{"asOf":"2026-07-24T03:28:44.677Z","block":"6900-6999 ARDLEIGH ST","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-ardleigh-st","address":"6930 ARDLEIGH ST","parcelNumber":"222244000","source":"https://property.phila.gov/?p=222244000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"27","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"TWIN POST WAR","useLabel":"Apartment building","owner":"WITH THOUGHT AND CARE LLC","coOwner":null,"marketValue":337000,"landAssessment":67400,"improvementAssessment":269600,"livableArea":1846,"yearBuilt":1951,"lastSale":{"price":270000,"date":"2024-07-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"211974642","date":"2019-10-23","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211974641","date":"2019-10-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034586","date":"2024-05-08","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034587","date":"2024-05-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034588","date":"2024-05-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034589","date":"2024-05-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-044579","date":"2025-06-16","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-044580","date":"2025-06-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-07-29","resolution":"COMPLIED - 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PERMIT OBTAINED"},{"number":"211974641","date":"2019-10-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-06-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-042627","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-08","completedDate":"2025-07-28","violations":[{"number":"VI-2024-034586","date":"2024-05-08","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034587","date":"2024-05-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034588","date":"2024-05-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-034589","date":"2024-05-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-059244","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-16","completedDate":"2025-07-29","violations":[{"number":"VI-2025-044579","date":"2025-06-16","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-044580","date":"2025-06-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-07-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-119760","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-31","completedDate":"2026-02-17","violations":[{"number":"VI-2025-086969","date":"2025-11-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-086970","date":"2025-11-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-086971","date":"2025-11-04","code":"PM15-306.1(2)","title":"CONCRETE COMPONENTS","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-086972","date":"2025-11-04","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-119798","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-31","completedDate":"2026-02-20","violations":[{"number":"VI-2025-086239","date":"2025-10-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-003907","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-01-13","completedDate":null,"violations":[{"number":"VI-2026-002421","date":"2026-01-13","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-01-13","resolution":"SVN ISSUED"}]},{"number":"CF-2026-003958","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-01-13","completedDate":null,"violations":[{"number":"VI-2026-002433","date":"2026-01-13","code":"A-1001.5","title":"SITE SAFETY MANAGER W/O OSHA 30","status":"SVN ISSUED","resolutionDate":"2026-01-13","resolution":"SVN ISSUED"}]},{"number":"CF-2026-030672","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-04-01","completedDate":null,"violations":[{"number":"VI-2026-018759","date":"2026-04-01","code":"A-104.1/3","title":"WORKMANLIKE- ELECTRICAL CODE","status":"SVN ISSUED","resolutionDate":"2026-04-01","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":7,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"712569","date":"2019-10-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"712569","date":"2020-06-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-042627","date":"2024-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-059244","date":"2025-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-042627","date":"2025-07-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-059244","date":"2025-07-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-119760","date":"2025-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119798","date":"2025-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119760","date":"2025-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119798","date":"2025-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003907","date":"2026-01-13","type":null,"status":null},{"caseNumber":"CF-2026-003958","date":"2026-01-13","type":null,"status":null},{"caseNumber":"CF-2025-119798","date":"2026-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119760","date":"2026-02-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-119798","date":"2026-02-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-030672","date":"2026-04-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":5,"passes":2},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06215706154319,"lng":-75.18245404161091,"geom":{"type":"Polygon","coordinates":[[[-75.182662159,40.062055486],[-75.182358024,40.062350124],[-75.182273832,40.062350439],[-75.18244999,40.061980302],[-75.182662159,40.062055486]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":4,"baths":2,"stories":2,"lotArea":5867,"zoning":"RTA1","grade":"C+","basement":"G","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":2,"homestead":false,"mail":"212 SUMAC ST, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO (2) FAMILY DWELLING IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Denied","date":"2014-05-01","number":"19837","relatedPermit":"445187"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a two (2) family household living in an existing structure.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2025-05-21","number":"ZP-2023-003574","relatedPermit":"ZP-2023-003574"},{"type":"LIRB-C L&I Permit Issuance","grounds":"Work exceeded scope of permit","status":"Closed","outcome":"Withdrawn","date":"2026-02-24","number":"HA-2025-004689","relatedPermit":"GM-2025-010056"},{"type":"ZBA Appeal Against L&I","grounds":"Appeal Against L&I for the Issuance of ZP-2025-007104","status":"In Process","outcome":"Continued","date":"2026-06-17","number":"HA-2026-000808","relatedPermit":"ZP-2025-007104"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":178500,"taxable":163500,"land":80041,"improvement":98459,"taxableLand":80041,"taxableImprovement":83459,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":178500,"taxable":163500,"land":26775,"improvement":151725,"taxableLand":26775,"taxableImprovement":136725,"exemptLand":0,"exemptImprovement":15000},{"y":2018,"v":178500,"taxable":163500,"land":26775,"improvement":151725,"taxableLand":26775,"taxableImprovement":136725,"exemptLand":0,"exemptImprovement":15000},{"y":2019,"v":202100,"taxable":182100,"land":30315,"improvement":171785,"taxableLand":30315,"taxableImprovement":151785,"exemptLand":0,"exemptImprovement":20000},{"y":2020,"v":204800,"taxable":184800,"land":30720,"improvement":174080,"taxableLand":30720,"taxableImprovement":154080,"exemptLand":0,"exemptImprovement":20000},{"y":2021,"v":204800,"taxable":159800,"land":30720,"improvement":174080,"taxableLand":30720,"taxableImprovement":129080,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":204800,"taxable":159800,"land":30720,"improvement":174080,"taxableLand":30720,"taxableImprovement":129080,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":213200,"taxable":133200,"land":42640,"improvement":170560,"taxableLand":42640,"taxableImprovement":90560,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":213200,"taxable":133200,"land":42640,"improvement":170560,"taxableLand":42640,"taxableImprovement":90560,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":327400,"taxable":327400,"land":65480,"improvement":261920,"taxableLand":65480,"taxableImprovement":261920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":327400,"taxable":327400,"land":65480,"improvement":261920,"taxableLand":65480,"taxableImprovement":261920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":337000,"taxable":337000,"land":67400,"improvement":269600,"taxableLand":67400,"taxableImprovement":269600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4583,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1021620","date":"2020-01-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"MAKE SAFE PERMIT FOR THE PARTIAL RESOLUTION OF VIOLATION # 712569 FOR THE INSTALLATION OF TEMPORARY BRACING OF THE WALL AND SHORING OF FLOOR JOISTS AS PER ENGINEERS REPORT AND PLANS. SEPARATE PERMIT REQUIRED FOR THE REMINDER OF THE WORK TO FULLY COMPLY WITH VIOLATION # 712569."},{"number":"RP-2025-006211","date":"2025-06-17","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-07-28","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO THE REAR CORNER MASONRY WALL TO COMPLY WITH VIOLATION # CF-2024-042627. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2024-042627. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."},{"number":"ZP-2025-007104","date":"2025-09-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For front and rear addition to exiting Semi-Detached structure to use as a multi-family (13 units) household living and 5 class 1A bicycle parking space. SIZE AND LOCATION PER PLAN."},{"number":"GM-2025-010056","date":"2025-10-23","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-03-28","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":"CP-2025-005864","date":"2025-12-05","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-18","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2025-119798 AND CF-2025-119760 TO REPAIR STRUCTURAL FRACTURES IN THE PARTY WALL AND REPAIR/ REPLACEMENT OF REAR EXTERIOR WALL AS PER THE ENGINEER'S REPORT AND APPROVED ENGINEER PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2025-119798 AND CF-2025-119760. “IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.”"},{"number":"CP-2025-004226","date":"2026-02-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL III ALTERATIONS TO INCLUDE COMPLETE CHANGE OF OCCUPANCY WITH VERTICAL AND HORIZONTAL ADDITIONS TO CREATE A THREE (3) STORY BUILDING FOR USE AS THIRTEEN (13) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED THROUGHOUT PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"FP-2026-001388","date":"2026-07-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2023-003574","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-05-27","scope":null}],"storyTag":"New construction","storyDelta":1.25,"timeline":[{"y":2025,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"viol","w":"7 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"appeal","w":"Appeal continued"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19837: CLOSED · Denied; related permit 445187.","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":"3 permits not marked completed: CP-2025-004226 (Issued), FP-2026-001388 (Issued), ZP-2023-003574 (Refused).","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 16 historical violations across 8 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 1, 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":"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":"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. 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"}]}