{"asOf":"2026-07-26T02:31:27.866Z","block":"5800-5899 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-w-girard-ave","address":"5840-42 W GIRARD AVE","parcelNumber":"043025310","source":"https://property.phila.gov/?p=043025310","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"G50","buildingCodeNew":"14","buildingClass":"DET CONV APT 3 STY MASON","buildingClassNew":"OLD STYLE","useLabel":"Apartment building","owner":"KIBBUTZ 03 LLC","coOwner":null,"marketValue":188500,"landAssessment":37700,"improvementAssessment":150800,"livableArea":1460,"yearBuilt":1925,"lastSale":{"price":1,"date":"2020-01-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"1793703","date":"2009-11-25","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1793701","date":"2009-11-25","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1793702","date":"2009-11-25","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1793700","date":"2009-12-16","code":"PM-406.2/10","title":"HEAT GAS SYSTEM DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4801190","date":"2018-06-22","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4801189","date":"2018-06-22","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732522","date":"2018-07-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-020690","date":"2023-04-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-020691","date":"2023-04-02","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-05-09","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"221200","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-11-25","completedDate":"2019-06-06","violations":[{"number":"1793703","date":"2009-11-25","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1793701","date":"2009-11-25","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1793702","date":"2009-11-25","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1793700","date":"2009-12-16","code":"PM-406.2/10","title":"HEAT GAS SYSTEM DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"640915","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-06-25","completedDate":"2019-01-10","violations":[{"number":"4801190","date":"2018-06-22","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4801189","date":"2018-06-22","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"642887","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-07-09","completedDate":"2018-11-23","violations":[{"number":"4732522","date":"2018-07-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-026886","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-02","completedDate":"2023-05-09","violations":[{"number":"VI-2023-020690","date":"2023-04-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-020691","date":"2023-04-02","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-05-09","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":4,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2023,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"20859","date":"2003-12-03","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"97964","date":"2007-01-11","type":"BC INSP","status":"CLOSED"},{"caseNumber":"221200","date":"2009-11-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"221200","date":"2009-12-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"221200","date":"2009-12-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"221200","date":"2009-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"221200","date":"2009-12-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"221200","date":"2010-02-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"221200","date":"2010-03-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"221200","date":"2010-07-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"221200","date":"2010-08-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"221200","date":"2010-10-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"640915","date":"2018-06-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642887","date":"2018-07-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642887","date":"2018-07-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"640915","date":"2018-07-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"640915","date":"2018-09-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"640915","date":"2018-12-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"669965","date":"2018-12-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-026886","date":"2023-04-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-026886","date":"2023-05-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":4,"passes":0},{"y":2010,"fails":4,"passes":1},{"y":2018,"fails":3,"passes":2},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969945148110064,"lng":-75.23724032196063,"geom":{"type":"Polygon","coordinates":[[[-75.237146262,39.969831626],[-75.237287774,39.96981593],[-75.237334589,39.970058602],[-75.237192578,39.970074174],[-75.237146262,39.969831626]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-011328","type":"Fire Alarm Certification","inspectionDate":"2022-07-20","result":"Certified","expirationDate":"2023-07-20","buildingId":"1527258"},{"number":"BC-2024-008185","type":"Fire Alarm Certification","inspectionDate":"2024-03-14","result":"Certified","expirationDate":"2025-03-14","buildingId":"1527258"},{"number":"BC-2025-007689","type":"Fire Alarm Certification","inspectionDate":"2025-03-17","result":"Certified","expirationDate":"2026-03-17","buildingId":"1527258"},{"number":"BC-2026-008582","type":"Fire Alarm Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1527258"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":1,"lotArea":1680,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"829 N 29TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46400,"taxable":38900,"land":7653,"improvement":38747,"taxableLand":7653,"taxableImprovement":31247,"exemptLand":0,"exemptImprovement":7500},{"y":2017,"v":46400,"taxable":38900,"land":6960,"improvement":39440,"taxableLand":6960,"taxableImprovement":31940,"exemptLand":0,"exemptImprovement":7500},{"y":2018,"v":46400,"taxable":38900,"land":6960,"improvement":39440,"taxableLand":6960,"taxableImprovement":31940,"exemptLand":0,"exemptImprovement":7500},{"y":2019,"v":58900,"taxable":48900,"land":8835,"improvement":50065,"taxableLand":8835,"taxableImprovement":40065,"exemptLand":0,"exemptImprovement":10000},{"y":2020,"v":61100,"taxable":51100,"land":9165,"improvement":51935,"taxableLand":9165,"taxableImprovement":41935,"exemptLand":0,"exemptImprovement":10000},{"y":2021,"v":61100,"taxable":51100,"land":9165,"improvement":51935,"taxableLand":9165,"taxableImprovement":41935,"exemptLand":0,"exemptImprovement":10000},{"y":2022,"v":61100,"taxable":61100,"land":9165,"improvement":51935,"taxableLand":9165,"taxableImprovement":51935,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":225200,"taxable":225200,"land":45040,"improvement":180160,"taxableLand":45040,"taxableImprovement":180160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":225200,"taxable":225200,"land":45040,"improvement":180160,"taxableLand":45040,"taxableImprovement":180160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":176000,"taxable":176000,"land":35200,"improvement":140800,"taxableLand":35200,"taxableImprovement":140800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":176000,"taxable":176000,"land":35200,"improvement":140800,"taxableLand":35200,"taxableImprovement":140800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":188500,"taxable":188500,"land":37700,"improvement":150800,"taxableLand":37700,"taxableImprovement":150800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2464,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1014614","date":"2019-10-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-12-01","scope":"FOR INTERIOR ALTERATIONS TO EXISTING SIX (6) FAMILY DWELLING, TO IMCLUDE REPAIR AND/OR REPLACEMENT OF ROOF COVERINGS, FRAMING, FLOOR COVERINGS, FLOOR/CEILING ASSEMBLY TO MAINTAIN 1-HOUR FIRE RATING, AS PER APPROVED PLANS. **NO CHANGE IN OCCUPANCY**"},{"number":"1024722","date":"2019-11-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-12-01","scope":"INSTALL (6) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"1027009","date":"2019-12-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-29","scope":"INSTALL MONITORED FIRE ALARM PER CITY APPROVED DRAWINGS. '17 NEC,'16 NFPA-72."},{"number":"1037330","date":"2020-02-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-01","scope":"6 BATH, 6 LAUNDRY, 6 KITCHEN, 6 DISHWAR=SHER, 6 G DISP PER 2018 PHILA PLUMBING CODE Section 919."},{"number":"1039508","date":"2020-04-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-20","scope":"7 METER 400 AMP SERVICE AND REWIRE WITH OUTLETS, SWITCHES, FIXTURES, SMOKE/CO DETECTORS, 7 BREAKER PANELS. NO FIRE ALARM INCLUDED IN THIS PERMIT PER 2014 NEC (WEST DIST)"},{"number":"PP-2020-008258","date":"2020-09-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-01","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":"PP-2020-009320","date":"2020-10-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-01","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2019,"k":"sale","p":75000},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"266465","type":"Rental","status":"Inactive","businessName":"KEMP TIMOTHY B","legalName":"KEMP TIMOTHY B","address":"5840-42 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-05-20","latestIssueDate":"2009-05-21","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"654734","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"STANLEY AND TIMOTHY KEMP (SAFEGUARD PROPERTIES LLC)","legalName":"STANLEY AND TIMOTHY KEMP","address":"5840-42 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-02-10","latestIssueDate":"2015-02-10","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"694717","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"US BANK NA C/O SELECT PORTFOLIO (SAFEGUARD PROPERTIES)","legalName":"US BANK NA C/O SELECT PORTFOLIO","address":"5840-42 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-03-12","latestIssueDate":"2016-03-12","expirationDate":"2017-02-01","inactiveDate":"2017-04-02"},{"number":"733012","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"US BANK NA","legalName":"US BANK NA","address":"5840-42 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-03-25","latestIssueDate":"2017-03-25","expirationDate":"2018-03-24","inactiveDate":null},{"number":"814683","type":"Rental","status":"Inactive","businessName":"PHILADELPHIA LOTUS 6 LLC","legalName":"PHILADELPHIA LOTUS 6 LLC ","address":"5840-42 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2019-06-06","latestIssueDate":"2019-06-06","expirationDate":"2020-06-05","inactiveDate":"2020-08-04"},{"number":"855472","type":"Rental","status":"Active","businessName":"Kibbutz 3 LLC","legalName":"Kibbutz 3 LLC","address":"5840-42 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2020-11-12","latestIssueDate":"2025-11-18","expirationDate":"2026-11-11","inactiveDate":null}],"licenseActivity":[{"number":"855472","type":"Rental","businessName":"Kibbutz 3 LLC","legalName":"Kibbutz 3 LLC","issuedDate":"2020-11-12","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-11-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"814683","type":"Rental","businessName":"PHILADELPHIA LOTUS 6 LLC","legalName":"PHILADELPHIA LOTUS 6 LLC ","issuedDate":"2019-06-06","latestIssueDate":"2019-06-06","closureDate":"2020-08-04","expirationDate":"2020-06-05","inactiveDate":"2020-08-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"733012","type":"Vacant Residential Property / Lot","businessName":"US BANK NA","legalName":"US BANK NA","issuedDate":"2017-03-25","latestIssueDate":"2017-03-25","closureDate":"2018-03-24","expirationDate":"2018-03-24","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"694717","type":"Vacant Residential Property / Lot","businessName":"US BANK NA C/O SELECT PORTFOLIO (SAFEGUARD PROPERTIES)","legalName":"US BANK NA C/O SELECT PORTFOLIO","issuedDate":"2016-03-12","latestIssueDate":"2016-03-12","closureDate":"2017-04-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"654734","type":"Vacant Residential Property / Lot","businessName":"STANLEY AND TIMOTHY KEMP (SAFEGUARD PROPERTIES LLC)","legalName":"STANLEY AND TIMOTHY KEMP","issuedDate":"2015-02-10","latestIssueDate":"2015-02-10","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266465","type":"Rental","businessName":"KEMP TIMOTHY B","legalName":"KEMP TIMOTHY B","issuedDate":"2004-05-20","latestIssueDate":"2009-05-21","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 269% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $61,100 to $225,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1925 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, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 2023.","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 #654734: Inactive since Jun 29, 2016; Vacant Residential Property / Lot #694717: Inactive since Apr 2, 2017; Vacant Residential Property / Lot #733012: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 16, 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"}]}