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DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"744210","date":"2016-12-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-19","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING ( 26 DWELLING UNITS) IN AN EXISTING STRUCTURE FROM FIRST FLOOR THROUGH FOURTH FLOORS."},{"number":"769174","date":"2017-05-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"FOR THE ERECTION OF A MEZZANINE AT 2ND FLOOR BI-LEVEL AS PART OF AN EXISTING STRUCTURE.SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES FOR A MULTI-FAMILY HOUSEHOLD LIVING (REDUCTION FROM PREVIOUSLY APPROVED 26 TO 25 UNITS) TWENTY-FIVE (25) DWELLING UNITS."},{"number":"756946","date":"2017-05-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"INTERIOR ALTERATIONS TO CREATE MULTI-FAMILY HOUSEHOLD LIVING (25 DWELLING UNITS) THROUGHOUT AN EXISTING FOUR STORY STRUCTURE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. ASBESTOS REMOVAL REQUIRED PRIOR TO COMMENCING WORK."},{"number":"781366","date":"2017-05-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"100 AMP PANEL 4GFCI REC(TEMP) AS PER 2008 NEC."},{"number":"784424","date":"2017-06-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR NEW MULTI-FAMILY DWELLING WITHIN AN EXISTING BUILDING AS PER APPROVED PLANS."},{"number":"833012","date":"2017-12-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"APARTMENT BUILDING WITH NEW FIRE ALARM PANEL,1-ANNUNCIATOR,10-PULLS,6-SMOKES,3-HEATS,10-MONITOR MODULES,4-RELAYS,8-HORN STROBES AND 48-HORNS AS PER NFPA72"},{"number":"838223","date":"2018-02-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13 AND 14 TO INCLUDE A MANUAL WET STANDPIPE 4-INCH DIAMETER SERVICE LINE, AND 2-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY."},{"number":"800807","date":"2018-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"INTERIOR ALTERATIONS TO CREATE MULTI-FAMILY HOUSEHOLD LIVING (25 DWELLING UNITS) THROUGHOUT AN EXISTING FOUR STORY STRUCTURE. STORM,SANITARY AND DOMESTIC WATER PIPING WITH 125 PLUMBING FIXTURES AND 25 WATER HEATERS"},{"number":"823528","date":"2018-05-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-16","scope":"REC GFCI SWITCHES LIGHTS OUTSIDE LIGHTS RECESSED LIGHTS APPLIANCE HOOKUPS HVAC HOOK UPS EXIT SIGNS EMERGENCY LIGHTS ELEVATOR POWER WIRE AND INSTALL 1200AMP 3 PHASE SERVICE WITH 26 METERS AND TENANT BREAKERS AS PER 2008 NEC.(CC DISTRICT)***NO FIRE ALARM ON THIS PERMIT***"},{"number":"983134","date":"2019-06-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-07-02","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE 1ST, 2ND, 3RD, AND 4TH FLOORS WITH NO OCCUPANCY OF THE BASEMENT DUE TO NO EGRESS WINDOW OR WELLS IN PLACE IN SLEEPING ROOMS."},{"number":"988896","date":"2019-07-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"AMEND A/P # 756946 TO REFLECT THE ASBUILT CONDITIONS OF THE BASEMENT AS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"12 L&I violations"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"824762","type":"Rental","status":"Active","businessName":"1521 Girard LP","legalName":"1521 Girard LP","address":"1523 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":25,"issuedDate":"2019-09-25","latestIssueDate":"2025-09-30","expirationDate":"2026-09-24","inactiveDate":null}],"licenseActivity":[{"number":"824762","type":"Rental","businessName":"1521 Girard LP","legalName":"1521 Girard LP","issuedDate":"2019-09-25","latestIssueDate":"2025-09-30","closureDate":null,"expirationDate":"2026-09-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":25,"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 2022, 2023, 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":"Use permit #744210: 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":"31 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":"Fire Alarm Certification: Certified through Apr 7, 2026; Facade Report: Safe with Repair through Sep 22, 2028","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-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 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":"26 failed, 11 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 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":"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/"}]}