{"asOf":"2026-07-31T06:19:18.473Z","block":"7200-7299 HANFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/7200-7299-hanford-st","address":"7275 HANFORD ST","parcelNumber":"883368100","source":"https://property.phila.gov/?p=883368100","ownerType":"owner-occupied","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"822","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"BSMTRETAIL MXD-COM/RES-BA RES","useLabel":"Offices","owner":"OTT GREGORY","coOwner":"OTT MARIA A","marketValue":221800,"landAssessment":44300,"improvementAssessment":177500,"livableArea":1836,"yearBuilt":1950,"lastSale":{"price":1,"date":"2005-08-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-005990","date":"2025-02-03","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-31","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855544320&hash=EAD88A9881C5BB79566DDB909F8AEF878C284D560F733B24F0C0CFB57161B544"},{"number":"VI-2025-005991","date":"2025-02-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-07-31","resolution":"COMPLIED - 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WRITTEN IN ERROR","latestInvestigationDate":"2025-10-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=923980976&hash=5638EF9C55F796A254D59087C8441284AA300F7906964C40F49196641BC5719D"}],"violationCases":[{"number":"CF-2025-007417","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-03","completedDate":"2025-07-31","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855544320&hash=EAD88A9881C5BB79566DDB909F8AEF878C284D560F733B24F0C0CFB57161B544","violations":[{"number":"VI-2025-005990","date":"2025-02-03","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-31","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855544320&hash=EAD88A9881C5BB79566DDB909F8AEF878C284D560F733B24F0C0CFB57161B544"},{"number":"VI-2025-005991","date":"2025-02-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-07-31","resolution":"COMPLIED - 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WRITTEN IN ERROR","latestInvestigationDate":"2025-10-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=923980976&hash=5638EF9C55F796A254D59087C8441284AA300F7906964C40F49196641BC5719D"}]}],"violYears":[{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"15826","date":"2003-09-03","type":"L_CLIP","status":"FAILED"},{"caseNumber":"15826","date":"2003-10-02","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"CF-2025-007417","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-113509","date":"2025-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-113509","date":"2025-10-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.046165827600035,"lng":-75.05765264344402,"geom":{"type":"Polygon","coordinates":[[[-75.057501961,40.046123578],[-75.057564766,40.046064776],[-75.057804009,40.046214306],[-75.05775066,40.046266913],[-75.057501961,40.046123578]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":3,"lotArea":2334,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7275 HANFORD ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":180000,"taxable":180000,"land":50000,"improvement":130000,"taxableLand":50000,"taxableImprovement":130000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":180000,"taxable":180000,"land":50000,"improvement":130000,"taxableLand":50000,"taxableImprovement":130000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":208400,"taxable":208400,"land":41680,"improvement":166720,"taxableLand":41680,"taxableImprovement":166720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":214600,"taxable":214600,"land":42920,"improvement":171680,"taxableLand":42920,"taxableImprovement":171680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":217800,"taxable":217800,"land":43560,"improvement":174240,"taxableLand":43560,"taxableImprovement":174240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":217800,"taxable":217800,"land":43560,"improvement":174240,"taxableLand":43560,"taxableImprovement":174240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":217800,"taxable":217800,"land":43560,"improvement":174240,"taxableLand":43560,"taxableImprovement":174240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":271900,"taxable":271900,"land":54380,"improvement":217520,"taxableLand":54380,"taxableImprovement":217520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":240000,"taxable":240000,"land":48000,"improvement":192000,"taxableLand":48000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":235100,"taxable":235100,"land":47020,"improvement":188080,"taxableLand":47020,"taxableImprovement":188080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":235100,"taxable":235100,"land":47020,"improvement":188080,"taxableLand":47020,"taxableImprovement":188080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":221800,"taxable":221800,"land":44300,"improvement":177500,"taxableLand":44300,"taxableImprovement":177500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3291,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"240725","date":"2009-10-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-06","scope":"CHANGE USE ON 1ST FL TO RETAIL SALES AND PURCHANSE OF JEWELRY AND WATCHES WITH CUSTOMARILY ACCESSORY USES, SUCH AS REPAIRS"},{"number":"CP-2025-002165","date":"2025-05-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-06","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT OF FIRE DAMAGED ROOF AND FLOOR JOIST TO COMPLY WITH VIOLATION CASE #CF-2025-007417. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"EP-2025-007564","date":"2025-08-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-12-23","scope":"Install branch circuits for outlets and lighting for 1st and second floor with 100 amp sub panel install branch circuits for outlets and lighting for ground floor office. with 100 amp sub panel. all work will go off prints"},{"number":"PP-2025-011412","date":"2025-09-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-31","scope":"Install 3\" soil stack, 1 kitchen sink, 2 water closets, 2 lavatories, 1 shower & 1 tub."},{"number":"CP-2025-005082","date":"2025-10-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-06","scope":"FOR LEVEL I INTERIOR ALTERATIONS9 NO CHANGE IN OCCUPANCY) TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE FINISHES UPGRADE AND WINDOWS REPLACEMENT THROUGHOUT. ** ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"ZP-2026-005674","date":"2026-05-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2003,"k":"insp","w":"Inspection failed"},{"y":2009,"k":"permit","w":"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: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"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":["5 permit events 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":"Use permit #240725: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 22, 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":"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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 2 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/"}]}