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INSP","status":"FAILED"},{"caseNumber":"594601","date":"2017-07-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"584812","date":"2017-08-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"594601","date":"2017-09-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"584812","date":"2017-11-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"594601","date":"2018-01-22","type":"HCEU 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":4660,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"11511 BEECHNUT ST, HOUSTON TX, 77072","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CHANGE OF USE TO  TWO (2) FAMILY HOUSEHOLD LIVING","status":"OPEN","outcome":"Granted","date":"2017-01-17","number":"29185","relatedPermit":"726368"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5300,"taxable":5300,"land":5300,"improvement":0,"taxableLand":5300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":5300,"taxable":5300,"land":5300,"improvement":0,"taxableLand":5300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":81500,"taxable":81500,"land":81500,"improvement":0,"taxableLand":81500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":83600,"taxable":83600,"land":83600,"improvement":0,"taxableLand":83600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":83600,"taxable":83600,"land":83600,"improvement":0,"taxableLand":83600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":83600,"taxable":83600,"land":83600,"improvement":0,"taxableLand":83600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":83600,"taxable":83600,"land":83600,"improvement":0,"taxableLand":83600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":79200,"taxable":79200,"land":79200,"improvement":0,"taxableLand":79200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":79200,"taxable":79200,"land":79200,"improvement":0,"taxableLand":79200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":88500,"taxable":88500,"land":88500,"improvement":0,"taxableLand":88500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":88500,"taxable":88500,"land":88500,"improvement":0,"taxableLand":88500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":288900,"taxable":288900,"land":288900,"improvement":0,"taxableLand":288900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1239,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"726368","date":"2017-04-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-27","scope":"THE APPLICATION IS FOR CHANGE OF USE TO TWO (2) FAMILY HOUSEHOLD LIVING"},{"number":"PP-2022-017666","date":"2022-12-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-12-27","scope":"REPLAIR/REPLACE MD, CT and FAI"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"sale","p":20000},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"12 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"246315","type":"Rental","status":"Inactive","businessName":"PITTS J P","legalName":"PITTS J P","address":"2937 N 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-06-03","latestIssueDate":"2007-03-13","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"634124","type":"Rental","status":"Inactive","businessName":"MICHEL JEAN","legalName":"MICHEL JEAN","address":"2937 N 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-07-03","latestIssueDate":"2019-03-03","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"848202","type":"Rental","status":"Active","businessName":"Patrick Belefanti","legalName":"Patrick Belefanti","address":"2937 N 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-08-07","latestIssueDate":"2026-07-21","expirationDate":"2027-08-06","inactiveDate":null}],"licenseActivity":[{"number":"848202","type":"Rental","businessName":"Patrick Belefanti","legalName":"Patrick Belefanti","issuedDate":"2020-08-07","latestIssueDate":"2026-07-21","closureDate":null,"expirationDate":"2027-08-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"634124","type":"Rental","businessName":"MICHEL JEAN","legalName":"MICHEL JEAN","issuedDate":"2014-07-03","latestIssueDate":"2019-03-03","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"246315","type":"Rental","businessName":"PITTS J P","legalName":"PITTS J P","issuedDate":"2001-06-03","latestIssueDate":"2007-03-13","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"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":["2 open L&I violations","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 226% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,500 to $288,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29185: OPEN · Granted; related permit 726368. Use permit #726368: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"1 permit not marked completed: PP-2022-017666 (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":"2 open L&I violations","finding":"22 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (11511 BEECHNUT ST, HOUSTON TX, 77072).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"11 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 15, 2023.","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/"}],"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/"}]}