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INSP","status":"PASSED"},{"caseNumber":"CF-2022-061531","date":"2022-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-061531","date":"2022-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-061531","date":"2022-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-061531","date":"2022-11-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":4,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":2},{"y":2019,"fails":2,"passes":1},{"y":2022,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968424238976105,"lng":-75.16060333727278,"geom":{"type":"Polygon","coordinates":[[[-75.160315432,39.968414728],[-75.160327503,39.96836079],[-75.160892834,39.968434206],[-75.160881996,39.968487705],[-75.160315432,39.968414728]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-015967","type":"Sprinkler 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Certification","inspectionDate":"2025-12-30","result":"Certified","expirationDate":"2026-12-30","buildingId":"1059159"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":3200,"zoning":"CMX4","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"162 LUCERNE BLVD, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":1250000,"taxable":1162600,"land":130897,"improvement":1119103,"taxableLand":130897,"taxableImprovement":1031703,"exemptLand":0,"exemptImprovement":87400},{"y":2018,"v":2523500,"taxable":2346127,"land":252350,"improvement":2271150,"taxableLand":252350,"taxableImprovement":2093777,"exemptLand":0,"exemptImprovement":177373},{"y":2019,"v":2599200,"taxable":2416506,"land":259920,"improvement":2339280,"taxableLand":259920,"taxableImprovement":2156586,"exemptLand":0,"exemptImprovement":182694},{"y":2020,"v":2625100,"taxable":938211,"land":262510,"improvement":2362590,"taxableLand":262510,"taxableImprovement":675701,"exemptLand":0,"exemptImprovement":1686889},{"y":2021,"v":2625100,"taxable":938211,"land":262510,"improvement":2362590,"taxableLand":262510,"taxableImprovement":675701,"exemptLand":0,"exemptImprovement":1686889},{"y":2022,"v":2625100,"taxable":938211,"land":262510,"improvement":2362590,"taxableLand":262510,"taxableImprovement":675701,"exemptLand":0,"exemptImprovement":1686889},{"y":2023,"v":2426400,"taxable":867195,"land":242640,"improvement":2183760,"taxableLand":242640,"taxableImprovement":624555,"exemptLand":0,"exemptImprovement":1559205},{"y":2024,"v":2426400,"taxable":867195,"land":242640,"improvement":2183760,"taxableLand":242640,"taxableImprovement":624555,"exemptLand":0,"exemptImprovement":1559205},{"y":2025,"v":2183700,"taxable":780454,"land":218370,"improvement":1965330,"taxableLand":218370,"taxableImprovement":562084,"exemptLand":0,"exemptImprovement":1403246},{"y":2026,"v":2183700,"taxable":780454,"land":218370,"improvement":1965330,"taxableLand":218370,"taxableImprovement":562084,"exemptLand":0,"exemptImprovement":1403246},{"y":2027,"v":1686800,"taxable":1686800,"land":337300,"improvement":1349500,"taxableLand":337300,"taxableImprovement":1349500,"exemptLand":0,"exemptImprovement":0}],"taxNow":10925,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"498306","date":"2013-10-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-22","scope":"APPLY STUCCO(COMMERCIAL)SEE HANSEN CASE #398206"},{"number":"549762","date":"2014-07-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-16","scope":"1ST FLOOR FRONT USE TO COMMERCIAL. 1 REAR-4TH FL 9 RESIDENTIAL UNITS"},{"number":"561175","date":"2014-09-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-09-30","scope":"FOR THE PARTIAL DEMOLITION OF THE EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF ADDITIONS AT THE 3RD AND 4TH FLOOR LEVELS WITH ROOF DECKS AT THE 3RD FLOOR REAR AND 4TH FLOOR. FOR THE REMOVAL OF AN EXISTING PROJECTING SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS VACANT COMMERCIAL SPACE AT THE FIRST FLOOR FRONT (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING (NINE (9) DWELLINGS) ON THE 1ST - 4TH FLOORS. NO SIGNS ON THIS APPLICATION."},{"number":"569924","date":"2014-10-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-01-06","scope":"DEMO INT ONLY, NO BEARING WALL CLEAN UP"},{"number":"575904","date":"2014-12-04","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-03-02","scope":"CONSTRUCTION OF NEW PARTIAL 3RD AND 4TH STORY ADDITIONS AND ROOF DECKS, STAIR TOWERS ON EXISTING STRUCTURE, ASSOCIATED INTERIOR/EXTERIOR ALTERATIONS WITH PARTIAL REMOVAL OF EXTERIOR WALLS AND ROOF OF EXISTING STRUCTURE FOR NEW ADDITIONS AND GENERAL REHAB OF EXISTING STRUCTURE FOR NEW FIT OUTS. STRUCTURAL WORK AND MODIFICATIONS, NEW INTERIOR FOOTINGS AND BASEMENT SLAB WORK - NO UNDERPINNING OR UNDERMINING ADJACENT FOUNDATIONS OR SPECIAL PRECAUTIONS CITED PER ENGINEER - MUST STOP WORK AND CONSULT ENGINEER AND DESIGNER IF FIELD CONDITIONS WARRANT ANY ADDITIONAL FOUNDATION WORK NOT APPROVED OR SHOWN ON STRUCTURAL PLANS. SEE PRIOR ALTS AND DEMO PERMIT APPROVALS FOR PRIOR WORK COMMENCED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS & S.PIPES, CO & USE PERMITS FOR VACANT COMMERCIAL SPACE, SIGNS."},{"number":"593174","date":"2015-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-10","scope":"REPLACE CURB TRAP AND FRESH AIR INLET-PA#20150570800-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"596515","date":"2015-03-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-28","scope":"1 1/2 DOMESTIC EATER LINE PA20150740240/0241 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"590809","date":"2015-03-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-02-26","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A MIXED-USE STRUCTURE IN ACCORDANCE WITH NFPA 13, 13R, AND 14 STANDARDS. SYSTEM TO BE PROVIDE VIA A 2\" FIRE SERVICE MAIN LINE WITH 1-1/4\" RISES AND 1\" CROSS MAINS AND BRANCH LINES. PERMIT ALSO INCLUDES THE INSTALLATION OF NEW STANDPIPE SYSTEM AND IS ENTIRE SYSTEM IS EQUIPPED WITH A BACKFLOW PREVENTION ASSEMBLY."},{"number":"604601","date":"2015-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-26","scope":"INSTALL ALL ROUGH PLUMBING TO ALL PLUMBING FIXTURES & CONNECT ALL FIXTURES TO PLUMBING SYSTEM THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"606373","date":"2015-05-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-26","scope":"FOR THE INSTALLATION OF A NEW HVAC MECHANICAL SYSTEM TO INCLUDE NEW EXHAUST FANS, NEW DUCTWORK, NEW DIFFUSERS/REGISTERS/GRILLES, NEW GAS FURNACE INSTALLATIONS, NEW AIR HANDLING UNITS, NEW CONDENSING UNITS, AND ASSOCIATED REFRIGERANT PIPING."},{"number":"616804","date":"2015-07-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-23","scope":"INSTALL 800AMP SERVICE NO OTHER WIRING AS PER 2008NEC. (CENTER CITY DISTRICT)"},{"number":"PP-2022-016893","date":"2022-11-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-08","scope":"REPAIR/REPLACE 1.5\" WDP"}],"storyTag":"Improved","storyDelta":0.12,"timeline":[{"y":2014,"k":"permit","w":"Addition"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"8 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"699294","type":"Rental","status":"Inactive","businessName":"JOHN GARBARINO & EUGENE MILLER","legalName":"JOHN GARBARINO & EUGENE MILLER","address":"810 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2016-04-14","latestIssueDate":"2025-11-30","expirationDate":"2026-04-13","inactiveDate":"2026-06-12"}],"licenseActivity":[{"number":"699294","type":"Rental","businessName":"JOHN GARBARINO & EUGENE MILLER","legalName":"JOHN GARBARINO & EUGENE MILLER","issuedDate":"2016-04-14","latestIssueDate":"2025-11-30","closureDate":"2026-06-12","expirationDate":"2026-04-13","inactiveDate":"2026-06-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #549762: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2022-016893 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 30, 2026; Fire Alarm Certification: Certified through Jun 24, 2026","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 multi-family; 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":"13 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 21, 2022.","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 multi-family. 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 16 historical violations across 5 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/"}],"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/"}]}