{"asOf":"2026-07-26T14:08:10.832Z","block":"900-999 S 3RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-3rd-st","address":"933 S 3RD ST","parcelNumber":"021404015","source":"https://property.phila.gov/?p=021404015","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":null,"buildingClass":"ROW 3 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SMITH FISHTOWN LLC","coOwner":null,"marketValue":236400,"landAssessment":236400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":300000,"date":"2021-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"4822460","date":"2017-11-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4822459","date":"2017-11-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5061467","date":"2019-06-04","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211965127","date":"2019-06-04","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2020-09-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965124","date":"2019-06-04","code":"PM15-304.3","title":"EXTERIOR STRUCT  IDENTIF","status":"COMPLIED","resolutionDate":"2020-09-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965125","date":"2019-06-04","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"COMPLIED","resolutionDate":"2020-09-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965126","date":"2019-07-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-02-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-010437","date":"2021-02-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-03-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-010436","date":"2021-02-26","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2021-03-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-038725","date":"2021-06-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-030522","date":"2022-05-05","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-030523","date":"2022-05-05","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-27","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"612929","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-21","completedDate":null,"violations":[{"number":"4822460","date":"2017-11-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4822459","date":"2017-11-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"688620","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-06-04","completedDate":"2019-09-28","violations":[{"number":"5061467","date":"2019-06-04","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"688654","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-06-04","completedDate":null,"violations":[{"number":"211965127","date":"2019-06-04","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2020-09-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965124","date":"2019-06-04","code":"PM15-304.3","title":"EXTERIOR STRUCT  IDENTIF","status":"COMPLIED","resolutionDate":"2020-09-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965125","date":"2019-06-04","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"COMPLIED","resolutionDate":"2020-09-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965126","date":"2019-07-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-02-04","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-013268","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-26","completedDate":"2021-03-17","violations":[{"number":"VI-2021-010437","date":"2021-02-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-03-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-010436","date":"2021-02-26","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2021-03-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2021-053381","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-17","completedDate":"2021-10-14","violations":[{"number":"VI-2021-038725","date":"2021-06-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-039817","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-05","completedDate":"2022-05-27","violations":[{"number":"VI-2022-030522","date":"2022-05-05","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-030523","date":"2022-05-05","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-27","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"612929","date":"2017-11-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612929","date":"2018-01-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612929","date":"2018-04-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"612929","date":"2018-07-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"612929","date":"2018-09-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"612929","date":"2018-12-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"688620","date":"2019-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"688654","date":"2019-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"688620","date":"2019-06-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"688654","date":"2019-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"688654","date":"2019-08-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"688654","date":"2020-01-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2021-013268","date":"2021-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-013268","date":"2021-03-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-053381","date":"2021-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053381","date":"2021-10-14","type":null,"status":"PASSED"},{"caseNumber":"688654","date":"2022-02-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-039817","date":"2022-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-039817","date":"2022-05-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":1},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":2},{"y":2022,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935525842832114,"lng":-75.1486881452357,"geom":{"type":"Polygon","coordinates":[[[-75.148575574,39.935471468],[-75.148813857,39.935536115],[-75.148804073,39.935580898],[-75.148559246,39.935514509],[-75.148575574,39.935471468]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1151,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1712 SCOTT DR, NEWTOWN PA, 18940","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":258000,"taxable":258000,"land":85140,"improvement":172860,"taxableLand":85140,"taxableImprovement":172860,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":424500,"taxable":424500,"land":140085,"improvement":284415,"taxableLand":140085,"taxableImprovement":284415,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":460000,"taxable":460000,"land":138000,"improvement":322000,"taxableLand":138000,"taxableImprovement":322000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":460000,"taxable":460000,"land":138000,"improvement":322000,"taxableLand":138000,"taxableImprovement":322000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":460000,"taxable":460000,"land":138000,"improvement":322000,"taxableLand":138000,"taxableImprovement":322000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":143900,"taxable":143900,"land":143900,"improvement":0,"taxableLand":143900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":143900,"taxable":143900,"land":143900,"improvement":0,"taxableLand":143900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":236400,"taxable":236400,"land":236400,"improvement":0,"taxableLand":236400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":236400,"taxable":236400,"land":236400,"improvement":0,"taxableLand":236400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":236400,"taxable":236400,"land":236400,"improvement":0,"taxableLand":236400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3309,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-021982","date":"2021-11-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-06-01","scope":"SEALING LATERAL PPC 2018"},{"number":"ZP-2021-016739","date":"2022-03-21","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"DP-2022-000494","date":"2022-05-13","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-12-14","scope":"FOR THE COMPLETE DEMOLITION OF A THREE STORY PORTION OF AN ATTACHED STRUCTURE FOR USE AS A RESIDENTIAL OCCUPANCY. PROPOSED DEMOLITION ACTIVITY TO BE DONE BY HAND DEMO ONLY. PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES.* A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7 FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC.*"},{"number":"ZP-2022-004413","date":"2022-07-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-02-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"RP-2022-004511","date":"2022-08-23","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-02-23","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED THREE-STORY BUILDING WITH CELLAR, ROOF DECK AND ROOD-DECK ACCESS STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2022-002901","date":"2022-12-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-02-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1” COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2022-013034","date":"2023-01-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-24","scope":"Rewire throughout: light, switches,and receptacles Hardwire smoke and CO2 detectors 200 amp service as per 2017 nec"},{"number":"PP-2023-000163","date":"2023-01-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-23","scope":"Install all drain lines and water supply lines to all fixtures. 4wc 4 lavs 1 shower 2 tubs 1 wm 1ks. 1 hwh. Install MHD, SANITARY & STORM CT, FAI & 1\" WDP"},{"number":"MP-2023-001094","date":"2023-03-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Installation 0f 120,000 (90%) BTU Air Handler with 5 Ton Condenser and associated duct work)."},{"number":"ZP-2025-010036","date":"2025-12-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Torn down & rebuilt","storyDelta":1,"timeline":[{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"demo"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"261763","type":"Rental","status":"Closed","businessName":"HANEEF S NELSON","legalName":"HANEEF S NELSON","address":"933 S 3RD ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-10-01","latestIssueDate":"2012-02-28","expirationDate":"2013-02-28","inactiveDate":null},{"number":"464124","type":"Food Preparing and Serving","status":"Closed","businessName":"LUTHERN CHILDREN FAMILY SERVICE (BETHEL COMMUNITY)","legalName":"LUTHERN CHILDREN FAMILY SERVICE","address":"933 S 3RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-01-09","latestIssueDate":"2009-05-05","expirationDate":"2010-04-30","inactiveDate":null},{"number":"788244","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Ocwen Loan Servicing","legalName":"Ocwen Loan Servicing","address":"933 S 3RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-09-06","latestIssueDate":"2018-09-06","expirationDate":"2019-09-05","inactiveDate":"2019-11-04"},{"number":"823153","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"HANEEF NELSON c/o PHH Mortgage Corporation","legalName":"HANEEF NELSON c/o PHH Mortgage Corporation","address":"933 S 3RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-09-09","latestIssueDate":"2021-08-31","expirationDate":"2022-09-08","inactiveDate":null},{"number":"0997263","type":"Rental","status":"Active","businessName":"SMITH FISHTOWN LLC","legalName":"SMITH FISHTOWN LLC","address":"933 S 3RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-01-12","latestIssueDate":"2026-01-12","expirationDate":"2027-01-11","inactiveDate":null},{"number":"1001696","type":"Limited Lodging Operator","status":"Active","businessName":"JESSICA M. MCDONOUGH","legalName":"JESSICA M. MCDONOUGH","address":"933 S 3RD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2026-03-11","latestIssueDate":"2026-03-11","expirationDate":"2027-03-10","inactiveDate":null}],"licenseActivity":[{"number":"1001696","type":"Limited Lodging Operator","businessName":"JESSICA M. MCDONOUGH","legalName":"JESSICA M. MCDONOUGH","issuedDate":"2026-03-11","latestIssueDate":"2026-03-11","closureDate":null,"expirationDate":"2027-03-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0997263","type":"Rental","businessName":"SMITH FISHTOWN LLC","legalName":"SMITH FISHTOWN LLC","issuedDate":"2026-01-12","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-01-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"823153","type":"Vacant Residential Property / Lot","businessName":"HANEEF NELSON c/o PHH Mortgage Corporation","legalName":"HANEEF NELSON c/o PHH Mortgage Corporation","issuedDate":"2019-09-09","latestIssueDate":"2021-08-31","closureDate":"2022-09-08","expirationDate":"2022-09-08","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"788244","type":"Vacant Residential Property / Lot","businessName":"Ocwen Loan Servicing","legalName":"Ocwen Loan Servicing","issuedDate":"2018-09-06","latestIssueDate":"2018-09-06","closureDate":"2019-11-04","expirationDate":"2019-09-05","inactiveDate":"2019-11-04","status":"Closed","statusLabel":"Inactive","active":false},{"number":"464124","type":"Food Preparing and Serving","businessName":"LUTHERN CHILDREN FAMILY SERVICE (BETHEL COMMUNITY)","legalName":"LUTHERN CHILDREN FAMILY SERVICE","issuedDate":"2009-01-09","latestIssueDate":"2009-05-05","closureDate":"2010-04-30","expirationDate":"2010-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"261763","type":"Rental","businessName":"HANEEF S NELSON","legalName":"HANEEF S NELSON","issuedDate":"2004-10-01","latestIssueDate":"2012-02-28","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2021-021982 (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":"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 (1712 SCOTT DR, NEWTOWN PA, 18940).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 27, 2022.","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":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #464124: Closed; Vacant Residential Property / Lot #788244: Closed since Nov 4, 2019; Vacant Residential Property / Lot #823153: Closed","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 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/"}]}