ZBA Watch

From zoning application to certificate of occupancy.

Where zoning permits go: refused or not, whether the ZBA hears an appeal, and how many reach a building permit and a certificate of occupancy.

Measure
PermitsUnits (appealed only)
Units are known only for appealed permits.
Cohort: year applied
2020 on2021 on2023 on
Building-permit links barely exist before 2020.
Permit type
New constructionAll zoning permits
Change-of-use permits never need a building permit.
Pipeline activity (hop tiles)
12 months24 months5 years

Flow: where a group of permits ended up

Permits applied for since 2020, new construction and additions only.

2,649
Appealed permits
82%
…with a unit count
22,327
Units in those projects
4,186
Units where a C.O. is recorded

These are units in the projects at each step, as the permit or appeal describes them. They are not net new homes: a duplex conversion counts as two. Only appealed permits are shown, because the unit count comes from the appeal and is missing for most other zoning permits. A few large projects hold a big share of the units, so read the permit count beside each total.

ZONING PATHPERMITBUILDING PERMITCERTIFICATE OF OCCUPANCYAppealed: granted → Zoning permit issued: 14,549Appealed: granted → Not issued (denied, expired or cancelled): 1,214Appealed: denied → Zoning permit issued: 142Appealed: denied → Not issued (denied, expired or cancelled): 1,139Appealed: withdrawn or dismissed → Zoning permit issued: 272Appealed: withdrawn or dismissed → Not issued (denied, expired or cancelled): 3,304Appealed: awaiting decision → Zoning permit issued: 3Appealed: awaiting decision → Not issued (denied, expired or cancelled): 1,704Zoning permit issued → Building permit (confirmed): 6,307Zoning permit issued → Building permit (inferred): 3,232Zoning permit issued → No linked record: 5,427Building permit (confirmed) → C.O. recorded: 2,915Building permit (confirmed) → No C.O. recorded yet: 3,392Building permit (inferred) → C.O. recorded: 1,271Building permit (inferred) → No C.O. recorded yet: 1,961Appealed: granted15,763 units (71%) · 1,600 permitsAppealed: denied1,281 units (6%) · 187 permitsAppealed: withdrawn or dismissed3,576 units (16%) · 208 permitsAppealed: awaiting decision1,707 units (8%) · 170 permitsZoning permit issued14,966 units (67%) · 1,549 permitsNot issued (denied, expired or cancelled)7,361 units (33%) · 616 permitsBuilding permit (confirmed)6,307 units (28%) · 826 permitsBuilding permit (inferred)3,232 units (14%) · 183 permitsNo linked record5,427 units (24%) · 540 permitsC.O. recorded4,186 units (19%) · 452 permitsNo C.O. recorded yet5,353 units (24%) · 557 permits
Units in projects at each step
Appealed: granted15763 units, 1600 permits
Appealed: denied1281 units, 187 permits
Appealed: withdrawn or dismissed3576 units, 208 permits
Appealed: awaiting decision1707 units, 170 permits
Zoning permit issued14966 units, 1549 permits
Not issued (denied, expired or cancelled)7361 units, 616 permits
Building permit (confirmed)6307 units, 826 permits
Building permit (inferred)3232 units, 183 permits
No linked record5427 units, 540 permits
C.O. recorded4186 units, 452 permits
No C.O. recorded yet5353 units, 557 permits

Census: where housing projects with an appeal sit now

Housing projects with a ZBA appeal on record and activity in the last 24 months, counted at the furthest hop they have reached. This is a snapshot, not a share of the group above, so don't read it as attrition.

343
Zoning review
95
Appeal pending
113
Building permit
572
Under construction
691
Stalled

Projects at: Stalled

Most recent 40 of 691
  • 2407 N BANCROFT ST
    District 5 · last activity 2026-04-25
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2015 CHURCH LN
    2 units · District 8 · last activity 2026-04-24
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2426 WATERLOO ST
    2 units · District 7 · last activity 2026-04-24
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 6756 GUYER AVE
    1 unit · District 2 · last activity 2026-04-24
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2000 OAKMONT ST
    2 units · District 10 · last activity 2026-04-24
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 621 TREE ST
    2 units · District 1 · last activity 2026-04-24
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 7029 SPRAGUE ST
    1 unit · District 8 · last activity 2026-04-23
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 308 W QUEEN LN
    19 units · District 8 · last activity 2026-04-23
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1243 S 8TH ST
    3 units · District 1 · last activity 2026-04-22
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2644 N 22ND ST
    2 units · District 5 · last activity 2026-04-22
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 3847 HAVERFORD AVE
    7 units · last activity 2026-04-22
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2817 W ALLEGHENY AVE
    2 units · District 4 · last activity 2026-04-22
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2247 N BROAD ST
    3 units · District 5 · last activity 2026-04-21
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2523 W LEHIGH AVE
    2 units · District 4 · last activity 2026-04-21
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 3503 W CLEARFIELD ST
    3 units · District 4 · last activity 2026-04-21
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 5015 CEDAR AVE
    4 units · District 3 · last activity 2026-04-21
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1624 JEFFERSON ST
    7 units · District 5 · last activity 2026-04-20
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1441 N 17TH ST
    6 units · District 5 · last activity 2026-04-20
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 4063 N 6TH ST
    3 units · District 7 · last activity 2026-04-18
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2620 FRANKFORD AVE
    24 units · last activity 2026-04-17
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 736 CHURCH LN
    2 units · District 8 · last activity 2026-04-16
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 3916 BROWN ST
    3 units · District 3 · last activity 2026-04-16
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1325 W LIPPINCOTT ST
    1 unit · District 5 · last activity 2026-04-15
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 216 W RITTENHOUSE ST
    1 unit · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1332 E HUNTING PARK AVE
    3 units · District 7 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2041 CASTOR AVE
    2 units · District 6 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1409 N 17TH ST
    7 units · District 5 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 4601 MARPLE ST
    2 units · District 6 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 436-40 E WYOMING AVE
    5 units · District 7 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 11201 ACADEMY RD
    48 units · last activity 2026-04-13
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 119 S 31ST ST
    98 units · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2444 N 30TH ST
    2 units · District 5 · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 231 LEVICK ST
    2 units · District 9 · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 735 S 10TH ST
    1 unit · District 2 · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 3954 PARRISH ST
    3 units · District 3 · last activity 2026-04-09
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2601 N 12TH ST
    2 units · District 5 · last activity 2026-04-09
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1903 N 52ND ST
    2 units · District 4 · last activity 2026-04-08
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 5622 W GIRARD AVE
    4 units · District 4 · last activity 2026-04-08
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1501 MASTER ST
    8 units · District 5 · last activity 2026-04-07
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 549 SELMA ST
    1 unit · District 10 · last activity 2026-04-07
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record

Filled dot: reached. Open ring: no record found, which is not the same as a project failing.

How we read these numbers

  • Confirmed building permits name the zoning permit's job directly. Inferred ones are a later new-construction permit on the same parcel. No linked record means we found neither. It does not mean the project failed.
  • Appeals are matched to the permit they contest. Permits are counted once, even when recorded on more than one parcel.
  • Cohorts start in 2020 because links from zoning permits to building permits barely exist before then.
  • Counts by council district use the appeal's district where there is one, otherwise the parcel's.
Permit Pipeline | ZBA Watch