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REPAIR"}]},{"number":"CF-2026-078238","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-29","completedDate":null,"violations":[{"number":"VI-2026-048225","date":"2026-06-29","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048230","date":"2026-06-29","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048229","date":"2026-06-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048330","date":"2026-06-29","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048231","date":"2026-06-29","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE 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SURFACES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":10,"worst":null},{"y":2026,"n":11,"worst":null}],"investigations":[{"caseNumber":"57560","date":"2006-03-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"68682","date":"2006-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"57560","date":"2008-11-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"68682","date":"2011-03-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"68682","date":"2011-06-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"570790","date":"2017-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"570790","date":"2017-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"626352","date":"2018-03-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"626410","date":"2018-03-26","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"626410","date":"2018-10-16","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"626352","date":"2019-05-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"626352","date":"2019-07-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"626410","date":"2020-09-22","type":null,"status":"PASSED"},{"caseNumber":"570790","date":"2020-10-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-078238","date":"2026-06-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":0,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983645813257574,"lng":-75.13386742971853,"geom":{"type":"Polygon","coordinates":[[[-75.133798541,39.983805302],[-75.133869421,39.98347865],[-75.133936751,39.983487858],[-75.133864515,39.983813834],[-75.133798541,39.983805302]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":2460,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5314 16TH ST 288, BROOKLYN NY, 11204","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":182000,"taxable":152000,"land":9163,"improvement":172837,"taxableLand":9163,"taxableImprovement":142837,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":182000,"taxable":152000,"land":9163,"improvement":172837,"taxableLand":9163,"taxableImprovement":142837,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":98900,"taxable":98900,"land":24725,"improvement":74175,"taxableLand":24725,"taxableImprovement":74175,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":101800,"taxable":101800,"land":25450,"improvement":76350,"taxableLand":25450,"taxableImprovement":76350,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":101800,"taxable":101800,"land":25450,"improvement":76350,"taxableLand":25450,"taxableImprovement":76350,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":101800,"taxable":101800,"land":25450,"improvement":76350,"taxableLand":25450,"taxableImprovement":76350,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":101800,"taxable":101800,"land":25450,"improvement":76350,"taxableLand":25450,"taxableImprovement":76350,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":101800,"taxable":101800,"land":25450,"improvement":76350,"taxableLand":25450,"taxableImprovement":76350,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":101800,"taxable":101800,"land":25450,"improvement":76350,"taxableLand":25450,"taxableImprovement":76350,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":360000,"taxable":360000,"land":108000,"improvement":252000,"taxableLand":108000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":360000,"taxable":360000,"land":108000,"improvement":252000,"taxableLand":108000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":477800,"taxable":477800,"land":95500,"improvement":382300,"taxableLand":95500,"taxableImprovement":382300,"exemptLand":0,"exemptImprovement":0}],"taxNow":5039,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"783175","date":"2017-05-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-17","scope":"5\" COMBINATION SYSTEM (STORM/SANITARY) HOUSE TRAP AND FRESH AIR INLET REPLACEMENT - \"SELF-CERTIFICATIONS 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":"879854","date":"2018-05-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-01-08","scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS-LAMINATE FINISHED NONLOAD BEARING PARTITION WALLS, REPLACE DOORS, FOUR(4) WINDOWS, TRIM, AND OTHER FINISHES, INCLUDING FLOORS INSIDE EACH LIVING UNIT. NO ALTERATION TO CORRIDORS AND STAIRS OUTSIDE LIVING UNITS, EXCEPT PAINT AND CARPET. For the limited demolition and commercial alterations as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"910485","date":"2018-09-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"INSTALL NEW 300AMP SERVICE AND REWIRE OF 4 APARTMENTS WITH NEW OUTLETS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (EAST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,LIGHTS AND PANEL AS PER NFPA72"}],"storyTag":"Renovated & sold on","storyDelta":1.72,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"sale","p":270100},{"y":2018,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2018,"k":"viol","w":"10 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"insp","w":"Inspection passed ×2"},{"y":2021,"k":"sale","p":735000},{"y":2026,"k":"viol","w":"11 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"218161","type":"Rental","status":"Inactive","businessName":"JER MAX INC","legalName":"JER MAX INC","address":"125 W SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-04-19","latestIssueDate":"2012-11-23","expirationDate":"2013-02-28","inactiveDate":null},{"number":"778093","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"125 W SUSQUEHANNA LLC","legalName":"125 W SUSQUEHANNA LLC  ","address":"125 W SUSQUEHANNA AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-05-25","latestIssueDate":"2018-05-25","expirationDate":"2019-05-24","inactiveDate":"2019-07-23"},{"number":"853903","type":"Rental","status":"Inactive","businessName":"125 W Susquehanna LLC (Residential Rentals)","legalName":"125 W Susquehanna LLC","address":"125 W SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2020-10-21","latestIssueDate":"2020-10-21","expirationDate":"2021-10-20","inactiveDate":"2021-12-19"},{"number":"917858","type":"Rental","status":"Active","businessName":"Ernest Lefkowitz","legalName":"Ernest Lefkowitz","address":"125 W SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-03-01","latestIssueDate":"2026-06-29","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"917858","type":"Rental","businessName":"Ernest Lefkowitz","legalName":"Ernest Lefkowitz","issuedDate":"2023-03-01","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"853903","type":"Rental","businessName":"125 W Susquehanna LLC (Residential Rentals)","legalName":"125 W Susquehanna LLC","issuedDate":"2020-10-21","latestIssueDate":"2020-10-21","closureDate":"2021-12-19","expirationDate":"2021-10-20","inactiveDate":"2021-12-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"778093","type":"Vacant Residential Property / Lot","businessName":"125 W SUSQUEHANNA LLC","legalName":"125 W SUSQUEHANNA LLC  ","issuedDate":"2018-05-25","latestIssueDate":"2018-05-25","closureDate":"2019-07-23","expirationDate":"2019-05-24","inactiveDate":"2019-07-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"218161","type":"Rental","businessName":"JER MAX INC","legalName":"JER MAX INC","issuedDate":"2004-04-19","latestIssueDate":"2012-11-23","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":6,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["11 open L&I violations","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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $360,000 to $477,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"1 permit not marked completed: 879854 (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":"11 open L&I violations","finding":"25 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":"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 (5314 16TH ST 288, BROOKLYN NY, 11204).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"9 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 30, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #778093: Inactive since Jul 23, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 and appears related-party/family-held.","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 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/"}]}