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Premises where violation occured does not belong to Erod Realty, LLC.","status":"OPEN","outcome":"MOOT","date":"2018-07-24","number":"33325","relatedPermit":"616454"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS) IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted with conditions","date":"2023-04-25","number":"ZP-2021-014010","relatedPermit":"ZP-2021-014010"},{"type":"LIRB Violation Appeal","grounds":"LATE APPEAL\n\nDisagree with Violation","status":"In Process","outcome":"Continued","date":"2026-06-24","number":"HA-2025-004223","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135800,"taxable":135800,"land":44800,"improvement":91000,"taxableLand":44800,"taxableImprovement":91000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":135800,"taxable":135800,"land":44800,"improvement":91000,"taxableLand":44800,"taxableImprovement":91000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":149600,"taxable":149600,"land":29961,"improvement":119639,"taxableLand":29961,"taxableImprovement":119639,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":149800,"taxable":149800,"land":29960,"improvement":119840,"taxableLand":29960,"taxableImprovement":119840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":150900,"taxable":150900,"land":30180,"improvement":120720,"taxableLand":30180,"taxableImprovement":120720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":150900,"taxable":150900,"land":30180,"improvement":120720,"taxableLand":30180,"taxableImprovement":120720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":150900,"taxable":150900,"land":30180,"improvement":120720,"taxableLand":30180,"taxableImprovement":120720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":164900,"taxable":164900,"land":32979,"improvement":131921,"taxableLand":32979,"taxableImprovement":131921,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":164900,"taxable":164900,"land":32979,"improvement":131921,"taxableLand":32979,"taxableImprovement":131921,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":200000,"taxable":200000,"land":40000,"improvement":160000,"taxableLand":40000,"taxableImprovement":160000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":200000,"taxable":200000,"land":40000,"improvement":160000,"taxableLand":40000,"taxableImprovement":160000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":197700,"taxable":197700,"land":39500,"improvement":158200,"taxableLand":39500,"taxableImprovement":158200,"exemptLand":0,"exemptImprovement":0}],"taxNow":2800,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"113192","date":"2007-11-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-11-08","scope":"VACANT COMM SPACE (1ST FLR.) & SIX APTS. (2ND - 4TH FLOORS)"},{"number":"ZP-2021-014010","date":"2023-03-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Vacant"},{"number":"GM-2024-001094","date":"2024-02-05","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-03-21","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2024-002339","date":"2024-03-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-006469","date":"2025-01-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-25","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS CHILD CARE-CHILD CARE CENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"}],"storyTag":"Renovated & sold on","storyDelta":2.04,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"sale","p":85000},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"appeal","w":"Appeal moot"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal continued"}],"rented":false,"licenses":[{"number":"758474","type":"Rental","status":"Inactive","businessName":"EROD REALTY, LLC (EROD REALTY, LLC)","legalName":"EROD REALTY, LLC","address":"4324-26 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-11-29","latestIssueDate":"2020-11-03","expirationDate":"2021-11-28","inactiveDate":"2022-01-27"}],"licenseActivity":[{"number":"758474","type":"Rental","businessName":"EROD REALTY, LLC (EROD REALTY, LLC)","legalName":"EROD REALTY, LLC","issuedDate":"2017-11-29","latestIssueDate":"2020-11-03","closureDate":"2022-01-27","expirationDate":"2021-11-28","inactiveDate":"2022-01-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["3 open L&I violations","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":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-014010: Completed · Granted with conditions; related permit ZP-2021-014010. Use permit #113192: 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: GM-2024-001094 (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":"3 open L&I violations","finding":"11 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":"Emergency and Standby Power Systems Certification: Certified through Feb 7, 2026; Fire Alarm Certification: Certified through Feb 7, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 3, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}