{"asOf":"2026-07-25T14:32:59.826Z","block":"1200-1299 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-federal-st","address":"1246 FEDERAL ST","parcelNumber":"021273800","source":"https://property.phila.gov/?p=021273800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"HUA XING INC","coOwner":null,"marketValue":691600,"landAssessment":138320,"improvementAssessment":553280,"livableArea":2792,"yearBuilt":1915,"lastSale":{"price":1310000,"date":"2024-08-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2303156","date":"2011-04-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2303159","date":"2011-08-04","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2303158","date":"2011-08-04","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2303157","date":"2011-08-04","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011094","date":"2012-08-02","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011096","date":"2012-08-02","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011097","date":"2012-08-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011098","date":"2012-08-02","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011093","date":"2012-08-02","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011095","date":"2012-08-02","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3961861","date":"2016-01-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3903666","date":"2016-01-26","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-087060","date":"2024-10-18","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"272019","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-07","completedDate":"2016-01-20","violations":[{"number":"2303156","date":"2011-04-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2303159","date":"2011-08-04","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2303158","date":"2011-08-04","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2303157","date":"2011-08-04","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"341678","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-08-01","completedDate":"2017-03-10","violations":[{"number":"3011094","date":"2012-08-02","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011096","date":"2012-08-02","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011097","date":"2012-08-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011098","date":"2012-08-02","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011093","date":"2012-08-02","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011095","date":"2012-08-02","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"517559","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-01-26","completedDate":"2017-03-10","violations":[{"number":"3961861","date":"2016-01-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"517561","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-01-26","completedDate":"2016-06-02","violations":[{"number":"3903666","date":"2016-01-26","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-087856","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-28","completedDate":"2024-12-07","violations":[{"number":"VI-2024-087060","date":"2024-10-18","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2011,"n":4,"worst":null},{"y":2012,"n":6,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"272019","date":"2011-04-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"272019","date":"2011-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"272019","date":"2011-08-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"272019","date":"2011-12-09","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"341678","date":"2012-08-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"341678","date":"2012-09-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"341678","date":"2012-10-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"341678","date":"2012-12-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"341678","date":"2013-01-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"341678","date":"2013-04-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"341678","date":"2013-06-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"341678","date":"2013-11-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"341678","date":"2014-02-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"272019","date":"2016-01-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"308830","date":"2016-01-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"517559","date":"2016-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517561","date":"2016-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517561","date":"2016-03-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517559","date":"2016-03-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517559","date":"2016-04-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"517561","date":"2016-04-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"517561","date":"2016-06-02","type":"PRECOURT","status":"PASSED"},{"caseNumber":"517559","date":"2016-06-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"517559","date":"2016-06-07","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-087856","date":"2023-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-087856","date":"2024-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-087856","date":"2024-12-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":2,"passes":2},{"y":2013,"fails":1,"passes":2},{"y":2014,"fails":0,"passes":1},{"y":2016,"fails":5,"passes":4},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935123559172936,"lng":-75.1649842571234,"geom":{"type":"Polygon","coordinates":[[[-75.164929745,39.935238493],[-75.164983108,39.934999913],[-75.165038964,39.935009603],[-75.164984807,39.935247569],[-75.164929745,39.935238493]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":5,"baths":3,"stories":3,"lotArea":1419,"zoning":"CMX1","grade":"C","basement":"B","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"637 GUILFORD ROAD, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A THREE (3) FAMILY DWELLING.","status":"CLOSED","outcome":"Dismissed","date":"2013-06-05","number":"19031","relatedPermit":"428187"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A PROPOSED USE OF A THREE FAMILY DWELLING","status":"CLOSED","outcome":"Granted","date":"2014-12-17","number":"23372","relatedPermit":"542251"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":256100,"taxable":127800,"land":28510,"improvement":227590,"taxableLand":28510,"taxableImprovement":99290,"exemptLand":0,"exemptImprovement":128300},{"y":2017,"v":256100,"taxable":127800,"land":60094,"improvement":196006,"taxableLand":60094,"taxableImprovement":67706,"exemptLand":0,"exemptImprovement":128300},{"y":2018,"v":256100,"taxable":256100,"land":60094,"improvement":196006,"taxableLand":60094,"taxableImprovement":196006,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":561000,"taxable":561000,"land":131835,"improvement":429165,"taxableLand":131835,"taxableImprovement":429165,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":561000,"taxable":561000,"land":131835,"improvement":429165,"taxableLand":131835,"taxableImprovement":429165,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":561000,"taxable":561000,"land":131835,"improvement":429165,"taxableLand":131835,"taxableImprovement":429165,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":561000,"taxable":561000,"land":131835,"improvement":429165,"taxableLand":131835,"taxableImprovement":429165,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":590500,"taxable":590500,"land":118100,"improvement":472400,"taxableLand":118100,"taxableImprovement":472400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":590500,"taxable":590500,"land":118100,"improvement":472400,"taxableLand":118100,"taxableImprovement":472400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":700000,"taxable":700000,"land":140000,"improvement":560000,"taxableLand":140000,"taxableImprovement":560000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":700000,"taxable":700000,"land":140000,"improvement":560000,"taxableLand":140000,"taxableImprovement":560000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":691600,"taxable":691600,"land":138320,"improvement":553280,"taxableLand":138320,"taxableImprovement":553280,"exemptLand":0,"exemptImprovement":0}],"taxNow":9799,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"411859","date":"2012-07-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"\"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEBRUARY, 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.\" SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"507623","date":"2013-11-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE 15 OUTLETS AND 4 SWITCHES PER 2008 NEC (MIXED USE)"},{"number":"508074","date":"2013-11-25","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"INTERIOR ALTERATIONS TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"512324","date":"2014-02-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"INTERIOR ALTERATIONS TO APPLY GYPSUM WALL BOARD TO ALL EXISTING WALLS AND PARTITIONS THROUGHOUT AS PER PLANS. REPAIR BRICK VANEER PER ATTACHED EZ PERMIT STANDARDS FOR EXTERIOR WALL COVERINGS."},{"number":"542251","date":"2015-01-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-01-07","scope":"USE TO 3 APTS"}],"storyTag":"Renovated & sold on","storyDelta":8.36,"timeline":[{"y":2013,"k":"permit","w":"Alteration"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 5 failed, 4 passed"},{"y":2017,"k":"sale","p":580000},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"sale","p":1310000}],"rented":true,"licenses":[{"number":"275928","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THOMAS OTERI","legalName":"THOMAS OTERI","address":"1246 FEDERAL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-03-07","latestIssueDate":"2002-03-07","expirationDate":"2003-02-28","inactiveDate":null},{"number":"202124","type":"Food Preparing and Serving","status":"Inactive","businessName":"JENNIE OTERI (OTERIS FOOD MARKET)","legalName":"JENNIE OTERI","address":"1246 FEDERAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-05-26","latestIssueDate":"2002-05-26","expirationDate":"2003-04-30","inactiveDate":null},{"number":"357403","type":"Rental","status":"Closed","businessName":"NICODEMO ANTHONY & DOMENIC GRANDE","legalName":"NICODEMO ANTHONY & DOMENIC GRANDE","address":"1246 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-02-24","latestIssueDate":"2006-02-24","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"703675","type":"Rental","status":"Inactive","businessName":"NOEL NICODEMO","legalName":"NOEL NICODEMO ","address":"1246 FEDERAL ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2016-06-02","latestIssueDate":"2016-06-02","expirationDate":"2017-06-01","inactiveDate":"2017-07-31"},{"number":"741824","type":"Rental","status":"Inactive","businessName":"hong zheng (rental)","legalName":"hong zheng","address":"1246 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-06-12","latestIssueDate":"2024-07-24","expirationDate":"2025-06-11","inactiveDate":"2025-08-10"},{"number":"0964028","type":"Rental","status":"Active","businessName":"HUA XING INC","legalName":"HUA XING INC","address":"1246 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-10-23","latestIssueDate":"2025-11-06","expirationDate":"2026-10-22","inactiveDate":null}],"licenseActivity":[{"number":"0964028","type":"Rental","businessName":"HUA XING INC","legalName":"HUA XING INC","issuedDate":"2024-10-23","latestIssueDate":"2025-11-06","closureDate":null,"expirationDate":"2026-10-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"741824","type":"Rental","businessName":"hong zheng (rental)","legalName":"hong zheng","issuedDate":"2017-06-12","latestIssueDate":"2024-07-24","closureDate":"2025-08-10","expirationDate":"2025-06-11","inactiveDate":"2025-08-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"703675","type":"Rental","businessName":"NOEL NICODEMO","legalName":"NOEL NICODEMO ","issuedDate":"2016-06-02","latestIssueDate":"2016-06-02","closureDate":"2017-07-31","expirationDate":"2017-06-01","inactiveDate":"2017-07-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"357403","type":"Rental","businessName":"NICODEMO ANTHONY & DOMENIC GRANDE","legalName":"NICODEMO ANTHONY & DOMENIC GRANDE","issuedDate":"2006-02-24","latestIssueDate":"2006-02-24","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"202124","type":"Food Preparing and Serving","businessName":"JENNIE OTERI (OTERIS FOOD MARKET)","legalName":"JENNIE OTERI","issuedDate":"2002-05-26","latestIssueDate":"2002-05-26","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"275928","type":"Vacant Residential Property / Lot","businessName":"THOMAS OTERI","legalName":"THOMAS OTERI","issuedDate":"2002-03-07","latestIssueDate":"2002-03-07","closureDate":"2003-02-28","expirationDate":"2003-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19031: CLOSED · Dismissed; related permit 428187. Use permit #542251: COMPLETED. The history also contains “PERM Z- NEW USE.”","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: 411859 (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":"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 (637 GUILFORD ROAD, CHERRY HILL NJ, 08003).","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 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":"12 failed, 10 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 7, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #275928: Inactive; Food Preparing and Serving #202124: Inactive","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 multi-family. 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 13 historical violations across 5 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"}]}