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NEW 8 UNIT APT BLDG"},{"number":"774781","date":"2017-04-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-26","scope":"FOR ERECTION OF (2) TWO SEMI-DETACHED BUILDINGS.(SIZE AND LOCATION AS SHOWN ON THE PLAN).FOR USE AS MULTI-FAMILY(8 UNITS) HOUSEHOLD LIVING IN ONE BUILDING AND MULTI-FAMILY (16 UNITS) HOUSEHOLD LIVING IN ANOTHER BUILDING."},{"number":"779080","date":"2017-05-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-14","scope":"INSTALL FIRE PANEL, SMOKE DETECTOR HORN STROES, HORNS, PULL STATION AND HOOK UP SPRINKLER AS PER NFPA 72 (NORTH DISTRICT)"},{"number":"779081","date":"2017-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-25","scope":"INSTALL FIRE PANEL, SMOKE DETECTOR HORN STROES, HORNS, PULL STATION AND HOOK UP SPRINKLER AS PER NFPA 72 (NORTH DISTRICT)"},{"number":"825037","date":"2018-02-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-02-15","scope":"FOR THE ERECTION OF A THREE-STORY STRUCTURE TO BE USED AS EIGHT (8) FAMILY DWELLING, PER APPROVED PLANS."},{"number":"851769","date":"2018-02-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-07-16","scope":"FOR THE ERECTION OF A THREE-STORY STRUCTURE TO BE USED AS EIGHT (8) FAMILY DWELLING, PER APPROVED PLANS. SEE APP# 825037 FOR APPROVED PLANS."},{"number":"851770","date":"2018-02-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-07-16","scope":"FOR THE ERECTION OF A THREE-STORY STRUCTURE TO BE USED AS EIGHT (8) FAMILY DWELLING, PER APPROVED PLANS. SEE APP# 825037 FOR APPROVED PLANS."},{"number":"859976","date":"2018-04-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING A VISTA 32 FACP, 1 SMOKES, 1 PULL, 1 REMOTE ANUMCIATOR, 4 HORN STROBES, 15 HORNS AND 2 MONITOR MODULES FOR SPRINKLER SYSTEM.AS PER NFPA 72. (NORTH DISTRICT)"},{"number":"863596","date":"2018-05-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-15","scope":"INSTALL 8-KITCHEN SINKS, 4-WASHING MACHINES, 9-TUBS, 6-SH, 15-LAVS, & 15-WATER CLOSETS, 4-3\" FLOOR DRAINS, SUMP PUMP, 9-WATER HEATER, 4-STACK VENT & RAIN WATER CONDUCTOR & HOUSE DRAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"870804","date":"2018-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-15","scope":"NEW CONSTRUCTION: EXTERIOR PLUMBING; 3 STORY STRUCTURE; 8 FAMILY DWELLING; 6\" MAIN DRAIN, 6\" HOUSE TRAP/FAI, 4\" AREA DRAIN, 1.5\" WATER SERVICE, ALL EXCAVATION AND PLUMBINGTRENCHES IN EXCESS OF 5'IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION, PMT 201804724-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"872628","date":"2018-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-15","scope":"NEW CONSTRUCTION: INTERIOR/EXTERIOR PLUMBING; BLDG #3 AKA 1919; 3 STORY STRUCTURE ;8 FAMILY DWELLING; SANITARY BRANCHES SHALL BE PROVIDED WITH A VENT IN ACCORDANCE WITH P1105 ET SEQ PPC - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"872613","date":"2018-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; BLDG #2 AKA 1917; 3 STORY STRUCTURE ;8 FAMILY DWELLING;SANITARY BRANCHES SHALL BE PROVIDED WITH A VENT IN ACCORDANCE WITH P1105 ET SEQ PPC- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"870805","date":"2018-06-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-26","scope":"INSTALL COMBINATION SYSTEM 6\" MAIN DRAIN, 6\" HOUSE TRAP AND 4\" FAI, 4\" AREA DRAIN AND 1.5 W/S PER 2004 PHILA. PLUMBING CODE."},{"number":"870806","date":"2018-06-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-26","scope":"INSTALL 1 1/2\"WATER SERVICE,6\"MAIN DRAIN,6\"CURB TRAP AND 4\"FAI-PA1#20181144173-\"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":"857211","date":"2018-06-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-15","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 1-1/4\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"857213","date":"2018-06-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2020-09-18","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 1-1/4\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"857217","date":"2018-06-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 1-1/4\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE AP#857213 FOR APPROVED PLANS AND CALCULATIONS."},{"number":"876495","date":"2018-06-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 800AMP MAIN ELECTRICAL SERVICE WITH 9-METERS AND NEW WIRING THROUGHOUT OUTLETS, SWITCHES, LIGHTS AND SMOKE DETECTORS AS PER NEC 2008 NORTH DISTICT**NO FIRE ALARM ON THIS PERMIT**"},{"number":"876494","date":"2018-06-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"INSTALL 800AMP MAIN ELECTRICAL SERVICE WITH 9-METERS AND NEW WIRING THROUGHOUT OUTLETS, SWITCHES, LIGHTS AND SMOKE DETECTORS AS PER NEC 2008 NORTH DISTICT**NO FIRE ALARM ON THIS PERMIT**"},{"number":"876491","date":"2018-06-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"INSTALL 800AMP MAIN ELECTRICAL SERVICE WITH 9-METERS AND NEW WIRING THROUGHOUT OUTLETS, SWITCHES, LIGHTS AND SMOKE DETECTORS AS PER NEC 2008 NORTH DISTICT**NO FIRE ALARM ON THIS PERMIT**"},{"number":"995713","date":"2019-12-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-08","scope":"Residential - Household Living - Multi-Family"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2019,"k":"permit","w":"Change of Use"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"8 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":true,"licenses":[{"number":"811476","type":"Rental","status":"Active","businessName":"88 GROUP LLC","legalName":"88 GROUP LLC","address":"1913-19 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":45,"issuedDate":"2019-05-06","latestIssueDate":"2026-05-14","expirationDate":"2027-05-05","inactiveDate":null}],"licenseActivity":[{"number":"811476","type":"Rental","businessName":"88 GROUP LLC","legalName":"88 GROUP LLC","issuedDate":"2019-05-06","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-05-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":45,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["8 open L&I violations","$76 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 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":"Appeal #37578: OPEN · Withdrawn; related permit 683275. Use permit #774781: COMPLETED. The history also contains “PERM Z- NEW 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":"3 permits not marked completed: 857213 (Expired), 857217 (Expired), 995713 (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":"8 open L&I violations","finding":"35 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":"Sprinkler Certification: Certified through Oct 24, 2025; Fire Alarm Certification: Certified through Nov 20, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$76.12 was recorded in the City’s 2022-06 delinquency snapshot for 2019.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 (334 CARSON ter, HUNTINGDON VALLEY PA, 19006).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 22, 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":"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/"}]}