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INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-20","completedDate":"2025-12-29","violations":[{"number":"VI-2025-090887","date":"2025-11-20","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-12-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090885","date":"2025-11-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-090886","date":"2025-11-20","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-12-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-010328","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL CHRONIC/CRITICAL NUISANCE INVSTGTR","status":"IN VIOLATION","createdDate":"2026-02-05","completedDate":null,"violations":[{"number":"VI-2026-006800","date":"2026-02-05","code":"A-301.1/65","title":"NEW 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INSP","status":"FAILED"},{"caseNumber":"438490","date":"2014-10-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-021646","date":"2025-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-021646","date":"2025-05-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-126214","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126214","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126253","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126253","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126214","date":"2025-12-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-126253","date":"2025-12-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-010328","date":"2026-02-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-028809","date":"2026-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-028809","date":"2026-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-028809","date":"2026-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-028809","date":"2026-06-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":3,"passes":1},{"y":2025,"fails":5,"passes":3},{"y":2026,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9744818952028,"lng":-75.18102291284579,"geom":{"type":"Polygon","coordinates":[[[-75.180967063,39.974592468],[-75.181018012,39.974363854],[-75.181078845,39.974371357],[-75.181027659,39.974600143],[-75.180967063,39.974592468]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-007870","type":"Fire Alarm Certification","inspectionDate":"2025-03-27","result":"Certified","expirationDate":"2026-03-27","buildingId":"1064144"},{"number":"BC-2025-009624","type":"Fire Alarm Certification","inspectionDate":"2025-04-08","result":"Certified","expirationDate":"2026-04-08","buildingId":"1064144"},{"number":"BC-2025-032424","type":"Fire Alarm Certification","inspectionDate":"2025-12-10","result":"Certified","expirationDate":"2026-12-10","buildingId":"1064144"},{"number":"BC-2026-005058","type":"Fire Alarm Certification","inspectionDate":"2026-02-24","result":"Certified","expirationDate":"2027-02-24","buildingId":"1064144"},{"number":"BC-2026-013231","type":"Fire Alarm Certification","inspectionDate":"2026-05-08","result":"Certified","expirationDate":"2027-05-08","buildingId":"1064144"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1480,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"12838 MCCORKEY CIR, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"NOTICE OF INTENT TO CEASE OPERATIONS\n\nSee attached","status":"Closed","outcome":"Complete","date":"2025-12-03","number":"HA-2025-001217","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":338300,"taxable":338300},{"y":2017,"v":338300,"taxable":338300},{"y":2018,"v":331400,"taxable":331400},{"y":2019,"v":341300,"taxable":341300},{"y":2020,"v":344700,"taxable":344700},{"y":2021,"v":344700,"taxable":344700},{"y":2022,"v":344700,"taxable":344700},{"y":2023,"v":498100,"taxable":498100},{"y":2024,"v":498100,"taxable":498100},{"y":2025,"v":509400,"taxable":509400},{"y":2026,"v":509400,"taxable":509400},{"y":2027,"v":553400,"taxable":553400}],"taxNow":7131,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"151072","date":"2008-05-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-03-24","scope":"GENERAL REHAB: REMOVE/REPLACE SHEETROCK AS NEEDED, PAINT, INSTALL CABINETRY, COUNTERTOPS, POWER WASH FRONT OF BUILDING,ETC NO FIRE RATED ASSEMBLIES TO BE DISTURBED"},{"number":"191569","date":"2008-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-09","scope":"REPLACEMENT OF EQUIPMENT WITH ON ADDITIONAL WIRING, 200AMP, 3 METERS, 3 PANELS AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"192263","date":"2008-12-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-24","scope":"1ST FLOOR INSTALL PAYNE 5 TON HEAT PUMP AND DUCTWORK, 2ND FLOOR 2 TON PAYNE HEAT PUMP AND DUCTWORK, 3RD FLOOR INSTALL 1.5 TON HEAT PUMP AND DUCTOWRK. NO PENETRATIONS ALLOWED THROUGH FIRE RATED ASSEMBLIES"},{"number":"201529","date":"2009-02-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-05-11","scope":"REPAIR DRAIN LINES IN BASEMENT, 1ST FLOOR NEW WATER CLOSET AND LAV (HANDICAP), 2ND FLOOR REPLACE WATER CLOSET, LAV, TUB, KITCHEN SINK, 3RD FLOOR REPLACE WATER CLOSET, LAV, TUB, KITCHEN SINK"},{"number":"221278","date":"2009-07-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-07-07","scope":"INSTALL A NEW AWNING SIGN FOR CELL PHONE STORE"},{"number":"642954","date":"2015-10-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-30","scope":"FOR THE REMOVAL OF ALL EXISTING SIGNS AND FOR THE ERECTION OF ONE (1) ACCESSORY AWNING SIGN- NO COPY ON THE SIDES OF THE AWNING (FLAT WALL SIGN) ACCESSORY TO AN EXISTING RETAIL SALE OF CELL PHONES AND ACCESSORIES (RETAIL SALE OF CONSUMER GOODS) ON 1ST FLOOR."},{"number":"ZP-2020-009397","date":"2020-12-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF ALL EXISTING SIGNS AND FOR THE ERECTION OF ONE (1) ACCESSORY AWNING SIGN- NO COPY ON THE SIDES OF THE AWNING (FLAT WALL SIGN)"},{"number":"ZP-2025-001820","date":"2025-02-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"AP-2025-001516","date":"2025-04-02","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-04-30","scope":"FOR THE CERTIFICATE OF OCCUPANCY FOR A RETAIL SALES OF CONSUMER GOOD, FOOD, BEVERAGES, AND GROCERIES (GROUP M) OCCUPANCY. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS. NO ALTERATIONS ARE APPROVED UNDER THIS APPLICATION."}],"storyTag":"Renovated & sold on","storyDelta":3.65,"timeline":[{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"sale","p":535000},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"12 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":true,"licenses":[{"number":"199580","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GEORGE WILKINS","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"869280","type":"Rental","status":"Inactive","businessName":"2717 GIRARD AVENUE ASSOCIATES LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-05-25","latestIssueDate":"2021-05-25","expirationDate":"2022-05-24","inactiveDate":"2022-07-23"},{"number":"886991","type":"Rental","status":"Active","businessName":"LLPEGASOS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-02-02","latestIssueDate":"2026-02-20","expirationDate":"2027-02-01","inactiveDate":null},{"number":"0975704","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Exotic Convenience 2 Inc","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-04-08","latestIssueDate":"2025-04-08","expirationDate":"2026-04-07","inactiveDate":"2026-06-06"}],"units":2,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2025"],"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 #221278: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"violations","level":"attention","title":"1 open L&I violation","finding":"20 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"14 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 10, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199580: Inactive; Food Establishment, Retail Permanent Location #0975704: Inactive since Jun 6, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 8, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}