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SAFETY PLAN MUST BE ON SITE AT ALL TIMES."},{"number":"560529","date":"2014-09-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-05-13","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A TEN (10) FAMILY DWELLING IN ACCORDANCE WITH NFPA 13R STANDARDS. SYSTEM TO BE PROVIDED VIA A 2\" MAIN AND A 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK PER APPROVED PLANS/APPLICATION. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"445458","date":"2014-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-23","scope":"NEW CONSTRUCTION A FOUR STORY BUILDING WITH CELLAR ON VACANT LOT TO BE USED AS TWO APARTMENTS ON EACH LEVEL, INCLUDING BASEMENT"},{"number":"559083","date":"2014-10-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-11-04","scope":"AMENDING PERMIT# 514396, TO LEGALIZE FOUNDATION SYSTEM TO INCLUDE UNDERPINNING (DONE PRIOR TO ISSUANCE OF PERMIT) AS PER PLANS. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEE AP# 514396 FOR CERTIFICATE OF OCCUPANCY. PERMIT TO COMPLY WITH VIOLATION CASE. 458435. DESIGN PROFESSIONALS/CONTRACTOR,OWNER RESPONSIBLE FOR UNDERPINNING WORK DONE WITHOUT PERMITS."},{"number":"580456","date":"2014-12-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-08-04","scope":"(2)5\" LATERALS,2 CT,1 1/2WATER SERVICE PA20143500033 (MULTI FAMILY)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"584802","date":"2015-01-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-06-29","scope":"INSTALL 10 HVAC UNITS WITH DUCTWORK SELF CONTAINED(MULTI FAMILY)"},{"number":"572248","date":"2015-01-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-07","scope":"INTERIOR PLUMBING CONSTRUCTION TO A POINT 5'-0\" OUTSIDE ONLY FOR A NEW (10)FAMILY DWELLING - PVC/ABS PLASTIC DRAINAGE AND PEX/CPVC WATER SUPPLY PIPING IS PROHIBITED IN THIS OCCUPANCY - NOTE: BACKFLOW PREVENTION CONTAINMENT DEVICE, EXTERIOR PLUMBING AND SEWER/WATER CONNECTIONS TO THE CITY MAINS REQUIRE SEPARATE PERMIT(S)"},{"number":"586532","date":"2015-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"WIRING OF 10 APTS WITH FIRE ALARM INSTALL 400AMP 3 PHASE SERVICE PER 2008 NEC & NFPA 72 (MULTI FAMILY)"},{"number":"EP-2021-003571","date":"2021-04-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-30","scope":"Unit #7 - Remove and replace recess lighting and old work receptacles one for one via fishing AS PER NEC 2017"},{"number":"EP-2021-003573","date":"2021-04-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-30","scope":"Unit #8 - Remove and replace recess lighting and old work receptacles one for one via fishing AS PER NEC 2017"},{"number":"EP-2021-003570","date":"2021-04-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-30","scope":"Unit #6 - Remove and replace recess lighting and old work receptacles one for one via fishing AS PER NEC 2017"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"5 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":2025000},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"675966","type":"Rental","status":"Inactive","businessName":"FRANCIS POPEK (25TH STREET PARTNERS, LLC)","legalName":"FRANCIS POPEK","address":"1228-32 N 25TH ST","revenueCode":"3202","rentalCategory":null,"units":10,"issuedDate":"2015-08-31","latestIssueDate":"2021-07-19","expirationDate":"2022-08-31","inactiveDate":"2022-10-30"},{"number":"946369","type":"Rental","status":"Active","businessName":"K1N Real Estate LLC","legalName":"K1N Real Estate LLC","address":"1228-32 N 25TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2024-03-11","latestIssueDate":"2026-02-14","expirationDate":"2027-03-10","inactiveDate":null}],"licenseActivity":[{"number":"946369","type":"Rental","businessName":"K1N Real Estate LLC","legalName":"K1N Real Estate LLC","issuedDate":"2024-03-11","latestIssueDate":"2026-02-14","closureDate":null,"expirationDate":"2027-03-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"675966","type":"Rental","businessName":"FRANCIS POPEK (25TH STREET PARTNERS, LLC)","legalName":"FRANCIS POPEK","issuedDate":"2015-08-31","latestIssueDate":"2021-07-19","closureDate":"2022-10-30","expirationDate":"2022-08-31","inactiveDate":"2022-10-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":10,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025"],"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 81% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $836,100 to $1,516,700","no permit shown in 2022-2024"],"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":"Appeal #19816: CLOSED · Granted with conditions; related permit 445458. Use permit #507581: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"22 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":"Fire Alarm Certification: Certified through Jun 19, 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-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 (5930 BOLLINGER RD, SAN JOSE CA, 95129).","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":"12 failed, 6 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 8, 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":"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/"}]}