{"asOf":"2026-07-26T16:04:16.912Z","block":"600-699 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-n-preston-st","address":"631 N PRESTON ST","parcelNumber":"061185010","source":"https://property.phila.gov/?p=061185010","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H30","buildingCodeNew":"25","buildingClass":"SEMI/DET 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"ELITE ELECTRIC AA INC","coOwner":null,"marketValue":722100,"landAssessment":144420,"improvementAssessment":577680,"livableArea":3702,"yearBuilt":2024,"lastSale":{"price":175000,"date":"2023-02-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"5127475","date":"2017-08-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5127476","date":"2017-08-21","code":"PM15-304.1B","title":"EXTERIOR STRUCT UNSAFE COND 2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5127477","date":"2017-08-21","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5258995","date":"2019-10-30","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5258994","date":"2019-10-30","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5258993","date":"2019-10-30","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-078629","date":"2021-11-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-078630","date":"2021-11-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-020446","date":"2022-03-25","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2025-02-12","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2023-023250","date":"2023-04-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-05-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-023249","date":"2023-04-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-05-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-092918","date":"2023-12-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-092919","date":"2023-12-01","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-008919","date":"2026-02-17","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008920","date":"2026-02-17","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008921","date":"2026-02-17","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008922","date":"2026-02-17","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"600484","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-08-21","completedDate":"2020-02-03","violations":[{"number":"5127475","date":"2017-08-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5127476","date":"2017-08-21","code":"PM15-304.1B","title":"EXTERIOR STRUCT UNSAFE COND 2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5127477","date":"2017-08-21","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"713709","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2019-10-30","completedDate":"2020-02-28","violations":[{"number":"5258995","date":"2019-10-30","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5258994","date":"2019-10-30","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5258993","date":"2019-10-30","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-108858","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-09","completedDate":"2022-03-13","violations":[{"number":"VI-2021-078629","date":"2021-11-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-078630","date":"2021-11-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-025017","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-25","completedDate":"2025-02-12","violations":[{"number":"VI-2022-020446","date":"2022-03-25","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2025-02-12","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2023-030623","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-13","completedDate":"2023-05-15","violations":[{"number":"VI-2023-023250","date":"2023-04-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-05-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-023249","date":"2023-04-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-05-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-122587","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-01","completedDate":"2024-01-04","violations":[{"number":"VI-2023-092918","date":"2023-12-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-092919","date":"2023-12-01","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-01-04","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-013608","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-17","completedDate":"2026-06-29","violations":[{"number":"VI-2026-008919","date":"2026-02-17","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008920","date":"2026-02-17","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008921","date":"2026-02-17","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008922","date":"2026-02-17","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2019,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2021,"n":2,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"600484","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"600484","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"713709","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"713709","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"600484","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"600484","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"713709","date":"2020-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2021-108858","date":"2021-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108858","date":"2021-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025017","date":"2022-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-030623","date":"2023-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-030623","date":"2023-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-122587","date":"2023-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-122587","date":"2024-01-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-013608","date":"2026-02-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013608","date":"2026-06-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96345834197588,"lng":-75.20385463101265,"geom":{"type":"Polygon","coordinates":[[[-75.203750462,39.963448242],[-75.203811508,39.96339005],[-75.203967845,39.963449342],[-75.203972974,39.963495285],[-75.203774561,39.963513417],[-75.203750462,39.963448242]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1711,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1200 E SEDGLEY AVENUE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-08-02","number":"HA-2024-001184","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":58200,"taxable":58200,"land":7025,"improvement":51175,"taxableLand":7025,"taxableImprovement":51175,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":58200,"taxable":58200,"land":9603,"improvement":48597,"taxableLand":9603,"taxableImprovement":48597,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":58200,"taxable":58200,"land":9603,"improvement":48597,"taxableLand":9603,"taxableImprovement":48597,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":39600,"taxable":39600,"land":6534,"improvement":33066,"taxableLand":6534,"taxableImprovement":33066,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":41000,"taxable":41000,"land":6765,"improvement":34235,"taxableLand":6765,"taxableImprovement":34235,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":41000,"taxable":41000,"land":6765,"improvement":34235,"taxableLand":6765,"taxableImprovement":34235,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":41000,"taxable":41000,"land":6765,"improvement":34235,"taxableLand":6765,"taxableImprovement":34235,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":50200,"taxable":50200,"land":50200,"improvement":0,"taxableLand":50200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":50200,"taxable":50200,"land":50200,"improvement":0,"taxableLand":50200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":88100,"taxable":88100,"land":88100,"improvement":0,"taxableLand":88100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":775000,"taxable":232500,"land":155000,"improvement":620000,"taxableLand":155000,"taxableImprovement":77500,"exemptLand":0,"exemptImprovement":542500},{"y":2027,"v":722100,"taxable":274398,"land":144420,"improvement":577680,"taxableLand":144420,"taxableImprovement":129978,"exemptLand":0,"exemptImprovement":447702}],"taxNow":3255,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1033183","date":"2019-12-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"THE COMPLETE DEMO OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSE & INSPECTIONS DEMOLITION PROGRAM **SPECS 1 STUCCO C/W 4034-36 LANCASTER AVE INSTALL 20FT OF 6FT HIGH CHAIN LINK FENCE C/W 629 PRESTON ST. SEEDING REQURIED AND EROSION CONTROL MAT**"},{"number":"ZP-2022-005304","date":"2022-07-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2022-004069","date":"2022-08-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-27","scope":"FOR THE ERECTION OF A SEMI-DETACHED, THREE-STORY STRUCTURE OF TYPE VB CONSTRUCTURE WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE AS PER PLANS. FOR A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR (FRONT) AND THREE (3) DWELLING UNITS AS SHOWN. A SEPARATE PERMIT WILL BE REQUIRED FOR THE CERTIFICATE OF OCCUPANCY FOR THE COMMERCIAL SPACE."},{"number":"CP-2023-003693","date":"2023-07-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-23","scope":"FOR NEW CONSTRUCTION OF A SEMI-DETACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR USE A VACANT COMMERCIAL ON FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 9/18/24; REVISE FRONT WALL PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"SP-2023-000676","date":"2023-12-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-09-23","scope":"Site / Utility Permit for CP-2023-003693"},{"number":"PP-2023-014641","date":"2024-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-23","scope":"Mixed Use Building: Open commercial Area Residential side: 3 Kitchens, 3 Laundry, 4 HWH, 6 Toilets, 6 Vanity, 4 Tubs, 1 Shower, 2 Hose Bibs Exterior Plumbing : New Sewer, Fresh Air Inlets, New House Drain, Curb Traps, 1'' Domestic Water Line"},{"number":"FP-2023-002640","date":"2024-01-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-20","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"MP-2023-005563","date":"2024-01-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-23","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-001057","date":"2024-03-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-31","scope":"INSTALL 400 amp service and wire throughout. Install light fixtures, outlets, switches, smoke alarms, grounding, emergency lights, and exit signs as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"0973388","type":"Rental","status":"Active","businessName":"ELITE ELECTRIC AA INC","legalName":"ELITE ELECTRIC AA INC","address":"631 N PRESTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-03-11","latestIssueDate":"2026-07-20","expirationDate":"2027-03-10","inactiveDate":null}],"licenseActivity":[{"number":"0973388","type":"Rental","businessName":"ELITE ELECTRIC AA INC","legalName":"ELITE ELECTRIC AA INC","issuedDate":"2025-03-11","latestIssueDate":"2026-07-20","closureDate":null,"expirationDate":"2027-03-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"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":["6 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 780% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,100 to $775,000","no permit shown in 2025-2027"],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2022-004069 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 7 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 2 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 29, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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/"}],"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.","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"}]}