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LOT #1: FOR THE COMPLETE DEMOLITION OF EXISTINAG BUILDING FROM THE LOT AND FOR THE ERECTION OF A FIVE (5) STORY STRUCTURE MAX HEIGHT 69 FT. FOR USE AS A NURSING","status":"CLOSED","outcome":"Granted with conditions","date":"2007-10-03","number":"3294","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR THE ERECTION OF A ONE (1) STORY ADDITION (10'-11\"HIGH) WITH A COVERED PORCH AT THE GROUND LEVEL AND A ROOF DECK ABOVE THE ONE STORY ROOF (WITH 42\" HIGH RAILINGS), FOR THE ERECTION OF A TWO (2) STORY ADDITION (21' HIG","status":"CLOSED","outcome":"Granted with conditions","date":"2009-02-18","number":"8000","relatedPermit":"189055"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1417500,"taxable":291855,"land":291855,"improvement":1125645,"taxableLand":291855,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1125645},{"y":2017,"v":1417500,"taxable":291855,"land":291855,"improvement":1125645,"taxableLand":291855,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1125645},{"y":2018,"v":1134000,"taxable":283500,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":850500},{"y":2019,"v":1134000,"taxable":283500,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":850500},{"y":2020,"v":1134000,"taxable":283500,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":850500},{"y":2021,"v":1134000,"taxable":283500,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":850500},{"y":2022,"v":1134000,"taxable":1134000,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":850500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1134000,"taxable":1134000,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":850500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1134000,"taxable":1134000,"land":283500,"improvement":850500,"taxableLand":283500,"taxableImprovement":850500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1184400,"taxable":1184400,"land":296100,"improvement":888300,"taxableLand":296100,"taxableImprovement":888300,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1184400,"taxable":1184400,"land":296100,"improvement":888300,"taxableLand":296100,"taxableImprovement":888300,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1184400,"taxable":1184400,"land":296100,"improvement":888300,"taxableLand":296100,"taxableImprovement":888300,"exemptLand":0,"exemptImprovement":0}],"taxNow":16579,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"97975","date":"2007-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ADD ADDITIONAL NOTIFICATION APPLIANCES INTO UNITS (EAST DISTRICT)"},{"number":"95970","date":"2007-11-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-11-20","scope":"RELOCATION OF LOT LINES"},{"number":"121881","date":"2007-12-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-12-17","scope":"ERECT STRUCTURE AND SIGNS FOR HOME FOR THE AGED."},{"number":"121882","date":"2007-12-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-12-17","scope":"PARTIAL DEMOLITION, ERECT SIGN, HOME FOR THE AGED."},{"number":"133305","date":"2008-03-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS TO CREATE TWO MECHANICAL ROOMS"},{"number":"159740","date":"2008-06-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE EXISTING FIRE ALARM EQUIPMENT(SYSTEM) & REPLACE WITH NEW FIRE ALARM SYSTEM, CONTROL PANELS, BATTERYS, BOOSTER PANELS, CONTROL MODULES, 125 SMOKE DETECTORS, 71 AUDIO DEVICES, 42 AV DEVICES, 95 SPEAKER, 14 STROBES WALL, 4 DOOR HOLDER AS PER NFPA72 (EAST DISTRICT)"},{"number":"219059","date":"2009-08-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-06-30","scope":"CONSTRUCTION OF A NEW 5-STORY, 62 UNIT SENIOR INDEPENDENT LIVING APARTMENT BUILDING AS PER PLANS.NOTICE OF DEMOLITION OF EXISTING BUILDING MUST BE POSTED. DEMOLITION MAY NOT BEGIN UNTIL SEPTEMBER 8, 2009."},{"number":"253891","date":"2009-12-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-07-08","scope":"CAP OFF SANITARY LAT"},{"number":"250286","date":"2009-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-15","scope":"SITE WORK: 7 AREA DRAINS, STORM WATER MANAGEMENT, 14 RWC'S, 6\" SAN LATERAL, AND HOUSE TRAP, HOUSE DRAIN, 3\" DOMESTIC WATER SERVICE"},{"number":"258118","date":"2010-01-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"FOR THE RELOCATION 50 FIRE SUPRESSION SPRINKLER HEADS IN AN EXISTING SYSTEM."},{"number":"263872","date":"2010-02-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-09-05","scope":"REMOVE 1 X 2,500 GALLON UNDERGROUND STORAGE TANK CONTAINING NO. 2 HEATING OIL. SOIL SAMPLES WILL BE COLLECTED FROM THE EXCAVATION AND A CLOSSURE REPORT IS REQUIRED UPON COMPLETION."},{"number":"262981","date":"2010-04-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-10-22","scope":"REPLACE EXISTING RISER, RELOCATE EXISTING SPRINKLER HEADS AND ADD NEW SPRINKLER HEAD WITHIN THE NEW ADDITION AS PER PLANS."},{"number":"269605","date":"2010-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-03","scope":"65 WC, 65 LAV, 64 SHOWER, 65 KIT SINK, 12 FD FIVE FOOT OUT"},{"number":"268126","date":"2010-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-02","scope":"2000 AMP SERVICE WITH 72 PANELBOARDS, 791 LIGHTS FIXTURES, 1507 RECEPTACLES, FIRE ALARM SYSTEM AS PER 2008 NEC AND NFPA 72 (EAST DISTRICT)"},{"number":"285319","date":"2010-06-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-27","scope":"SITE WORK,8 CATCH BASINS,STORM WATER MANAGEMENT,AND NEW SEWER CONNECTION"},{"number":"297626","date":"2010-10-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-27","scope":"INSTALL DUCTWORK FROM 4 A.C. UNITS TO COMMON AREAS. INSTALL EXHAUST FANS AND DUCTWORK TO SENIOR APARTMENTS PER PLAN."},{"number":"267404","date":"2011-06-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-07-02","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM"},{"number":"GM-2021-007892","date":"2021-08-03","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-12-01","scope":"REMOVE EXISTING ROOFING AND INSTALL ROOF SHINGLES. REPLACE ROOF CDX SHEATHING AS NEEDED."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"permit","w":"Demolition"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"demo"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"208528","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"NORTH AMERICAN BAPTIST","legalName":"NORTH AMERICAN BAPTIST","address":"7023 RISING SUN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-12-13","latestIssueDate":"2021-07-20","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"732452","type":"Rental","status":"Active","businessName":"PILGRIM GARDENS SENIOR HOUSING LP","legalName":"PILGRIM GARDENS SENIOR HOUSING LP ","address":"7023 RISING SUN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":62,"issuedDate":"2017-03-22","latestIssueDate":"2026-03-05","expirationDate":"2027-03-21","inactiveDate":null}],"licenseActivity":[{"number":"732452","type":"Rental","businessName":"PILGRIM GARDENS SENIOR HOUSING LP","legalName":"PILGRIM GARDENS SENIOR HOUSING LP ","issuedDate":"2017-03-22","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-03-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"208528","type":"Food Preparing and Serving (30+ SEATS)","businessName":"NORTH AMERICAN BAPTIST","legalName":"NORTH AMERICAN BAPTIST","issuedDate":"2004-12-13","latestIssueDate":"2021-07-20","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":62,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #3294: CLOSED · Granted with conditions. Use permit #121881: 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":"2 permits not marked completed: 133305 (EXPIRED), GM-2021-007892 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 28, 2026; Fire Alarm Certification: Certified through Apr 28, 2026; Facade Report: Safe with Repair through Jun 10, 2030","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":"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 (101 E COUNTY LINE RD, HATBORO PA, 19040).","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":"6 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 15, 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":"Food Preparing and Serving (30+ SEATS) #208528: Inactive since Jun 29, 2022","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":"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 5 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/"}]}