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ISSUED"}]},{"number":"CF-2024-008484","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-02-02","completedDate":null,"violations":[{"number":"VI-2024-007012","date":"2024-02-02","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":8,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2024,"n":7,"worst":null}],"investigations":[{"caseNumber":"67497","date":"2006-06-15","type":"HCEU INSP","status":"CANCELLED"},{"caseNumber":"67497","date":"2006-06-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"67497","date":"2006-07-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"184377","date":"2008-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"184377","date":"2008-11-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"262784","date":"2010-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"262784","date":"2011-02-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"262784","date":"2011-02-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"642956","date":"2018-07-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642956","date":"2018-08-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642956","date":"2018-08-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-008473","date":"2024-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-008478","date":"2024-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-008484","date":"2024-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-008473","date":"2024-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-008484","date":"2024-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-008484","date":"2025-03-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2008,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2024,"fails":5,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99344133869351,"lng":-75.1098038771349,"geom":{"type":"Polygon","coordinates":[[[-75.109679676,39.993351848],[-75.109776221,39.993304923],[-75.109929889,39.993534499],[-75.109828725,39.993574535],[-75.109679676,39.993351848]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":2944,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"101 DEVON RD, CINNAMINSON NJ, 08077","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR THE TAKE-OUT RESTAURANT WITH  EXISTING FOOD BEVERAGES AND GROCERIES ON FIRST FLOOR IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS) ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-12-22","number":"25352","relatedPermit":"610637"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":240000,"taxable":240000,"land":30012,"improvement":209988,"taxableLand":30012,"taxableImprovement":209988,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":240000,"taxable":240000,"land":30012,"improvement":209988,"taxableLand":30012,"taxableImprovement":209988,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":222400,"taxable":222400,"land":66720,"improvement":155680,"taxableLand":66720,"taxableImprovement":155680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":261400,"taxable":261400,"land":78420,"improvement":182980,"taxableLand":78420,"taxableImprovement":182980,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":262000,"taxable":262000,"land":78600,"improvement":183400,"taxableLand":78600,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":262000,"taxable":262000,"land":78600,"improvement":183400,"taxableLand":78600,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":262000,"taxable":262000,"land":78600,"improvement":183400,"taxableLand":78600,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":627000,"taxable":627000,"land":188100,"improvement":438900,"taxableLand":188100,"taxableImprovement":438900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":627000,"taxable":627000,"land":188100,"improvement":438900,"taxableLand":188100,"taxableImprovement":438900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":627000,"taxable":627000,"land":188100,"improvement":438900,"taxableLand":188100,"taxableImprovement":438900,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":627000,"taxable":627000,"land":188100,"improvement":438900,"taxableLand":188100,"taxableImprovement":438900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":494400,"taxable":494400,"land":98800,"improvement":395600,"taxableLand":98800,"taxableImprovement":395600,"exemptLand":0,"exemptImprovement":0}],"taxNow":8777,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"472538","date":"2013-05-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-05-20","scope":"USE TO CONVERT SHOWROOM ON 1ST FLOOR TO GROCERY STORE."},{"number":"478509","date":"2013-06-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-22","scope":"5 FIXTURES WITH PIPING FOR WATER ICE STORE"},{"number":"483516","date":"2013-07-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-10","scope":"INSTALL 2 120 CIRCUIT RECEPTACLES AND 1 OUTDOOR CIRCUIT FOR OUTDOOR LIGHTS - AS PER 2008 NEC"},{"number":"604413","date":"2015-04-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"TO ADD THE USE OF A PREPARED FOOD SHOP TO THE EXISTING USE OF FOOD, BEVERAGES AND GROCERIES ON THE FIRST FLOOR."},{"number":"620890","date":"2015-08-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-12","scope":"INSTALL A NON ILLUMINATED AWNING"},{"number":"610637","date":"2016-02-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-02-22","scope":"CHANGE USE TO INCLUDE TAKE OUT ICECREAM"},{"number":"683276","date":"2016-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-14","scope":"WATTS LF009QT REDUCED PRESSURE ZONE 3/4\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY AT THE WATER METER IN THE BASEMENT"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"217868","type":"Rental","status":"Inactive","businessName":"SORBELLO SALVATORE","legalName":"SORBELLO SALVATORE","address":"3214-16 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2004-10-29","latestIssueDate":"2020-02-14","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"634702","type":"Dumpster License - Private Property","status":"Active","businessName":"SALVATORE C SORBELLO","legalName":"SALVATORE C SORBELLO","address":"3214-16 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-07-10","latestIssueDate":"2014-07-10","expirationDate":null,"inactiveDate":null},{"number":"661729","type":"Food Preparing and Serving","status":"Inactive","businessName":"SALVATORE C SORBELLO","legalName":"SALVATORE C SORBELLO","address":"3214-16 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-04-21","latestIssueDate":"2015-04-21","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"863859","type":"Rental","status":"Active","businessName":"3214-16 Frankford Ave, LLC","legalName":"3214-16 Frankford Ave, LLC","address":"3214-16 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2021-03-18","latestIssueDate":"2026-03-02","expirationDate":"2027-03-17","inactiveDate":null}],"licenseActivity":[{"number":"863859","type":"Rental","businessName":"3214-16 Frankford Ave, LLC","legalName":"3214-16 Frankford Ave, LLC","issuedDate":"2021-03-18","latestIssueDate":"2026-03-02","closureDate":null,"expirationDate":"2027-03-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"661729","type":"Food Preparing and Serving","businessName":"SALVATORE C SORBELLO","legalName":"SALVATORE C SORBELLO","issuedDate":"2015-04-21","latestIssueDate":"2015-04-21","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"634702","type":"Dumpster License - Private Property","businessName":"SALVATORE C SORBELLO","legalName":"SALVATORE C SORBELLO","issuedDate":"2014-07-10","latestIssueDate":"2014-07-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217868","type":"Rental","businessName":"SORBELLO SALVATORE","legalName":"SORBELLO SALVATORE","issuedDate":"2004-10-29","latestIssueDate":"2020-02-14","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":8,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2024, 2025"],"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 139% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $262,000 to $627,000","no permit shown in 2022-2024"],"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":"Appeal #25352: CLOSED · Granted with conditions; related permit 610637. Use permit #472538: COMPLETED.","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":"1 open L&I violation","finding":"18 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":"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 (101 DEVON RD, CINNAMINSON NJ, 08077).","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":"12 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 1, 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 Preparing and Serving #661729: Inactive since Jun 29, 2016","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 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/"}]}