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INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-12","completedDate":"2023-10-12","violations":[{"number":"VI-2021-007971","date":"2021-02-12","code":"PM15-108.2","title":"VACANT & OPEN","status":"CLOSED","resolutionDate":"2023-10-12","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2024-124829","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-12-05","completedDate":null,"violations":[{"number":"VI-2024-096371","date":"2024-12-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-096368","date":"2024-12-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-096370","date":"2024-12-05","code":"PM15-304.1(G)","title":"EXTERIOR 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STRUCTURE"}],"investigations":[{"caseNumber":"68011","date":"2006-06-16","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"167727","date":"2008-07-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"167727","date":"2009-03-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"167727","date":"2009-09-10","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"624085","date":"2018-03-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"624085","date":"2018-03-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"624085","date":"2018-07-11","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"624085","date":"2018-10-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"669659","date":"2019-01-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"624085","date":"2019-01-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"624085","date":"2019-02-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"624085","date":"2019-03-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"624085","date":"2019-04-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"669659","date":"2020-04-07","type":null,"status":"FAILED"},{"caseNumber":"669659","date":"2020-05-14","type":null,"status":"FAILED"},{"caseNumber":"624085","date":"2020-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001101","date":"2021-01-06","type":null,"status":"FAILED"},{"caseNumber":"624085","date":"2021-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-010524","date":"2021-02-12","type":null,"status":"FAILED"},{"caseNumber":"624085","date":"2022-01-07","type":null,"status":"FAILED"},{"caseNumber":"624085","date":"2022-12-28","type":null,"status":"FAILED"},{"caseNumber":"669659","date":"2022-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-010524","date":"2023-10-12","type":null,"status":"PASSED"},{"caseNumber":"624085","date":"2024-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001101","date":"2024-10-26","type":null,"status":"PASSED"},{"caseNumber":"669659","date":"2024-10-26","type":null,"status":"FAILED"},{"caseNumber":"624085","date":"2024-10-26","type":null,"status":"FAILED"},{"caseNumber":"669659","date":"2024-12-05","type":null,"status":"PASSED"},{"caseNumber":"624085","date":"2024-12-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-124829","date":"2025-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124829","date":"2025-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124829","date":"2025-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124829","date":"2026-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124829","date":"2026-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124829","date":"2026-06-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":1},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":5,"passes":0},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":3,"passes":3},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00472685010291,"lng":-75.12855199465459,"geom":{"type":"Polygon","coordinates":[[[-75.128151483,40.004433156],[-75.129102743,40.004556334],[-75.129002682,40.004870593],[-75.128975096,40.004866748],[-75.12896899,40.004898544],[-75.129027422,40.004902663],[-75.129018114,40.004972958],[-75.128337722,40.004968931],[-75.128044906,40.004930948],[-75.128151483,40.004433156]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":1,"lotArea":45960,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"9 GREENTREE WAY, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[],"taxYears":[{"year":2010,"total":545.35,"principal":0,"interest":326.01,"penalty":82.86},{"year":2011,"total":803.44,"principal":0,"interest":526.39,"penalty":116.98},{"year":2012,"total":668.02,"principal":0,"interest":390.49,"penalty":121.48},{"year":2013,"total":1592.18,"principal":925.3,"interest":381.51,"penalty":125.85},{"year":2014,"total":1170.53,"principal":804.4,"interest":156.86,"penalty":56.31},{"year":2015,"total":1093.78,"principal":804.4,"interest":84.46,"penalty":56.31},{"year":2016,"total":1004.89,"principal":840.31,"interest":12.6,"penalty":8.4}],"taxNet":6878.19,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":52200,"taxable":52200,"land":48900,"improvement":3300,"taxableLand":48900,"taxableImprovement":3300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":52200,"taxable":52200,"land":48900,"improvement":3300,"taxableLand":48900,"taxableImprovement":3300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":370800,"taxable":370800,"land":341136,"improvement":29664,"taxableLand":341136,"taxableImprovement":29664,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":381900,"taxable":381900,"land":351348,"improvement":30552,"taxableLand":351348,"taxableImprovement":30552,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":384300,"taxable":384300,"land":353556,"improvement":30744,"taxableLand":353556,"taxableImprovement":30744,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":384300,"taxable":384300,"land":353556,"improvement":30744,"taxableLand":353556,"taxableImprovement":30744,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":384300,"taxable":384300,"land":353556,"improvement":30744,"taxableLand":353556,"taxableImprovement":30744,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":403500,"taxable":403500,"land":121050,"improvement":282450,"taxableLand":121050,"taxableImprovement":282450,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":403500,"taxable":403500,"land":121050,"improvement":282450,"taxableLand":121050,"taxableImprovement":282450,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":403200,"taxable":403200,"land":161280,"improvement":241920,"taxableLand":161280,"taxableImprovement":241920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":403200,"taxable":403200,"land":161280,"improvement":241920,"taxableLand":161280,"taxableImprovement":241920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":527500,"taxable":527500,"land":519500,"improvement":8000,"taxableLand":519500,"taxableImprovement":8000,"exemptLand":0,"exemptImprovement":0}],"taxNow":5644,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"203998","date":"2009-03-06","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPAIR BLOCK WALLS AND STUCCO , REPAIR ROOF AS NEEDED REPAIR GATES AS NEEDED."},{"number":"203967","date":"2009-03-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-06","scope":"ADDING TIRE SHREDDING TO EXISTING RECIVING PROCESSING , TRANSFER AND SHIPPING OF RECYCLABLE AND PACKAGING.SAME USE OF EXISTING TRUCK AND RAIL ROAD DOCKS PUBLIC SCALE."},{"number":"914124","date":"2019-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-04-22","scope":"MAKE SAFE PERMIT- FOR (REBUILD THE COLLAPSED WALL AND ERECTION OF THE INTERIOR STEEL BEAMS AND REINFORING STEELS AS LATERAL BRACING AS PER ENGINEER'S REPORT) TO RESOLVE CASE 624085. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 624085."},{"number":"973955","date":"2019-05-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-08-23","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 669659 TO INCLUDE AN ENGINEERS REPORT FOR THE UNDOCUMENTED REPAIR OF THE FRONT, SIDE AND REAR WALL PER APPROVED PLANS AND ENGINEERS REPORT. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"CP-2023-001622","date":"2023-05-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-12-05","scope":"MAKE SAFE PERMIT TO COMPLY WITH VIOLATION 624085 TO INCLUDE REPAIRS/BRACING TO MASONRY WALLS PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED 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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"sale","p":450000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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, 2022, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #203967: 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":"4 permits not marked completed: 203998 (EXPIRED), 914124 (EXPIRED), 973955 (EXPIRED), CP-2023-001622 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"28 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 10, 2026.","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/"}],"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/"}]}