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PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"TO DOCUMENT THE LOT ADJUSMENT TO CONSOLIDATE THREE (3) EXISTING DEEDED LOTS (3818-22 TERRACE ST \"PREMISES A\", 3824-28 TERRACE ST \"PREMISES B\", AND 3830-32 TERRACE ST \"PREMISES C\") UNDER ONE (1) OPA ACCOUNT (3818-32 TERRACE ST), SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"695668","date":"2016-05-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON THE LOT, FOR THE ERECTION OF SIX (6) BUILDINGS AS FOLLOWS: BUILDINGS A1, A2, A3: EACH 3 / 4 STORY STRUCTURES MAX HEIGHT 52 FT 6 INCHES. FOR USE AS A NINE (9) FAMILY DWELLING. BUILDINGS C1 AND C2: EACH 2 / 3 STORY STRUCTURE WITH CELLAR MAX HEIGHT 54 FT 6 INCHES. FOR USE AS A SIX (6) FAMILY DWELLING. BUILDING B: 3/ 4 STORY STRUCTURE WITH CELLAR MAX HEIGHT 46 FT FOR USE AS 35 DWELLING UNITS, FOR 38 ACC PARKING SPACES AT CELLAR LEVEL INCLUDING 2 H/ C SPACES, 4 COMPACT SPACES AND 3 SPACES FOR CAR SHARING, FOR 17 BICYCLE SPACES IN THE CELLAR, STRUCTURES WITH CANOPIES AND TERRACES, FOR A TOTAL OF 50 DWELLING UNITS ON THE LOT."},{"number":"695666","date":"2016-05-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"TO DOCUMENT THE LOT ADJUSMENT TO CONSOLIDATE THREE (3) EXISTING DEEDED LOTS (3818-22 TERRACE ST \"PREMISES A\", 3824-28 TERRACE ST \"PREMISES B\", AND 3830-32 TERRACE ST \"PREMISES C\") UNDER ONE (1) OPA ACCOUNT (3818-32 TERRACE ST), SIZE AND LOCATION AS SHOWN ON PLANS. SEE AP#213305 FOR PLANS."},{"number":"695667","date":"2016-05-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"TO DOCUMENT THE LOT ADJUSMENT TO CONSOLIDATE THREE (3) EXISTING DEEDED LOTS (3818-22 TERRACE ST \"PREMISES A\", 3824-28 TERRACE ST \"PREMISES B\", AND 3830-32 TERRACE ST \"PREMISES C\") UNDER ONE (1) OPA ACCOUNT (3818-32 TERRACE ST), SIZE AND LOCATION AS SHOWN ON PLANS. SEE AP#213305 FOR PLANS."},{"number":"698755","date":"2016-06-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"SEAL 6\" LATERAL & FAI -PA1#20161591525 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"697048","date":"2016-06-21","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-06-21","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THIRTY-TWO (32) DWELLING UNTIS), WITH THIRTY-SEVEN (37) ACCESSORY PARKING SPACES, INCLUDING TWO (2) ACCESSIBLE SPACES, FOUR (4) COMPACT SPACES, THREE (3) AUTO-SHARE PARKING SPACES, AND SEVENTEEN (17) ACCESSORY BICYCLE PARKING SPACES. NO SIGNS ON THIS PERMIT."},{"number":"711786","date":"2016-08-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-11-30","scope":"*ASBESTOS REMEDIATION REQUIRED PRIOR TO DEMOLITION* FOR THE COMPLETE DEMOLITION OF AN EXISTING FOUR (4) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND MECHANICAL MEANS PER SITE SAFETY PLAN. NO MECHANICAL DEMOLITION PERMITTED WHEN OCCUPIED STRUCTURES ARE WITHIN THE SAFETY ZONE BASED ON HEIGHT OF THE STRUCTURE. PEDESTRIAN PROTECTION/PROTECTION OF ADJACENT STRUCTURES TO BE IN PLACE PRIOR TO START OF WORK. * SAFETY ZONE = VARIES, MAX 22.95 FT * 21 DAY POSTING AND NOTICE REQUIRED * SEPARATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. * NEWLY EXPOSED EXTERIOR WALL TO BE TREATED."},{"number":"702167","date":"2016-12-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"NEW CONSTRUCTION OF A FIVE STORY STRUCTURE FOR USE AS MULTI-FAMILY DWELLING (32 TOTAL UNITS) WITH AN ENCLOSED PARKING GARAGE ON THE FIRST FLOOR LEVEL AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED AND INCLUDE STANDPIPES. FIRST FLOOR TO BE OF TYPE IA CONSTRUCTION AND TYPE VA CONSTRUCTION ABOVE PER HORIZONTAL BUILDING SEPARATION ALLOWANCE, SECTION 509.2 OF 2009 IBC. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"748197","date":"2017-01-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-07-20","scope":"CLOSURE OF ONE (10 GALLON UNDERGROUND STORAGE TANK"},{"number":"778005","date":"2017-05-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"INSTALL NEW WET SPRINKLER SYSTEM THROUGHOUT 1ST -4TH FLOOR APARTMENTS AS PER NFPA 13. INSTALL NEW DRY SYSTEM TO PRTECT PARKING GARAGE AND BASEMENT. INSTALL 2 NEW MANUL WET STANDPIPE AS PER NFPA 14. ALL WORK AS PER PLANS. SYSTEM IS SERVE WITH A NEW 4 INCH FIRE SERVICE LINE."},{"number":"755411","date":"2017-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-26","scope":"IN RESPONSE TO VIOLATION CASE # 570202, CONSTRUCTION OF 10' HIGH X 50' LONG RETAINING WALL CONSISTING OF SHOTCRETE APPLIED OVER WWF AND GEOCOMPOSITE, ANCHORED INTO ADJOINING GRADE WITH SOIL NAILS (HOLLOW THREADED BARS INSTALLED ON SPECIFIED ANGLES / SPACING INTERVALS WITHIN DRILLED HOLES, GROUTED AND CAPPED WITH GRADE 50 STEEL BEARING PLATES). ALL WORK SHALL BE IN ACCORDANCE WITH ENGINEER'S REPORT AND PLAN; SEE EASEMENT AGREEMENT."},{"number":"774464","date":"2017-07-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 5-STORY MULTI-FAMILY STRUCTURE WITH (32) DWELLING UNITS. THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. FUEL GAS PIPING IS NOT PART OF THIS PERMIT AND REQUIRES A MECHANICAL PERMIT.THE USE OF PEX PIPE MATERIALS IS NOT PERMITTED, PER CODE BULLETIN NO. 0901 R3. ADDITIONAL PERMITS ARE REQUIRED FOR THE 6\" SANITARY SEWER LATERAL AND THE (2) 2\" DOMESTIC WATER DISTRIBUTION SERVICES TO THE STREET MAINS, AS WELL AS THE (2) 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY. ADDITIONAL PERMITS ARE REQUIRED FOR THE SITE STORM WATER CATCH BASINS, RAIN WATER CONDUCTORS,AREA DRAINS, PRIVATE UNDERGROUND SANITARY LATERALS DOMESTIC WATER DISTRIBUTION. THE LOCATION AND REQUIREMENTS FOR WATER METER, METER PIT AND BACKFLOW PREVENTION CONTAINMENT ASSEMBLY MUST BE PRE-APPROVED BY THE PHILADELPHIA WATER DEPARTMENT. CONTACT VINCENT BRINDISI AT 215 828 0685. THE PLANS SHALL COMPLY WITH CODE SECTION 1107.2 OF THE INTERNATIONAL PLUMBING CODE, 2009, FOR A SEPARATE SYSTEM, SECONDARY (EMERGENCY) ROOF DRAINS."},{"number":"761987","date":"2017-08-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"HVAC SYSTEM & EQUIPMENT TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING & PARKING GARAGE STRUCTURE INCLUDING ROOFTOP SPLIT-SYSTEM INSTALL, DRYER VENT DUCTWORK, PARKING GARAGE MONITORING AND EXHAUST SYSTEM & ALL ASSOCIATED TERMINAL DEVICES."},{"number":"820696","date":"2017-10-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-31","scope":"REPLACING 6\"CURB TRAP,FAI AND 6\" MAINDRAIN,SEE PAGE 18 OF PERMIT#774464 FOR INTERIOR-PA1#20171513882-\"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":"812274","date":"2017-10-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-13","scope":"ELECTRICAL INSTALLATION OF MULTI FAMILY DWELLING APARTMENT BUILDING. FIRE ALARM AND COMMUNICATION SYSTEMS BY OTHERS."},{"number":"821063","date":"2017-11-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-26","scope":"INSTALL NEW FIRE ALARM SYSTEM PER NFPA 72 (MULTI FAMILY)"},{"number":"829495","date":"2017-12-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-30","scope":"TO AMEND PLUMBING PERMIT # 774464 TO CHANGE IN COMING DOMESTIC WATER LINES FORM (2) 2\" TO (1) 3\" LINE - \"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":"868561","date":"2018-04-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"REPLACE APPOX 25 FT OF EXT'G WALL WITH RETAINING WALL AS PER ENGINEERS DRAWING DATED 02/06/2018 IN SAME LOCATION"},{"number":"870774","date":"2018-04-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"90 DAY TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"876877","date":"2018-05-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"90 DAY TEMPORARY CERTIFICATE OF OCCUPANCY FOR 2ND FLOOR ONLY"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"demo"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 4 passed"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"778326","type":"Rental","status":"Active","businessName":"Terrace Lofts LP","legalName":"Terrace Lofts LP ","address":"3818-32 TERRACE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":32,"issuedDate":"2018-05-29","latestIssueDate":"2026-05-05","expirationDate":"2027-05-28","inactiveDate":null}],"licenseActivity":[{"number":"778326","type":"Rental","businessName":"Terrace Lofts LP","legalName":"Terrace Lofts LP ","issuedDate":"2018-05-29","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":32,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #555260: 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: 698755 (EXPIRED).","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":"Fire Alarm Certification: Certified through Mar 10, 2026; Sprinkler Certification: Certified through Apr 15, 2027","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 6 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 20, 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":"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 21 historical violations across 9 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/"}]}