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Variance","grounds":"PERMITS FOR THE COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED STRUCTURE AND THE ERECTION OF ONE (1) ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS AND ONE (1) SEMI-DETACHED STRUCTURE WITH ONE (1) ROOF DECK. FOR MULTI-FAMILY HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted with conditions","date":"2022-11-18","number":"ZP-2022-002805","relatedPermit":"ZP-2022-002805"}],"taxYears":[{"year":2016,"total":6754.07,"principal":6131.76,"interest":91.98,"penalty":61.32}],"taxNet":6754.07,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":560400,"taxable":560400,"land":235800,"improvement":324600,"taxableLand":235800,"taxableImprovement":324600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":560400,"taxable":560400,"land":235800,"improvement":324600,"taxableLand":235800,"taxableImprovement":324600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":342700,"taxable":342700,"land":85675,"improvement":257025,"taxableLand":85675,"taxableImprovement":257025,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":352900,"taxable":352900,"land":88225,"improvement":264675,"taxableLand":88225,"taxableImprovement":264675,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":359900,"taxable":359900,"land":89975,"improvement":269925,"taxableLand":89975,"taxableImprovement":269925,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":359900,"taxable":359900,"land":89975,"improvement":269925,"taxableLand":89975,"taxableImprovement":269925,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":359900,"taxable":359900,"land":89975,"improvement":269925,"taxableLand":89975,"taxableImprovement":269925,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":364200,"taxable":364200,"land":72840,"improvement":291360,"taxableLand":72840,"taxableImprovement":291360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":364200,"taxable":364200,"land":72840,"improvement":291360,"taxableLand":72840,"taxableImprovement":291360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":359200,"taxable":359200,"land":71840,"improvement":287360,"taxableLand":71840,"taxableImprovement":287360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":359200,"taxable":359200,"land":71840,"improvement":287360,"taxableLand":71840,"taxableImprovement":287360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":329800,"taxable":329800,"land":65900,"improvement":263900,"taxableLand":65900,"taxableImprovement":263900,"exemptLand":0,"exemptImprovement":0}],"taxNow":5028,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2022-000958","date":"2022-01-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-15","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2022-001185","date":"2022-02-10","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"Complete demolition of all existing structures on the lot to create a vacant lot and as approved by Philadelphia Historical Commission (letter attached)."},{"number":"DP-2022-000164","date":"2022-03-03","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-10-16","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"ZP-2022-002805","date":"2022-10-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED STRUCTURE AND THE ERECTION OF ONE (1) ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS. FOR TWO-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"RP-2025-005535","date":"2025-09-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE NEW CONSTRUCTION OF A FOUR (4) STORY, TWO (2) FAMILY STRUCTURE WITH TWO (2) ACCESSORY ROOF DECKS ACCESSED BY TWO (2) INDIVIDUAL PILOTHOUSES (INCLUDING ELEVATOR OVERRUNS), AND SIX (6) INTERIOR ACCESSORY OFF-STREET PARKING SPACES (THREE (3) SPACES PER DWELLING UNIT) IN AN ENCLOSED GROUND LEVEL GARAGE, ALL AS PER APPROVED PLANS."},{"number":"PP-2025-012274","date":"2025-09-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-04","scope":"Plumbing Permit (Water Distribution) for combo RP-2025-005535"},{"number":"PP-2025-012275","date":"2025-09-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-04","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-005535"},{"number":"EP-2025-009188","date":"2025-10-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-005535"},{"number":"FP-2025-002234","date":"2025-11-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2025-012276","date":"2026-03-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-005535"},{"number":"MP-2025-004888","date":"2026-05-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-005535"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"demo"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","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 2024, 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":["7 permit events since 2023","demolition activity 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-2022-002805: Completed · Granted with conditions; related permit ZP-2022-002805.","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":"5 permits not marked completed: RP-2025-005535 (Issued), EP-2025-009188 (Issued), FP-2025-002234 (Issued), PP-2025-012276 (Issued), MP-2025-004888 (Issued).","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":"14 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 23 historical violations across 12 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/"}]}