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VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-14","completedDate":"2020-10-28","violations":[{"number":"VI-2020-027808","date":"2020-08-14","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"147360","date":"2008-02-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"147360","date":"2009-06-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-050826","date":"2020-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-050826","date":"2020-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-050826","date":"2020-10-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98093667106959,"lng":-75.12781044183957,"geom":{"type":"Polygon","coordinates":[[[-75.127715961,39.980851733],[-75.127941767,39.980981404],[-75.127903571,39.981021706],[-75.127678338,39.980890512],[-75.127715961,39.980851733]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-002348","type":"Fire Alarm Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"3000288"},{"number":"BC-2026-002981","type":"Fire Alarm Certification","inspectionDate":"2026-01-30","result":"Certified","expirationDate":"2027-01-30","buildingId":"3000288"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1423,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2315 E YORK ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":22400,"taxable":22400,"land":22400,"improvement":0,"taxableLand":22400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":22400,"taxable":22400,"land":22400,"improvement":0,"taxableLand":22400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":161100,"taxable":161100,"land":161100,"improvement":0,"taxableLand":161100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":161100,"taxable":161100,"land":161100,"improvement":0,"taxableLand":161100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":161100,"taxable":161100,"land":161100,"improvement":0,"taxableLand":161100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":161100,"taxable":161100,"land":161100,"improvement":0,"taxableLand":161100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":174200,"taxable":174200,"land":174200,"improvement":0,"taxableLand":174200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":174200,"taxable":174200,"land":174200,"improvement":0,"taxableLand":174200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":178600,"taxable":178600,"land":178600,"improvement":0,"taxableLand":178600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":178600,"taxable":178600,"land":178600,"improvement":0,"taxableLand":178600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":220500,"taxable":220500,"land":220500,"improvement":0,"taxableLand":220500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2500,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-005673","date":"2020-09-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (HEIGHT NTE 38 FEET) WITH CELLAR AND PILOTHOUSE (HEIGHT NTE 10 FEET; AREA NTE 125 SF; FOR ACCESS STAIRS ONLY) TO ACCESS ROOF DECK WITH 42-INCH GUARD RAILS; FOR THE ERECTION OF A REAR DECK AT THE SECOND FLOOR LEVEL; FOR USE AS VACANT COMMERCIAL ON THE FIRST FLOOR FRONT (SEPARATE USE PERMIT REQUIRED PRIOR TO OCCUPANCY) AND HOUSEHOLD LIVING (TWO-FAMILY DWELLING) ON THE UPPER FLOORS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"CP-2020-006157","date":"2020-12-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-17","scope":"FOR THE CONSTRUCTION OF NEW THREE STORY STRUCTURE OF TYPE VB CONSTRUCTION PLUS CELLAR, TWO FAMILY DWELLING PLUS VACANT COMMERCIAL AT FIRST FLOOR AND CELLAR, SIZE AND LOCATION AS PER PLANS."},{"number":"MP-2021-001733","date":"2021-03-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (installation of (2) heat pump systems with 2 ton ac condensers. All duct work will be self contained in each living space. (installation of (2) heat pump systems with 2 ton ac condensers. All duct work will be self contained in each living space)."},{"number":"FP-2021-001166","date":"2021-05-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-03-16","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE TO INCLUDE 2 \" MAIN FIRE SERVICE LINE AND 2\" DC WILKINS 350 XL 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-2021-010981","date":"2021-06-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-16","scope":"Install 5\" curb trap, 4\" vent, 4\" house drain, 1 1/2\" water service"},{"number":"EP-2021-005138","date":"2021-07-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-18","scope":"Install 500 AMP incoming service with complete wiring of mixed-use . To include all emergency lighting and 110v interconnected smoke alarms. Install complete New fire alarm installation with low frequency sound in all sleeping areas(living rms and bedrooms),tamper switch and flow switch .ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC and 2018 PHILA FIRE CODE."},{"number":"PP-2021-011099","date":"2021-07-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-16","scope":"New plumbing system as per plans"},{"number":"ZP-2023-001052","date":"2023-02-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2023-000589","date":"2023-03-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-06","scope":"FIT-OUT OF SHELL COMMERCIAL SPACE ON THE FIRST FLOOR AND BASEMENT OF A NEW CONSTRUCTION BUILDING (SEE PERMIT CP-2020-006157) FOR A BUSINESS & PROFESSIONAL OFFICE AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"MP-2023-000971","date":"2023-03-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-01","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR AN OFFICE FIT-OUT ON THE FIRST FLOOR AND BASEMENT OF A NEW CONSTRUCTION BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"ZP-2023-004745","date":"2023-10-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE(1) PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":true,"licenses":[{"number":"916272","type":"Rental","status":"Active","businessName":"2327 Frankford LLC","legalName":"2327 Frankford LLC","address":"2327 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-02-08","latestIssueDate":"2026-04-09","expirationDate":"2027-02-07","inactiveDate":null}],"licenseActivity":[{"number":"916272","type":"Rental","businessName":"2327 Frankford LLC","legalName":"2327 Frankford LLC","issuedDate":"2023-02-08","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-02-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"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":["4 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":"The record identifies more than one dwelling/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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 28, 2020.","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":"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.","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 7 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 30, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}