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BOX 21, BUCKINGHAM PA, 18912","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A THIRD STORY ADDITION TO AN EXISTING STRUCTURE FOR USE AS A VACANT 1ST FLOOR COMMERCIAL SPACE WITH USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY AND A TWO FAMILY DWELLING WITH INTERIOR PARKING FOR THREE VEHICLES IN EXISTING GARAG","status":"CLOSED","outcome":"Granted with conditions","date":"2007-09-25","number":"1764","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THIRD STORY ADDITION, A ROOF DECK ABOVE THE ADDITION AND A PILOT HOUSE FOR ROOF ACCESS ONLY (ROOF DECK FOR USE BY RESIDENTIAL USES ONLY); BUILDING FOR USE AS VACANT RETAIL SALES ON THE 1ST FLOOR (USE REGISTRATIO","status":"CLOSED","outcome":"Granted with conditions","date":"2013-10-09","number":"21330","relatedPermit":"491066"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":175000,"taxable":175000},{"y":2017,"v":175000,"taxable":175000},{"y":2018,"v":180200,"taxable":180200},{"y":2019,"v":185600,"taxable":185600},{"y":2020,"v":187400,"taxable":187400},{"y":2021,"v":187400,"taxable":187400},{"y":2022,"v":187400,"taxable":187400},{"y":2023,"v":1420000,"taxable":293001},{"y":2024,"v":1420000,"taxable":293001},{"y":2025,"v":533900,"taxable":110164},{"y":2026,"v":533900,"taxable":110164},{"y":2027,"v":785400,"taxable":785400}],"taxNow":1542,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"97568","date":"2007-08-21","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR NON LOAD BEARING PARTITIONS AND DRY WALL AND CLEANOUT OF PROPERTY"},{"number":"55715","date":"2008-03-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-03-10","scope":"2 RESIDENTIAL UNITS 2ND & 3RD FLOORS; GROUND FLOOR COMMERCIAL SPACE; KEEP TWO EXISTING GARAGES; THIRD STORY ADDITION TO MAKE THE ENTIRE STRUCTURE THREE STORIES"},{"number":"177965","date":"2008-12-02","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2008-12-02","scope":"ADMIN. REVIEW FOR PERMIT #55715."},{"number":"491066","date":"2013-12-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-12-10","scope":"CONSTRUCT A ONE STORY ADDITION AT 3RD FLOOR LEVEL, ALONG WITH A PILOT HOUSE AND ROOF DECK FOR RESIDENTIAL OCCUPANT USE."},{"number":"511970","date":"2013-12-31","work":"Major addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-01-28","scope":"NEW 3RD STORY ROOF TOP APPENDAGE /PILOT HOUSE ADDITION AND ROOF DECK,PARAPETS, ROOF REHAB AND FRAMING, NEW COLUMN AND FOOTING. ALSO ASSOCIATED INTERIOR AND EXTERIOR ALTERATIONS - 1ST THRU 3RD FLOORS FOR FIT OUT, RENOVATIONS, NEW PARTITIONS, STAIRS, NEW AND BUILT UP FLOOR FRAMING AND REPAIRS. SEE ATTACHED PHC REQUIREMENTS FOR WINDOW REQUIREMENTS. BUILDING TO BE FULLY SPRINKLERD. ADDITIONAL CO AND USE PERMITS REQUIRED FOR VACANT RETAIL 1ST FLOOR. ADDITIONAL PERMITS REQ; ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, USE & CO 1ST FLOOR RETAIL, AND ANY SIGNS."},{"number":"528609","date":"2014-11-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"FOR INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM PER NFPA 13 (COMMERCIAL SPACE) AND NFPA 13R (RESIDENTIAL SPACE) STANDARD AS PER PLANS."},{"number":"584690","date":"2015-01-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"LATERAL, CT, FAI, FIRE LINE FOR SPRINKER, 1\" WS & DISTRIBUTION-PA#20150120385-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"597268","date":"2015-08-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"INSTALL FIVE 2 TON HEAT PUMPS,WITH FIVE 2 TON AIR HANDLER ALL SELF CONTAINED IN EACH APT,WITH RELATED DUCT WORK"},{"number":"615267","date":"2015-12-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"4 APARTMENTS & 1 VACANT COMMERCIAL SPARE, WIRE THROUGH OUT SWITCHES, RECEPTS, LIGHTS, INTERCONNECTED SMOKES IN APARTMENTS AND INSTALL A 375AMP 1 PHASE SERVICE, 5 METER SOCKET AS PER 2008 NEC (NORTH DISTRICT)INSTALL FIRE ALARM SYSTEM AS PER NFPA72"}],"storyTag":"Renovated & sold on","storyDelta":3.22,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"sale","p":1055000},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2021,"k":"viol","w":"10 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 8 failed, 4 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 4 passed"}],"rented":true,"licenses":[{"number":"698260","type":"Rental","status":"Closed","businessName":"RESIDUAL HOLDINGS LP","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2016-04-04","latestIssueDate":"2017-04-19","expirationDate":"2018-04-03","inactiveDate":"2018-06-02"},{"number":"0996820","type":"Rental","status":"Active","businessName":"VICI2 LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2026-01-06","latestIssueDate":"2026-01-06","expirationDate":"2027-01-05","inactiveDate":null}],"units":4,"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":["$3,824 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2022, 2025"],"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 47% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $533,900 to $785,400","no permit shown in 2026-2028"],"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":"Appeal #1764: CLOSED · Granted with conditions. Use permit #55715: 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":"1 permit not marked completed: 97568 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,823.66 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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 (PO BOX 21, BUCKINGHAM PA, 18912).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1910 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"22 failed, 12 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 26, 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":"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 mixed-use. 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 21 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. 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"}]}