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DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"707794","date":"2016-07-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-17","scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.* APPLY WIRE TO ENTIRE WALL AND STUCCO TO RIGHT SIDE OF BLDG AND THE BACKSIDE OF THE BLDG SMOOTH COAT*"},{"number":"849948","date":"2018-08-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-28","scope":"PER ZBA PROVISO - NO NON-RESIDENTIAL USE, MAXIMUM TWENTY NINE (29) UNITS (MULTI-FAMILY DWELLING) FROM 1ST FLOOR TO 4TH FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"932798","date":"2019-02-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-10-12","scope":"INTEIROR RENOVATION OF AN EXISTING 4 STORY BUILDING FOR THE USE OF 29 DWELLING UNITS. LEGALIZE AS BUILT CONDITION TO MEET BUILDING CODE STANDARDS."},{"number":"992918","date":"2019-08-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-11","scope":"DRAIN & SUPPLY CAST & COPPER THRU OUT WATER HEATER CONNECTION KITCHENS BATHS FIXTURE TWO SETS OF DRAWINGS (25APTS & 4APTS ENTRY TOTAL OF 29 UNITS"},{"number":"985129","date":"2019-09-09","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-12","scope":"AMENDING PERMIT #932798 TO CHANGE 2ND FLOOR TO 4TH FLOOR INTERIOR CORRIDOR WIDTH TO 3'-1\" AS PER PLANS."},{"number":"952994","date":"2019-09-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-10-13","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND MECHANICAL EQUIPMENT WITH ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1013281","date":"2019-10-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-15","scope":"MAEK SAFE MAIN For (REPAIR MAIN ROOF as per Engineer's report and plan) to resolve case #704735. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #704735."},{"number":"952989","date":"2019-12-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-23","scope":"INSTALL 800A COMPLETE SERVICE&WIRE THROUGHOUT,30 GANG-METER PAK&PANELS 125A RATED.INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS.'O8 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER NFPA-72"},{"number":"ZP-2021-001829","date":"2021-03-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-002198","date":"2021-04-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-11","scope":"For level III alternation in the existing 4-story building with partial change of occupancy classification to create 28 dwelling units. Building to be fully sprinklered. Separate permits required for M.E.P.S work. Amendment to the one hour rating floor/ceiling assembly details to show new spray fire coating over existing floor joists and floor subfloors. Also one hour spray fire proofing on existing steel beam. And strcuctural reinforcement as per approved plans. Amendment to change the 1st floor assembly to 2-hr fire rated and type of sprinkler system to 13R above cellar. Also include revised 4th floor new steel columns support and cellar floor layout as per approved revised plans."},{"number":"PP-2021-015028","date":"2021-10-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-29","scope":"INSTALL 8 AREA DRAINS, 28 FLOOR DRAINS, 28 HOT WATER HEATERS, 28 KITCHEN SINKS, 28 LAUNDRY SINKS 44 LAVATORIES, 42 SHOWER/TUBS, 3 EJECTOR SUMP PUMPS, 44 WATER CLOSETS, 2 ELECTRICAL WATER COOLERS AND 4 MOP RECEPTORS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-015479","date":"2021-12-23","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-31","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2022-000561","date":"2022-02-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-30","scope":"Temporary Power Use existing easment peco pole currently energized missing peco electrical meter Supply and install 100Amp 120/240V single phase meter socket, 100Amp 120/240V single phase outdoor electrical panel. 4 20Amp 120V dedicated outlets, each outlet box will have one 20Amp WR GFCI installed in an outdoor rated box as per 2017 NEC."},{"number":"MP-2021-005129","date":"2022-03-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-29","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM THROUGHOUT A FOUR (4) STORY MULTI-FAMILY DWELLING (28 UNITS) TO INCLUDE APPLIANCES, REGISTERS / DIFFUSERS / GRILLES AND ASSOCIATED DUCTWORK, AND EXHAUST SYSTEMS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE AP#932798 FOR ORIGINAL ASSOCIATED BUILDING PERMIT AND CP-2021-002198 FOR ASSOCIATED AMENDED BUILDING PERMIT FLOOR PLANS."},{"number":"FP-2022-001801","date":"2022-07-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-29","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, four (4) inch fire service line, a new four (4) inch backflow prevention device located within the basement, and two (2), four (4) inch manual wet standpipes within the exit stairways installed as per NFPA 14), throughout an existing four (4) story attached structure to be used as Group R-2 (Twenty-Eight (28) Dwelling Units), as per plans and hydraulic calculations; see CP-2021-002198 for building permit. AMENDMENT (9/8/2023) TO INSTALL A NFPA 13R SPRINKLER SYSTEM THROUGHOUT THE RESIDETIAL PORTION AS PER REVISED PLANS. PERMIT CP-2021-002198 WAS AMENDED TO ALLOW A NFPA 13R SYSTEM"},{"number":"EP-2021-015477","date":"2023-01-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-13","scope":"All new electrical wiring outlets, switches, appliance hookups, 110V interconnected smoke alarms . New main disconnect 1200Amp 120/208V 3 phase main disconnect & METER-BANK .New electrical peco vault room. New fire alarm system installation w/ low frequency sound in all living rms& bedrooms ,tamper switches and flow switches. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×6"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"0953453","type":"Rental","status":"Expired","businessName":"1534 North 16th Street Development LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":28,"issuedDate":"2024-06-06","latestIssueDate":"2025-07-21","expirationDate":"2026-06-05","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":["8 open L&I violations","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33240: OPEN · Granted with conditions; related permit 849948. Use permit #314982: 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":"11 permits not marked completed: 397304 (EXPIRED), 460502 (EXPIRED), 467538 (EXPIRED), 479125 (EXPIRED), 521431 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"8 open L&I violations","finding":"77 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"37 failed, 16 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 28, 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":"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 apartments. 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 Oct 3, 2026; Sprinkler Certification: Certified through Aug 12, 2026","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"}]}