{"asOf":"2026-07-28T22:01:45.210Z","block":"3000-3099 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3000-3099-n-15th-st","address":"3028 N 15TH ST","parcelNumber":"111163300","source":"https://property.phila.gov/?p=111163300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":38400,"landAssessment":38400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":90000,"date":"2026-02-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"3010273","date":"2013-09-18","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3010274","date":"2013-09-18","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3209228","date":"2014-06-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3209227","date":"2014-06-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3533062","date":"2015-04-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3533063","date":"2015-04-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3734512","date":"2015-10-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3734511","date":"2015-10-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4536023","date":"2017-12-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4536022","date":"2017-12-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4778146","date":"2018-08-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4778145","date":"2018-08-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5070368","date":"2019-06-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5070367","date":"2019-06-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5242890","date":"2019-11-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5242889","date":"2019-11-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-022072","date":"2023-04-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-022073","date":"2023-04-10","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076608","date":"2023-10-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076607","date":"2023-10-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"402880","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-18","completedDate":null,"violations":[{"number":"3010273","date":"2013-09-18","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3010274","date":"2013-09-18","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"435827","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-06-09","completedDate":"2014-08-12","violations":[{"number":"3209228","date":"2014-06-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3209227","date":"2014-06-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"476478","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-04-24","completedDate":"2015-05-19","violations":[{"number":"3533062","date":"2015-04-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3533063","date":"2015-04-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"505723","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-10-08","completedDate":"2016-02-05","violations":[{"number":"3734512","date":"2015-10-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3734511","date":"2015-10-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"615705","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-12-14","completedDate":"2018-01-29","violations":[{"number":"4536023","date":"2017-12-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4536022","date":"2017-12-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"649797","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-08-15","completedDate":"2019-04-08","violations":[{"number":"4778146","date":"2018-08-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4778145","date":"2018-08-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"689962","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-06-11","completedDate":"2019-07-11","violations":[{"number":"5070368","date":"2019-06-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5070367","date":"2019-06-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"715733","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-11-13","completedDate":"2020-03-11","violations":[{"number":"5242890","date":"2019-11-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5242889","date":"2019-11-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-029014","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-10","completedDate":"2023-05-01","violations":[{"number":"VI-2023-022072","date":"2023-04-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-022073","date":"2023-04-10","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-103164","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-03","completedDate":"2023-11-17","violations":[{"number":"VI-2023-076608","date":"2023-10-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076607","date":"2023-10-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"3785","date":"2002-05-14","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"3785","date":"2003-03-10","type":"L_ADJACENT","status":"CLOSED"},{"caseNumber":"3785","date":"2005-01-17","type":"L_FINAL","status":"PASSED"},{"caseNumber":"CF-2023-029014","date":"2023-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-029014","date":"2023-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-103164","date":"2023-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-103164","date":"2023-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-103164","date":"2023-11-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2023,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99947053860362,"lng":-75.1553305336371,"geom":{"type":"Polygon","coordinates":[[[-75.155149647,39.999468133],[-75.155158653,39.999426086],[-75.155510946,39.999472736],[-75.155502182,39.999515079],[-75.155149647,39.999468133]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1600,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS AND\nAPPLICATION. FOR USE AS THREE (3) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING).","status":"OPEN","outcome":"Granted with conditions","date":"2019-01-16","number":"34565","relatedPermit":"889529"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for erection of an attached structure for use as multifamily dwelling (4) four dwelling units.","status":"Completed","outcome":"Granted with conditions","date":"2025-05-19","number":"ZP-2024-009536","relatedPermit":"ZP-2024-009536"}],"taxYears":[{"year":1981,"total":459.01,"principal":419.18,"interest":39.83,"penalty":0},{"year":1982,"total":459.01,"principal":419.18,"interest":39.83,"penalty":0},{"year":1983,"total":487.9,"principal":445.57,"interest":42.33,"penalty":0},{"year":1984,"total":508.3,"principal":464.2,"interest":44.1,"penalty":0},{"year":1985,"total":508.3,"principal":464.2,"interest":44.1,"penalty":0},{"year":1986,"total":494.18,"principal":451.3,"interest":42.88,"penalty":0},{"year":1987,"total":480.06,"principal":438.41,"interest":41.65,"penalty":0},{"year":1988,"total":135.55,"principal":123.79,"interest":11.76,"penalty":0},{"year":1989,"total":179.46,"principal":163.89,"interest":15.57,"penalty":0},{"year":1990,"total":192.97,"principal":173.66,"interest":16.5,"penalty":0},{"year":1991,"total":302.67,"principal":182.46,"interest":17.33,"penalty":0},{"year":1992,"total":1800.63,"principal":486.58,"interest":985.32,"penalty":34.06},{"year":1993,"total":1766.19,"principal":486.58,"interest":956.13,"penalty":34.06},{"year":1994,"total":1603.64,"principal":450.09,"interest":857.42,"penalty":31.51},{"year":1995,"total":1540.37,"principal":440.96,"interest":813.57,"penalty":30.87},{"year":1996,"total":535.84,"principal":152.05,"interest":271.41,"penalty":10.64},{"year":1997,"total":525.08,"principal":152.05,"interest":262.29,"penalty":10.64},{"year":1998,"total":508.92,"principal":152.05,"interest":248.6,"penalty":10.64},{"year":1999,"total":492.78,"principal":152.05,"interest":234.92,"penalty":10.64},{"year":2000,"total":476.63,"principal":152.05,"interest":221.23,"penalty":10.64},{"year":2001,"total":460.48,"principal":152.05,"interest":207.55,"penalty":10.64},{"year":2002,"total":444.33,"principal":152.05,"interest":193.86,"penalty":10.64},{"year":2003,"total":428.19,"principal":152.05,"interest":180.18,"penalty":10.64},{"year":2004,"total":412.03,"principal":152.05,"interest":166.49,"penalty":10.64},{"year":2005,"total":395.89,"principal":152.05,"interest":152.81,"penalty":10.64},{"year":2006,"total":201.69,"principal":76.03,"interest":69.57,"penalty":5.32},{"year":2007,"total":193.6,"principal":76.03,"interest":62.72,"penalty":5.32},{"year":2008,"total":185.53,"principal":76.03,"interest":55.88,"penalty":5.32},{"year":2009,"total":177.46,"principal":76.03,"interest":49.04,"penalty":5.32},{"year":2010,"total":169.39,"principal":76.03,"interest":42.2,"penalty":5.32},{"year":2011,"total":174.96,"principal":83.56,"interest":38.86,"penalty":5.85},{"year":2012,"total":171.56,"principal":86.78,"interest":32.54,"penalty":6.07},{"year":2013,"total":167.34,"principal":89.9,"interest":25.62,"penalty":6.29},{"year":2014,"total":144.92,"principal":97.08,"interest":18.93,"penalty":6.8},{"year":2015,"total":120.92,"principal":97.08,"interest":10.2,"penalty":6.8},{"year":2016,"total":202.09,"principal":101.42,"interest":1.52,"penalty":1.01}],"taxNet":17507.87,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":46300,"taxable":46300,"land":46300,"improvement":0,"taxableLand":46300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":46300,"taxable":46300,"land":46300,"improvement":0,"taxableLand":46300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":40600,"taxable":40600,"land":40600,"improvement":0,"taxableLand":40600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":40600,"taxable":40600,"land":40600,"improvement":0,"taxableLand":40600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":38400,"taxable":38400,"land":38400,"improvement":0,"taxableLand":38400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":568,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"889529","date":"2019-08-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. **REVISED PLANS CONSISTING OF 1 PAGE STAMPED TODAY 1/16/19 BY ZBA** FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (3 UNITS)."},{"number":"CP-2022-002148","date":"2022-08-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-02-26","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH A FRONT PORCH AND REAR DECKS AT THE SECOND AND THIRD FLOOR LEVELS FOR USE AS A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2024-009536","date":"2025-04-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Permit for erection of an attached structure"},{"number":"CP-2025-006322","date":"2026-02-17","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE OF TYPE V-B CONSTRUCTION FOR USE AS A THREE (3) FAMILY DWELLING (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."}],"storyTag":"New construction","storyDelta":4.29,"timeline":[{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"sale","p":47000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"sale","p":90000}],"rented":false,"licenses":[{"number":"0953306","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"3028 N 15 ST LLC","legalName":"3028 N 15 ST LLC","address":"3028 N 15TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-06-05","latestIssueDate":"2024-06-05","expirationDate":"2025-06-04","inactiveDate":"2025-08-03"}],"licenseActivity":[{"number":"0953306","type":"Vacant Residential Property / Lot","businessName":"3028 N 15 ST LLC","legalName":"3028 N 15 ST LLC","issuedDate":"2024-06-05","latestIssueDate":"2024-06-05","closureDate":"2025-08-03","expirationDate":"2025-06-04","inactiveDate":"2025-08-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #34565: OPEN · Granted with conditions; related permit 889529. Use permit #889529: COMPLETED.","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":"2 permits not marked completed: CP-2022-002148 (Expired), CP-2025-006322 (Issued). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 17, 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":"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":"Vacant Residential Property / Lot #0953306: Inactive since Aug 3, 2025","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 20 historical violations across 10 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/"}]}