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INSP","status":"PASSED"},{"caseNumber":"CF-2023-104319","date":"2023-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-104319","date":"2024-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-000964","date":"2024-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-104319","date":"2024-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-104319","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":3},{"y":2011,"fails":2,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":0,"passes":1},{"y":2017,"fails":3,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96025620458535,"lng":-75.2288219471177,"geom":{"type":"Polygon","coordinates":[[[-75.228775055,39.960347029],[-75.228807027,39.960157747],[-75.228876082,39.960165873],[-75.228836188,39.960355271],[-75.228775055,39.960347029]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":4,"baths":1,"stories":2,"lotArea":1340,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7000 LLANFAIR RD, UPPER DARBY PA, 19082","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE USE OF THE ATTACHED TWO STORY STRUCTURE AS A TWO FAMILY DWELLING","status":"CLOSED","outcome":"Granted","date":"2016-10-18","number":"27952","relatedPermit":"687645"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":89700,"taxable":89700},{"y":2017,"v":89700,"taxable":89700},{"y":2018,"v":89700,"taxable":89700},{"y":2019,"v":72400,"taxable":72400},{"y":2020,"v":75200,"taxable":75200},{"y":2021,"v":75200,"taxable":75200},{"y":2022,"v":75200,"taxable":75200},{"y":2023,"v":148800,"taxable":148800},{"y":2024,"v":148800,"taxable":148800},{"y":2025,"v":186000,"taxable":186000},{"y":2026,"v":186000,"taxable":186000},{"y":2027,"v":193200,"taxable":193200}],"taxNow":2604,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"237596","date":"2009-09-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-17","scope":"INSTALL 2 WATER CLOSETS, 2 LAV SINKS"},{"number":"256116","date":"2010-03-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":"2013-04-04","scope":"REPAIR FIRE ALARM SYSTEM AS PLAN FOR EXISTING AS PER NFPA 72, NEW SERVICE AS PLANNED AS PER 2005 NEC (WEST DISTRICT)"},{"number":"244382","date":"2010-09-24","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-09-24","scope":"RELOCATION OF LOT LINES TO CREATE ONE LOT FROM THREE LOTS AND FOR USE TO DAYCARE WITH 90 CHILDREN ALL UNDER THA AGE OF 2.5. PREP AND SERVE FOOD. LESS THAN 24HR CARE."},{"number":"309779","date":"2010-11-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-11-23","scope":"USE TO DAYCARE WITH 90 CHILDREN. 5 OF THE CHILDREN UNDER THA AGE OF 2.5."},{"number":"317182","date":"2011-05-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR/EXTERIOR RENOVATIONS INCLUDING NEW ACCESSIBLE RESTROOM FOR DAYCARE OCCUPANCY @ 1ST FLOOR ONLY. SECOND FLOOR SEALED OFF PER AFFIDAVIT OF RESTRICTED USE."},{"number":"341502","date":"2011-05-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"RE ROUGH WASTE AND RAIN LINES ALSO SET FIXTURES,3 WATER CLOSET,3 LAVS,1 KITCHEN SINK"},{"number":"340720","date":"2011-05-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-06","scope":"AMEND PERMIT #317182 TO ELIMINATE SPRINKLERS. 0RIGINAL PERMIT ISSUED FOR ALTERATIONS AND CO FOR CHILD DAYCARE @ 1ST FLOOR ONLY. 2ND FLOOR SEALED PER AFFIDAVIT OF RESTRICTED USE. ALL CHILDREN UNDER 2 1/2 YEARS OF AGE TO BE IN ROOM(S) WITH DIRECT EXIT TO OUTSIDE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"viol","w":"10 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"752724","type":"Vacant Residential Property / Lot","status":"Active","businessName":"ZOYA REAL ESTATE LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-09-26","latestIssueDate":"2025-09-29","expirationDate":"2026-09-25","inactiveDate":null}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #27952: CLOSED · Granted; related permit 687645. Use permit #309779: 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":"3 permits not marked completed: 256116 (ABANDONED), 317182 (EXPIRED), 341502 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 7 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. 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"}]}