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Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE, ROOF DECK, ROOF DECK ACCESS STRUCTURE, AND BALCONY. FOR THREE (3) DWELLING UNITS. FOR TWO (2) OPEN ACCESSORY OFF-STREET PARKING SPACES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS.","status":"Completed","outcome":"Granted","date":"2024-01-12","number":"ZP-2023-003992","relatedPermit":"ZP-2023-003992"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":17100,"taxable":17100,"land":17100,"improvement":0,"taxableLand":17100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":17100,"taxable":17100,"land":17100,"improvement":0,"taxableLand":17100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":30900,"taxable":30900,"land":30900,"improvement":0,"taxableLand":30900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":38600,"taxable":38600,"land":38600,"improvement":0,"taxableLand":38600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":38600,"taxable":38600,"land":38600,"improvement":0,"taxableLand":38600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":38600,"taxable":38600,"land":38600,"improvement":0,"taxableLand":38600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":38600,"taxable":38600,"land":38600,"improvement":0,"taxableLand":38600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":97500,"taxable":97500,"land":97500,"improvement":0,"taxableLand":97500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":97500,"taxable":97500,"land":97500,"improvement":0,"taxableLand":97500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":99900,"taxable":99900,"land":99900,"improvement":0,"taxableLand":99900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":99900,"taxable":99900,"land":99900,"improvement":0,"taxableLand":99900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":94800,"taxable":94800,"land":94800,"improvement":0,"taxableLand":94800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1398,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-003992","date":"2023-11-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-06-30","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, ROOF DECK, ROOF DECK ACCESS STRUCTURE, AND BALCONY SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. AMENDMENT (8-30-2024): FOR THE REDUCTION IN GROSS FLOOR AREA & OCCUPIED AREA AS SHOWN ON THE AMENDED ZONING PLANS."},{"number":"CP-2024-004712","date":"2024-09-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-30","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH PRIVATE ROOF DECK AND PILOT HOUSE FOR USE AS A THREE (3) FAMILY DWELLING WITH ACCESSORY SURFACE PARKING AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"SP-2024-001093","date":"2024-10-08","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-06-30","scope":"Site / Utility Permit for CP-2024-004712"},{"number":"PP-2024-016907","date":"2024-12-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-22","scope":"Installation of a 1-1/2\" Domestic Water Service, 5\" Sanitary Sewer Line, 6\" Stormwater Sewer Line and FAI"},{"number":"FP-2024-002630","date":"2025-01-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-30","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY THREE (3) FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-004712 FOR ASSOCIATED BUILDING PERMIT. [AMENDMENT 11/13/2025 FOR A CHANGE TO BACKFLOW PREVENTER MODEL FROM A 950XLT2 TO A 950XL3.]"},{"number":"PP-2024-015914","date":"2025-03-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-30","scope":"INSTALL 4 WATER CLOSETS, 4 LAVATORIES, 4 SHOWER/TUBS, 2 FLOOR DRAINS, 2 WASHING MACHINE BOXES, 3 HOT WATER HEATERS AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2025-001639","date":"2025-04-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-30","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2024-004712 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-001285","date":"2025-06-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-24","scope":"INSTALL NEW 400A SERVICE , NEW WIRING LIGHTS SWITCHES, OUTLETS SMOKE ALARMS .INSTALL NEW FIRE ALARM SYSTEM W/ LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS. . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":7.63,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["8 permit events since 2023","1 zoning/board appeal 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-2023-003992: Completed · Granted; related permit ZP-2023-003992.","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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 18, 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/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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 17 historical violations across 11 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/"}]}