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ACTION"},{"number":"VI-2025-085111","date":"2025-10-28","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2007,"n":3,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2010,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2016,"n":7,"worst":null},{"y":2017,"n":4,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2020,"n":16,"worst":null},{"y":2024,"n":8,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"111572","date":"2007-05-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"255540","date":"2010-10-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255540","date":"2010-11-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"328089","date":"2012-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255540","date":"2012-05-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"328089","date":"2012-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"328089","date":"2012-10-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"401050","date":"2013-09-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"401050","date":"2013-11-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"401050","date":"2014-02-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"445361","date":"2014-07-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445361","date":"2014-07-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"401050","date":"2015-08-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"401050","date":"2016-03-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"556519","date":"2016-09-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"556519","date":"2016-09-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"401050","date":"2016-12-19","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"556519","date":"2017-01-11","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"328089","date":"2017-01-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"569223","date":"2017-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"569223","date":"2017-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578431","date":"2017-04-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"569223","date":"2017-04-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"578431","date":"2017-05-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"569223","date":"2017-12-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"569223","date":"2018-01-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"569223","date":"2018-02-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"691179","date":"2019-06-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"691179","date":"2019-07-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"691179","date":"2019-08-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"722688","date":"2020-01-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"722688","date":"2020-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"726336","date":"2020-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2024-006992","date":"2024-01-30","type":null,"status":"FAILED"},{"caseNumber":"569223","date":"2024-01-30","type":null,"status":"PASSED"},{"caseNumber":"722688","date":"2024-01-30","type":null,"status":"PASSED"},{"caseNumber":"726336","date":"2024-01-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-023809","date":"2024-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-023809","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006992","date":"2024-05-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-023809","date":"2024-06-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-060650","date":"2024-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-060650","date":"2024-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-060650","date":"2025-01-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-042169","date":"2025-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042169","date":"2025-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118523","date":"2025-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118523","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118523","date":"2025-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118523","date":"2025-12-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2012,"fails":2,"passes":2},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":2},{"y":2017,"fails":4,"passes":3},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":2,"passes":1},{"y":2020,"fails":3,"passes":0},{"y":2024,"fails":5,"passes":5},{"y":2025,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98056442373572,"lng":-75.23626173747337,"geom":{"type":"Polygon","coordinates":[[[-75.236206966,39.980440803],[-75.236266944,39.980434315],[-75.236316213,39.980688308],[-75.236257075,39.980695298],[-75.236206966,39.980440803]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":6,"baths":null,"stories":2,"lotArea":1559,"zoning":"RSA5","grade":null,"basement":"D","heater":"H","centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"11710 PLAZA AMERICA DR STE 810, RESTON VA, 20190","mailOut":true,"appeals":[],"taxYears":[{"year":2007,"total":632.64,"principal":0,"interest":273.95,"penalty":26.92},{"year":2008,"total":803.6,"principal":0,"interest":613.37,"penalty":68.97},{"year":2009,"total":709.6,"principal":0,"interest":524.69,"penalty":68.97},{"year":2010,"total":615.6,"principal":0,"interest":436.01,"penalty":68.97},{"year":2011,"total":1312.44,"principal":662.33,"interest":456.22,"penalty":75.8},{"year":2012,"total":1743.74,"principal":1124.6,"interest":421.72,"penalty":78.72},{"year":2013,"total":1694.52,"principal":1165.02,"interest":332.03,"penalty":81.55},{"year":2014,"total":1928.87,"principal":1369.95,"interest":267.14,"penalty":95.9},{"year":2015,"total":1798.17,"principal":1369.95,"interest":143.84,"penalty":95.9},{"year":2016,"total":1646.76,"principal":1431.08,"interest":21.46,"penalty":14.31}],"taxNet":12885.94,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":88900,"taxable":88900},{"y":2017,"v":88900,"taxable":88900},{"y":2018,"v":88900,"taxable":88900},{"y":2019,"v":88900,"taxable":88900},{"y":2020,"v":92300,"taxable":92300},{"y":2021,"v":92300,"taxable":92300},{"y":2022,"v":92300,"taxable":92300},{"y":2023,"v":92300,"taxable":92300},{"y":2024,"v":92300,"taxable":92300},{"y":2025,"v":92300,"taxable":92300},{"y":2026,"v":92300,"taxable":92300},{"y":2027,"v":196900,"taxable":196900}],"taxNow":1292,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"744421","date":"2016-12-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-19","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FOUR(4) DWELLING UNITS) FROM BASEMENT THRU THIRD THIRD FLOORS IN AN EXISTING STRUCTURE."},{"number":"CP-2024-005471","date":"2024-10-30","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-30","scope":"FOR THE STRUCTURAL REPAIR TO EXTERIOR WALL TO RESOLVE CASE #CF-2024-060650. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2024-060650. ** SPECIAL INSPECTIONS REQUIRED **"},{"number":"ZP-2025-001198","date":"2025-05-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-001416","date":"2025-07-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING COMMERCIAL BUILDING FOR USE AS AN APARTMENT BUILDING WITH THREE (3) DWELLING UNITS (R-2 OCCUPANCY), ALTERATIONS TO INCLUDE STRUCTURAL REPAIRS, THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **AMENDMENT (5-11-2026) FOR ADDITIONAL STRUCTURAL REPAIRS AS PER THE APPROVED AMENDED CONSTRUCTION DOCUMENTS."},{"number":"MP-2026-001173","date":"2026-03-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2026-000472","date":"2026-03-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 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-2026-002711","date":"2026-04-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Complete plumbing alterations for a three-family dwelling. Installation of new water supply and DWV piping throughout. Installation of the following fixtures in three separate dwelling units: 3 kitchen sinks, 3 dishwashers, 3 lavatories, 3 water closets, 3 bathtubs, 3 washing machine outlets, 3 water heaters and 1 sum pump. All work to be performed in accordance with the Philadelphia Plumbing Code."},{"number":"EP-2026-002979","date":"2026-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 400a, 1ph, 120/240v main service with grounding and 4-gang meter module. Install all new wiring throughout 3 apartments and common area. Install low voltage wiring for TV as per 2017 NEC. Install fire alarm system as per plans and 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":81.5,"timeline":[{"y":2024,"k":"sale","p":165000},{"y":2024,"k":"viol","w":"8 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 5 passed"},{"y":2024,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"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 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025, 2026"],"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 #744421: 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":"5 permits not marked completed: CP-2025-001416 (Issued), MP-2026-001173 (Issued), FP-2026-000472 (Issued), PP-2026-002711 (Issued), EP-2026-002979 (Issued).","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 54 historical violations across 16 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"32 failed, 15 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 12, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"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/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}