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VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-03","completedDate":"2020-11-23","violations":[{"number":"VI-2020-046195","date":"2020-11-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-11-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-075761","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-10","completedDate":"2021-08-20","violations":[{"number":"VI-2021-054611","date":"2021-08-10","code":"10-715","title":"LITTER ON VACANT LOTS","status":"CLOSED","resolutionDate":"2021-08-20","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":6,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"598038","date":"2017-08-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"598038","date":"2017-10-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-077847","date":"2020-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-077847","date":"2020-11-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-075761","date":"2021-08-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-075761","date":"2021-08-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00190804466334,"lng":-75.15031928559883,"geom":{"type":"Polygon","coordinates":[[[-75.150492101,40.001908041],[-75.150482331,40.001951328],[-75.150144816,40.001907124],[-75.15015424,40.001865216],[-75.150492101,40.001908041]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":8,"baths":4,"stories":3,"lotArea":1536,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5 BALANCHINE CT, AIRMONT NY, 10952","mailOut":true,"appeals":[],"taxYears":[{"year":1997,"total":507.74,"principal":164.22,"interest":283.28,"penalty":11.5},{"year":1998,"total":108.4,"principal":30.41,"interest":49.72,"penalty":2.13},{"year":1999,"total":105.5,"principal":30.41,"interest":46.99,"penalty":2.13},{"year":2000,"total":102.6,"principal":30.41,"interest":44.25,"penalty":2.13},{"year":2001,"total":99.69,"principal":30.41,"interest":41.51,"penalty":2.13},{"year":2002,"total":96.79,"principal":30.41,"interest":38.77,"penalty":2.13},{"year":2003,"total":93.89,"principal":30.41,"interest":36.04,"penalty":2.13},{"year":2004,"total":90.99,"principal":30.41,"interest":33.3,"penalty":2.13},{"year":2005,"total":88.09,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2006,"total":85.19,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":82.29,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":85.19,"principal":33.45,"interest":24.58,"penalty":2.34},{"year":2009,"total":82,"principal":33.45,"interest":21.57,"penalty":2.34},{"year":2010,"total":78.81,"principal":33.45,"interest":18.56,"penalty":2.34},{"year":2011,"total":81.03,"principal":36.77,"interest":17.1,"penalty":2.57},{"year":2012,"total":79.68,"principal":38.18,"interest":14.32,"penalty":2.67},{"year":2013,"total":78.02,"principal":39.55,"interest":11.28,"penalty":2.77},{"year":2014,"total":103.32,"principal":77.05,"interest":15.03,"penalty":5.39},{"year":2015,"total":95.96,"principal":77.05,"interest":8.09,"penalty":5.39},{"year":2016,"total":87.44,"principal":80.49,"interest":1.2,"penalty":0.8}],"taxNet":2232.62,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5000,"taxable":5000},{"y":2017,"v":23500,"taxable":23500},{"y":2018,"v":23500,"taxable":23500},{"y":2019,"v":23500,"taxable":23500},{"y":2020,"v":23500,"taxable":23500},{"y":2021,"v":23500,"taxable":23500},{"y":2022,"v":23500,"taxable":23500},{"y":2023,"v":23500,"taxable":23500},{"y":2024,"v":23500,"taxable":23500},{"y":2025,"v":23500,"taxable":23500},{"y":2026,"v":550000,"taxable":110000},{"y":2027,"v":595000,"taxable":119000}],"taxNow":1540,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-009506","date":"2021-09-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR (NTE 38 FT.). SIZE AND LOCATION AS PER PLANS. FOR USE AS A MULTI-FAMILY (4 UNITS) HOUSEHOLD LIVING."},{"number":"CP-2021-008237","date":"2021-12-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-18","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING FOR USE AS A FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY 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":"FP-2024-001188","date":"2024-07-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-10","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-006776","date":"2024-08-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-02","scope":"INSTALL 300 AMP ELECTRICAL SERVICE AND 4 METER PACKS WITH PROPER GROUNDING. INSTALL 4 CIRCUIT BREAKER PANELS AND BREAKERS FOR HOUSE AND 3 UNIT. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC AND PER PLANS. (A SEPARATE FIRE ALARM PERMIT IS REQUIRE)"},{"number":"EP-2024-007307","date":"2024-08-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-17","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. *PERMIT IS FOR FIRE ALARM WORK ONLY."},{"number":"PP-2024-011143","date":"2024-08-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-10","scope":"Installing 1\" Water Service, 5\" sanitary Curb Trap, 4\" Main Drain, 4\" Fresh Air Inlet, 6” storm"},{"number":"PP-2024-009102","date":"2024-08-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-18","scope":"Installation of 1 hose bib, 4 kitchens, 4 laundries, 6 toilets, 6 lavatories, 6 tub/showers, 4 hot water heaters 31 FIXTURES, 8 BACKWATER VALVES According to the 2018 PPC an Per plans"},{"number":"MP-2024-003653","date":"2024-09-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-10","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"land","p":70000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0982220","type":"Rental","status":"Active","businessName":"3221 N 13th St. LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-06-24","latestIssueDate":"2026-05-14","expirationDate":"2027-06-23","inactiveDate":null}],"units":4,"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2240% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,500 to $550,000","no permit shown in 2025-2027"],"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":"The record identifies more than one dwelling/use.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (5 BALANCHINE CT, AIRMONT NY, 10952).","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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 20, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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":"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":"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 20 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/"},{"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"}]}