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Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2025-089276. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"24 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 12 failed, 3 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"30 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 15 failed, 13 passed"},{"y":2025,"k":"viol","w":"16 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 7 failed, 4 passed"},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"viol","w":"9 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 5 passed"}],"rented":true,"licenses":[{"number":"279858","type":"Dumpster License - Private Property","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-11-04","latestIssueDate":"2013-09-06","expirationDate":null,"inactiveDate":null},{"number":"217527","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2004-04-16","latestIssueDate":"2026-02-16","expirationDate":"2027-02-28","inactiveDate":null},{"number":"216783","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":26,"issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null},{"number":"217522","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":23,"issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null},{"number":"217523","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":18,"issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null},{"number":"217526","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":21,"issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null},{"number":"217528","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null},{"number":"217529","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":17,"issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null},{"number":"359439","type":"Rental","status":"Active","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","address":"246 W UPSAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2006-07-11","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"216783","type":"Rental","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","issuedDate":"2004-04-16","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"279858","type":"Dumpster License - Private Property","businessName":"ALAN LIEBERMAN (DIANE LIEBERMAN)","legalName":"ALAN LIEBERMAN","issuedDate":"1998-11-04","latestIssueDate":"2013-09-06","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":26,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-012408 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 92 historical violations across 28 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"8 active Rental License records 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 1927 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":"45 failed, 28 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 1, 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":"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.","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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 8, 2027; Emergency and Standby Power Systems Certification: Certified through May 8, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}