date":"2020-07-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2020-003632","date":"2020-07-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"},{"number":"CP-2020-000336","date":"2020-07-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-02-03","scope":"For level II interior alterations with a partial change of occupancy at the 1st floor to create a retail phone store (Group M Use & Occupancy) as per plans. Separate permits required for mechanical, electrical, plumbing, and fire suppression work."},{"number":"AP-2020-007978","date":"2020-09-28","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-01-25","scope":"FOR INTERIOR ALTERATIONS ON THE FIRST FLOOR OF AN EXISTING STRUCTURE, INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, TO CREATE A RETAIL SALES OF FOOD, BEVERAGES AND GROCERIES STORE, AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"viol","w":"21 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"viol","w":"22 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 12 failed, 1 passed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"853809","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Erie Candy Shop Inc","legalName":"Erie Candy Shop Inc","address":"3901-03 KENSINGTON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-10-20","latestIssueDate":"2020-10-20","expirationDate":"2021-10-19","inactiveDate":"2021-12-18"},{"number":"861814","type":"Rental","status":"Inactive","businessName":"3901 Kensington Associates LP","legalName":"3901 Kensington Associates LP","address":"3901-03 KENSINGTON AVE","revenueCode":"3202","rentalCategory":null,"units":7,"issuedDate":"2021-02-18","latestIssueDate":"2021-02-18","expirationDate":"2022-02-17","inactiveDate":"2022-04-18"},{"number":"874245","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"ERIE CANDY STORE INC","legalName":"ERIE CANDY STORE INC","address":"3901-03 KENSINGTON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-07-30","latestIssueDate":"2022-09-15","expirationDate":"2023-07-29","inactiveDate":"2023-09-27"},{"number":"904351","type":"Rental","status":"Revoked","businessName":"Obayah Realty Corp","legalName":"Obayah Realty Corp","address":"3901-03 KENSINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2022-08-26","latestIssueDate":"2023-09-25","expirationDate":"2024-08-25","inactiveDate":null},{"number":"914186","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Erie Grocery and Discount Corp","legalName":"Erie Grocery and Discount Corp","address":"3901-03 KENSINGTON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2023-01-11","latestIssueDate":"2023-01-11","expirationDate":"2024-01-10","inactiveDate":"2024-03-09"}],"licenseActivity":[{"number":"914186","type":"Food Establishment, Retail Permanent Location","businessName":"Erie Grocery and Discount Corp","legalName":"Erie Grocery and Discount Corp","issuedDate":"2023-01-11","latestIssueDate":"2023-01-11","closureDate":"2024-03-09","expirationDate":"2024-01-10","inactiveDate":"2024-03-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"904351","type":"Rental","businessName":"Obayah Realty Corp","legalName":"Obayah Realty Corp","issuedDate":"2022-08-26","latestIssueDate":"2023-09-25","closureDate":"2024-08-25","expirationDate":"2024-08-25","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"874245","type":"Food Establishment, Retail Permanent Location","businessName":"ERIE CANDY STORE INC","legalName":"ERIE CANDY STORE INC","issuedDate":"2021-07-30","latestIssueDate":"2022-09-15","closureDate":"2023-09-27","expirationDate":"2023-07-29","inactiveDate":"2023-09-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"861814","type":"Rental","businessName":"3901 Kensington Associates LP","legalName":"3901 Kensington Associates LP","issuedDate":"2021-02-18","latestIssueDate":"2021-02-18","closureDate":"2022-04-18","expirationDate":"2022-02-17","inactiveDate":"2022-04-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"853809","type":"Food Establishment, Retail Permanent Location","businessName":"Erie Candy Shop Inc","legalName":"Erie Candy Shop Inc","issuedDate":"2020-10-20","latestIssueDate":"2020-10-20","closureDate":"2021-12-18","expirationDate":"2021-10-19","inactiveDate":"2021-12-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["21 open L&I violations","failed L&I inspection activity in 2022, 2023"],"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 85% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $675,000 to $1,246,300","no permit shown in 2026-2028"],"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":"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":"violations","level":"attention","title":"21 open L&I violations","finding":"44 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 18, 2023","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 2, 2024.","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 #853809: Inactive since Dec 18, 2021; Food Establishment, Retail Permanent Location #874245: Inactive since Sep 27, 2023; Food Establishment, Retail Permanent Location #914186: Inactive since Mar 9, 2024","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}