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Variance","grounds":"PERMIT  FOR AN INTENSIVE INDUSTRIAL (DISPATCHING ANIMALS) AND RETAIL SALE THE SAME ON THE PREMISES.\nNO SIGN ON THIS APPLICATION","status":"In Process","outcome":"Complete","date":"2021-02-12","number":"HA-2020-002916","relatedPermit":"ZP-2020-005020"}],"taxYears":[{"year":2007,"total":6104.16,"principal":1193.2,"interest":3569.14,"penalty":431.09},{"year":2010,"total":7448.97,"principal":4421.74,"interest":2400.52,"penalty":248.33},{"year":2011,"total":12463.45,"principal":7646.89,"interest":3555.8,"penalty":535.28},{"year":2012,"total":12185.33,"principal":7941.59,"interest":2978.09,"penalty":555.91},{"year":2013,"total":11837.67,"principal":8227.02,"interest":2344.7,"penalty":575.89},{"year":2014,"total":4065.45,"principal":2963.34,"interest":577.86,"penalty":207.43}],"taxNet":54105.03,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":192300,"taxable":0,"land":104200,"improvement":88100,"taxableLand":0,"taxableImprovement":0,"exemptLand":104200,"exemptImprovement":88100},{"y":2017,"v":192300,"taxable":0,"land":104200,"improvement":88100,"taxableLand":0,"taxableImprovement":0,"exemptLand":104200,"exemptImprovement":88100},{"y":2018,"v":208800,"taxable":0,"land":41801,"improvement":166999,"taxableLand":0,"taxableImprovement":0,"exemptLand":41801,"exemptImprovement":166999},{"y":2019,"v":191700,"taxable":0,"land":38340,"improvement":153360,"taxableLand":0,"taxableImprovement":0,"exemptLand":38340,"exemptImprovement":153360},{"y":2020,"v":191700,"taxable":191700,"land":38340,"improvement":153360,"taxableLand":38340,"taxableImprovement":153360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":191700,"taxable":191700,"land":38340,"improvement":153360,"taxableLand":38340,"taxableImprovement":153360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":191700,"taxable":191700,"land":38340,"improvement":153360,"taxableLand":38340,"taxableImprovement":153360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":203400,"taxable":203400,"land":40687,"improvement":162713,"taxableLand":40687,"taxableImprovement":162713,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":203400,"taxable":203400,"land":40687,"improvement":162713,"taxableLand":40687,"taxableImprovement":162713,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":234700,"taxable":234700,"land":46940,"improvement":187760,"taxableLand":46940,"taxableImprovement":187760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":234700,"taxable":234700,"land":46940,"improvement":187760,"taxableLand":46940,"taxableImprovement":187760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":234700,"taxable":234700,"land":46940,"improvement":187760,"taxableLand":46940,"taxableImprovement":187760,"exemptLand":0,"exemptImprovement":0}],"taxNow":3285,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"143950","date":"2008-04-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-07-03","scope":"100 AMP SERVICE FOR MOBILE TRAILER OFFICE (WEST DIST)"},{"number":"ZP-2020-005020","date":"2021-01-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Intensive Industrial"},{"number":"CP-2021-007953","date":"2022-06-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-09-04","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW WINDOWS IN EXISTING OPENINGS, NEW EXTERIOR WALL OPENING FOR DOOR, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2024, 2025"],"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":"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: CP-2021-007953 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Oct 1, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 8 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}