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Certification","inspectionDate":"2025-12-26","result":"Certified","expirationDate":"2026-12-26","buildingId":"1470687"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":89033,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2705 BLACK LAKE PL, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":426.06,"principal":267.67,"interest":4.02,"penalty":2.68}],"taxNet":426.06,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1274800,"taxable":1274800,"land":258200,"improvement":1016600,"taxableLand":258200,"taxableImprovement":1016600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1274800,"taxable":1274800,"land":258200,"improvement":1016600,"taxableLand":258200,"taxableImprovement":1016600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1546200,"taxable":1546200,"land":262854,"improvement":1283346,"taxableLand":262854,"taxableImprovement":1283346,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1662800,"taxable":1662800,"land":262647,"improvement":1400153,"taxableLand":262647,"taxableImprovement":1400153,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1673600,"taxable":1673600,"land":264353,"improvement":1409247,"taxableLand":264353,"taxableImprovement":1409247,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1673600,"taxable":1673600,"land":264353,"improvement":1409247,"taxableLand":264353,"taxableImprovement":1409247,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1673600,"taxable":1673600,"land":264353,"improvement":1409247,"taxableLand":264353,"taxableImprovement":1409247,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1778300,"taxable":1778300,"land":533490,"improvement":1244810,"taxableLand":533490,"taxableImprovement":1244810,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1778300,"taxable":1778300,"land":533490,"improvement":1244810,"taxableLand":533490,"taxableImprovement":1244810,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2309500,"taxable":2309500,"land":692850,"improvement":1616650,"taxableLand":692850,"taxableImprovement":1616650,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2309500,"taxable":2309500,"land":692850,"improvement":1616650,"taxableLand":692850,"taxableImprovement":1616650,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2273400,"taxable":2273400,"land":454600,"improvement":1818800,"taxableLand":454600,"taxableImprovement":1818800,"exemptLand":0,"exemptImprovement":0}],"taxNow":32328,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"47958","date":"2007-01-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2007-04-11","scope":"INTERIOR DEMOLITION OF NON BEARING WALLS"},{"number":"47960","date":"2007-01-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-04-11","scope":"INTERIOR RENOVATIONS PER PLANS"},{"number":"54636","date":"2007-02-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2007-04-11","scope":"RELOCATE 68 SKRINKLER HEADS"},{"number":"54614","date":"2007-02-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2007-04-11","scope":"INSTALL NEW BACKFLOW PREVENTER."},{"number":"59091","date":"2007-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 6 WC, 6 LAVS, 1 KIT SINK, 1 MOP SINK WITH NEW . MAKE 3 OF 6 HANDICAPP."},{"number":"56653","date":"2007-03-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-04-11","scope":"HVAC AND DUCTWORK PER PLANS"},{"number":"56368","date":"2007-03-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-28","scope":"RELOCATE LIGHTS. ADD NEW LIGHTS, ADD RECEPTS, WIRE ELEVATOR, HVAC AND OWNER'S EQUIPMENT. DRAWINGS E1, E2, E3, E4 AS PER NEC 2005"},{"number":"366428","date":"2011-10-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-05-03","scope":"REMOVAL AND DEMO OF 2 EXISTING UNDERGROUND STORAGE TANKS."},{"number":"425119","date":"2012-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"INSTALL 5 DATA LINES, 2 ON 1ST FLOOR, 3 ON 2ND FLOOR, INSTALL 1 DUPLEX RECEPTACLE FOR WALL MOUNT TV IN COURT ROOM AS PER 2008 NEC(OFFICE SPACE)"},{"number":"CP-2024-005978","date":"2024-12-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-06","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING SECOND FLOOR OFFICE SPACE AS PER APPROVED PLANS. EXISTING BUILDING SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"EP-2024-011983","date":"2025-01-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-29","scope":"REMOVE THE EXISTING LIGHT FIXTURES & SWITCHES. INSTALL NEW LIGHT FIXTURES & SWITCHES USING THE EXISTING CIRCUITS. REPLACE THE EXISTING EMERGENCY LIGHTING & EXIT SIGNS & REPLACE WITH NEW USING THE EXISTING CIRCUITS. INSTALL NEW RECEPTACLES & CIRCUITING FROM THE EXISTING ELECTRIC PANEL. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * NO FIRE ALARM WORK ON THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Plumbing"},{"y":2007,"k":"permit","w":"Mechanical"},{"y":2007,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Demolition"},{"y":2012,"k":"demo"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"283317","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"PHILLY MOTOR SPORT INC","legalName":"PHILLY MOTOR SPORT INC","address":"2415 S SWANSON ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-12-12","latestIssueDate":"2002-12-12","expirationDate":"2003-12-31","inactiveDate":null},{"number":"357263","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"FACENDA AUTO SALES & REPAIRS L","legalName":"FACENDA AUTO SALES & REPAIRS L","address":"2415 S SWANSON ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-02-23","latestIssueDate":"2006-02-23","expirationDate":"2006-12-31","inactiveDate":"2012-07-24"},{"number":"542419","type":"Dumpster License - Private Property","status":"Active","businessName":"PHILADELPHIA PARKING AUTHORITY (ROCCO MORROTTO)","legalName":"PHILADELPHIA PARKING AUTHORITY","address":"2415 S SWANSON ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-08-24","latestIssueDate":"2014-01-07","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"542419","type":"Dumpster License - Private Property","businessName":"PHILADELPHIA PARKING AUTHORITY (ROCCO MORROTTO)","legalName":"PHILADELPHIA PARKING AUTHORITY","issuedDate":"2011-08-24","latestIssueDate":"2014-01-07","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"357263","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"FACENDA AUTO SALES & REPAIRS L","legalName":"FACENDA AUTO SALES & REPAIRS L","issuedDate":"2006-02-23","latestIssueDate":"2006-02-23","closureDate":"2012-07-24","expirationDate":"2006-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283317","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"PHILLY MOTOR SPORT INC","legalName":"PHILLY MOTOR SPORT INC","issuedDate":"2002-12-12","latestIssueDate":"2002-12-12","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"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":["$599 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 20, 2026; Fire Alarm Certification: Certified through Dec 26, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$598.99 was recorded in the City’s 2022-06 delinquency snapshot for 2016.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 PASSED on Mar 5, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #283317: Inactive; Motor Vehicle Repair / Fuel Dispensing #357263: Inactive since Jul 24, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","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/"}]}