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VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-05","completedDate":"2021-04-22","violations":[{"number":"VI-2021-011939","date":"2021-03-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-04-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-011940","date":"2021-03-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-04-21","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":4,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":6,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-015281","date":"2021-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015281","date":"2021-03-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9724801324353,"lng":-75.20293022993113,"geom":{"type":"Polygon","coordinates":[[[-75.202895873,39.972421901],[-75.202941928,39.972416799],[-75.202964623,39.972538457],[-75.202918453,39.972543316],[-75.202895873,39.972421901]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19104","beds":3,"baths":null,"stories":2,"lotArea":630,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3222 TURNER ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":1997,"total":244.27,"principal":66.91,"interest":115.42,"penalty":4.68},{"year":1998,"total":237.17,"principal":66.91,"interest":109.4,"penalty":4.68},{"year":1999,"total":230.05,"principal":66.91,"interest":103.37,"penalty":4.68},{"year":2000,"total":222.95,"principal":66.91,"interest":97.35,"penalty":4.68},{"year":2001,"total":215.85,"principal":66.91,"interest":91.33,"penalty":4.68},{"year":2002,"total":351.78,"principal":118.6,"interest":151.22,"penalty":8.3},{"year":2003,"total":339.18,"principal":118.6,"interest":140.54,"penalty":8.3},{"year":2004,"total":326.59,"principal":118.6,"interest":129.87,"penalty":8.3},{"year":2005,"total":313.99,"principal":118.6,"interest":119.19,"penalty":8.3},{"year":2006,"total":301.4,"principal":118.6,"interest":108.52,"penalty":8.3},{"year":2007,"total":288.81,"principal":118.6,"interest":97.85,"penalty":8.3},{"year":2008,"total":276.2,"principal":118.6,"interest":87.17,"penalty":8.3},{"year":2009,"total":140.55,"principal":57.79,"interest":37.27,"penalty":4.05},{"year":2010,"total":134.41,"principal":57.79,"interest":32.07,"penalty":4.05},{"year":2011,"total":138.63,"principal":63.5,"interest":29.53,"penalty":4.45},{"year":2012,"total":136.05,"principal":65.95,"interest":24.73,"penalty":4.62},{"year":2013,"total":132.83,"principal":68.32,"interest":19.47,"penalty":4.78},{"year":2014,"total":69.02,"principal":46.23,"interest":9.02,"penalty":3.24},{"year":2015,"total":64.11,"principal":46.23,"interest":4.86,"penalty":3.24},{"year":2016,"total":52.46,"principal":48.29,"interest":0.72,"penalty":0.48}],"taxNet":4216.3,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3000,"taxable":3000},{"y":2017,"v":7900,"taxable":7900},{"y":2018,"v":7900,"taxable":7900},{"y":2019,"v":7900,"taxable":7900},{"y":2020,"v":7900,"taxable":7900},{"y":2021,"v":7900,"taxable":7900},{"y":2022,"v":7900,"taxable":7900},{"y":2023,"v":17500,"taxable":17500},{"y":2024,"v":17500,"taxable":17500},{"y":2025,"v":364000,"taxable":72800},{"y":2026,"v":364000,"taxable":72800},{"y":2027,"v":364000,"taxable":72800}],"taxNow":1019,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1011269","date":"2019-11-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH TWO ROOF DECKS AND A ROOF DECK ACCESS STRUCTURE (TO INCLUDE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON APPROVED PLANS AND APPLICATION. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"1049324","date":"2020-09-24","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-07-28","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECK REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. UNDERPINNING TO THE BASEMENT NOT INCLUDED IN THE PERMIT. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"PP-2022-009742","date":"2022-06-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-22","scope":"3 lavatories, 3 toilets, 3 shower/bathtubs, 1 HWH 1 Washing Machines, 1 kitchen sinks 1 Dishwasher, 1 sump pumps, 1 ejector pits AS PER PPC 2018"},{"number":"PP-2022-009811","date":"2022-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-28","scope":"INSTALL 1\" DWS, Curb Trap, FAI, House Drain"},{"number":"EP-2022-007777","date":"2022-08-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-12","scope":"Install 200amp service complete with ground wire throughout building for Outlets Switches Lighting and Fixtures G.F.C.I smoke detector per NEC code 2014"},{"number":"FP-2022-002159","date":"2022-08-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-28","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"MP-2022-004315","date":"2022-08-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-22","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. (HVAC install evaporator coil 5 tongue 95% gas furnace 5 ton condenser located in backyard 10 diffusers ductwork throughout space)."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"land","p":9250},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"941926","type":"Rental","status":"Active","businessName":"Thais Serrano","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-01-16","latestIssueDate":"2026-01-22","expirationDate":"2027-01-15","inactiveDate":null}],"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 2021"],"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 1980% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $17,500 to $364,000","no permit shown in 2024-2026"],"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":"Use permit #1011269: 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":"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":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 19, 2021.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 26 historical violations across 13 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/"},{"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.","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"}]}