{"asOf":"2026-07-26T06:19:47.853Z","block":"1600-1699 N PHILIP ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-n-philip-st","address":"1641 N PHILIP ST","parcelNumber":"183115130","source":"https://property.phila.gov/?p=183115130","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W76","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 4 STY FRAME","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"HRONEC CHRISTINE","coOwner":null,"marketValue":785500,"landAssessment":157100,"improvementAssessment":628400,"livableArea":3197,"yearBuilt":2018,"lastSale":{"price":1,"date":"2018-09-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"3939015","date":"2016-05-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3939016","date":"2016-05-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339293","date":"2017-06-05","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339292","date":"2017-06-05","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339295","date":"2017-06-05","code":"E-1201.1/205","title":"INSTALL ADDIT'L BRANCH CIRCUIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339313","date":"2017-06-05","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4339317","date":"2017-06-05","code":"E-1201.1/205","title":"INSTALL ADDIT'L BRANCH CIRCUIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4339315","date":"2017-06-05","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5008804","date":"2019-02-04","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5008803","date":"2019-02-04","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211972470","date":"2019-09-16","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2025-10-15","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211972471","date":"2019-09-16","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSED","resolutionDate":"2025-10-15","resolution":"CLOSED - REISSUED/REWRITTEN"}],"violationCases":[{"number":"533634","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-05-17","completedDate":"2016-08-03","violations":[{"number":"3939015","date":"2016-05-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3939016","date":"2016-05-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"587071","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2017-06-06","completedDate":"2017-06-29","violations":[{"number":"4339293","date":"2017-06-05","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339292","date":"2017-06-05","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339295","date":"2017-06-05","code":"E-1201.1/205","title":"INSTALL ADDIT'L BRANCH CIRCUIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"587072","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2017-06-06","completedDate":"2017-06-06","violations":[{"number":"4339313","date":"2017-06-05","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4339317","date":"2017-06-05","code":"E-1201.1/205","title":"INSTALL ADDIT'L BRANCH CIRCUIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4339315","date":"2017-06-05","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"672795","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-02-06","completedDate":"2019-10-16","violations":[{"number":"5008804","date":"2019-02-04","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5008803","date":"2019-02-04","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"706857","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-09-16","completedDate":null,"violations":[{"number":"211972470","date":"2019-09-16","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2025-10-15","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211972471","date":"2019-09-16","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSED","resolutionDate":"2025-10-15","resolution":"CLOSED - REISSUED/REWRITTEN"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2017,"n":6,"worst":null},{"y":2019,"n":4,"worst":null}],"investigations":[{"caseNumber":"587071","date":"2017-06-05","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"587072","date":"2017-06-05","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"587072","date":"2017-06-06","type":"EP_ELEC","status":"CLOSED"},{"caseNumber":"587071","date":"2017-06-12","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"672795","date":"2019-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"672795","date":"2019-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"672795","date":"2019-04-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"672795","date":"2019-09-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"706857","date":"2019-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"706857","date":"2020-10-15","type":null,"status":"FAILED"},{"caseNumber":"706857","date":"2020-12-13","type":null,"status":"FAILED"},{"caseNumber":"706857","date":"2022-01-07","type":null,"status":"FAILED"},{"caseNumber":"706857","date":"2022-05-04","type":null,"status":"FAILED"},{"caseNumber":"706857","date":"2025-10-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":1},{"y":2019,"fails":3,"passes":2},{"y":2020,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97585938368789,"lng":-75.13863426724407,"geom":{"type":"Polygon","coordinates":[[[-75.13852324,39.975868848],[-75.138533163,39.975822115],[-75.138745602,39.975850034],[-75.138735222,39.975896595],[-75.13852324,39.975868848]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":9,"baths":6,"stories":3,"lotArea":1035,"zoning":"RSA5","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"41 ROSS RD, WILMINGTON DE, 19810","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A NEW ROOF DECK ON TOP OF 4TH STORY ACCESSED BY PILOT HOUSE ADDITION TO AN ATTACHED STRUCTURE UNDER CONSTRUCTION PERMITTED BY PREVIOUS PERMIT WITH BUILDING HEIGHT CHANGED (SIZE AND LOCTION AS SHOWN ON THE PLANS). ","status":"OPEN","outcome":"Granted","date":"2017-03-29","number":"29928","relatedPermit":"758437"},{"type":"Building standards appeal","grounds":"ON 01/03/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #32580.","status":"OPEN","outcome":null,"date":"2018-01-25","number":"32580","relatedPermit":"842935"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":7600,"taxable":7600,"land":7600,"improvement":0,"taxableLand":7600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":7600,"taxable":7600,"land":7600,"improvement":0,"taxableLand":7600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":895000,"taxable":259550,"land":259550,"improvement":635450,"taxableLand":259550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635450},{"y":2020,"v":895000,"taxable":259550,"land":259550,"improvement":635450,"taxableLand":259550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635450},{"y":2021,"v":895000,"taxable":259550,"land":259550,"improvement":635450,"taxableLand":259550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635450},{"y":2022,"v":895000,"taxable":259550,"land":259550,"improvement":635450,"taxableLand":259550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635450},{"y":2023,"v":895000,"taxable":259500,"land":259500,"improvement":635500,"taxableLand":259500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635500},{"y":2024,"v":895000,"taxable":259500,"land":259500,"improvement":635500,"taxableLand":259500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635500},{"y":2025,"v":851600,"taxable":170320,"land":170320,"improvement":681280,"taxableLand":170320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":681280},{"y":2026,"v":851600,"taxable":170320,"land":170320,"improvement":681280,"taxableLand":170320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":681280},{"y":2027,"v":785500,"taxable":785500,"land":157100,"improvement":628400,"taxableLand":157100,"taxableImprovement":628400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2384,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"669039","date":"2016-02-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-02-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38 FT HIGH) FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND TWO(2) FAMILY HOUSEHOLD LIVING FROM SECOND FLOOR THROUGH FORTH FLOORS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"702195","date":"2016-08-15","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-04-05","scope":"FOR THE ERECTION OF AN ATTACHED, FOUR (4) STORY STRUCTURE. FOR USE AS VACANT COMMERCIAL ON THE 1ST FLOOR/BASEMENT (SEPARATE CERTIFICATE OF OCCUPANCY REQ'D) AND TWO (2) DWELLING UNITS ON THE 1ST THROUGH 4TH FLOORS. WORK TO INCLUDE UNDERPINNING OF ADJACENT FOUNDATION. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION."},{"number":"758437","date":"2017-04-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-17","scope":"PROPOSED CHANGE OF USE FOR 1ST FLOOR ONLY FROM THE 1ST FLOOR COMMERCIAL USE TO A RESIDENTIAL APT UNITS SHALL REMAIN. TOP RESIDENTIAL UNIT IS PROPOSED TO HAVE A NEW ACCESS TOO ROOF DECK, FOR ACCESS BY THE TOP FLOOR UNIT."},{"number":"745649","date":"2017-04-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-05","scope":"NEW CONSTRUCTION 1-200 AMP SUB PANEL,2-150AMP SUB PANEL,60AMP SUB PANEL AND NEW 4 GANG METER CONNECT TO NEW 350 AMP SERVICES AND ALL NECESSARY BONDING AND GROUNDING PER 2008 NEC (MIXED USE)EAST DISTRICT INSTALL FIRE ALARM SYSTEM AND DEVICES PER NFPA 72"},{"number":"756493","date":"2017-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"NEW CONSTRUCTION: FOUR FLOOR BUILDING; VACANT COMMERCIAL SPACE AT FIRST FLOOR; TWO(2) SF DWELLINGS SECOND THROUGH FOURTH FLOOR; 5\" CI COMBINATION SEWER LATERAL, 1\" COPPER WATER SERVICE; ROOF DECK - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"786813","date":"2017-05-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"INSTALL 3 HVAC UNITS WITH DUCTWORK (MULTI-FAMILY)"},{"number":"755241","date":"2017-05-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R AND NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEE AP#753739 FOR APPROVED PLANS AND SUPPLEMENTAL DOCUMENTS."},{"number":"786033","date":"2017-06-01","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-06-01","scope":"THIS IS AN AMENDEMENT TO ZBA APPROVED PERMIT 758437, TO REFLECT THE AS BUILT CONDITION UPON WHERE THE PILOT HOUSE CAN BE INSTALLED."},{"number":"795659","date":"2017-08-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"CHANGE METER AND SERVICES LOCATION FROM WHAT ORIGINAL PLANS HAD SO CUSTOMER IS AMENDING ORIGINAL PERMIT AS PER 2008 NEC (EAST DISTRICT) FIRST PA"},{"number":"787066","date":"2017-10-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"TO AMENDED A/P NO 702195 TO CHANGE THE FLOOR CEILING ASSEMBLY TO UL L569 AND TO CHANGE THE EXTERIOR WALL COVERING FROM STUCCO TO SIDING ACCORDINGLY TO THE APPROVED PLANS. THIS PERMIT DOES NOT INCLUDE THE APPROVAL OF A CHANGE IN HEIGHT/AREA, ADDITION OF ROOF DECK, OR CHANGE OF USE."},{"number":"833088","date":"2017-12-08","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-12-08","scope":"AN ADMINISTRATIVE REVIEW APPROVAL OF AP#758437 AND 786033, CAL#29928 TO CHANGE THE LOCATION OF THE ROOF DECK ACCESS STRUCTURE, SIZE AND LOCATION AS SHOWN ON THE PLAN (NEW CONSTRUCTION OF AN ATTACHED BUILDING) - USE AS A MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING AS PREVIOUSLY APPROVED.SEE AP#833073 FOR THE APPROVED PLAN."},{"number":"842935","date":"2018-02-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"TO AMEND A/P NO 702195 TO MAKE THE FOLLOWING CHANGES: - CHANGE THE USE FROM VACANT COMMERCIAL AND TWO (2) DWELLING UNITS TO THREE (3) DWELLING UNITS - RELOCATE ROOF DECK ACCESS STRUCTURE - CREATE ADDITIONAL OPENINGS IN THE EXTERIOR WALLS - REVISE INTERIOR FLOOR PLAN BBS CASE NO 32580 PROVISO: NFPA 13 SPRINKLER THROUGHOUT SEE A/P NO 832804 FOR APPROVED PLANS."},{"number":"847609","date":"2018-02-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"TO AMEND ORIGINAL PERMIT #745649 TO CHANGE 3-150AMP SUBPANEL AND 60AMP SUBPANEL TO 3-200AMP SUBPANEL AND 100AMP SUBPANEL. (FIRST PA)"},{"number":"862663","date":"2018-03-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"AMEND PERMIT NUMBER 755241 TO CHANGE A NFPA 13R AND NFPA 13 SYSTEM AS PREVIOUSLY APPROVED TO AN NFPA 13 SYSTEM THROUGHOUT THE ENTIRE BUILDING. FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AS PER BBS CASE NO. 32580 AND BLDG PERMIT AP#842935. SEE AP#858382 FOR APPROVED PLANS AND CALCULATIONS. **FIRE DEPARTMENT CONNECTIONS: SHALL HAVE A MINIMUM OF TWO 2-½ INCH INTERNAL THREADED SWIVEL FITTINGS HAVING NATIONAL HOSE STANDARD THREADS WITH CAPS**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"appeal","w":"Appeal filed"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"0993182","type":"Rental","status":"Active","businessName":"Christine Hronec","legalName":"Christine Hronec","address":"1641 N PHILIP ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-11-10","latestIssueDate":"2025-11-10","expirationDate":"2026-11-09","inactiveDate":null}],"licenseActivity":[{"number":"0993182","type":"Rental","businessName":"Christine Hronec","legalName":"Christine Hronec","issuedDate":"2025-11-10","latestIssueDate":"2025-11-10","closureDate":null,"expirationDate":"2026-11-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29928: OPEN · Granted; related permit 758437. Use permit #669039: 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":"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 (41 ROSS RD, WILMINGTON DE, 19810).","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":"9 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 16, 2025.","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":"5 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","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"}]}