{"asOf":"2026-07-31T06:23:19.361Z","block":"3900-3999 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-haverford-ave","address":"3928 HAVERFORD AVE","parcelNumber":"242205800","source":"https://property.phila.gov/?p=242205800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"2X2 HAVERFORD 3918 LLC","coOwner":null,"marketValue":640000,"landAssessment":128000,"improvementAssessment":512000,"livableArea":3531,"yearBuilt":1935,"lastSale":{"price":6750000,"date":"2023-06-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"769719","date":"2007-12-12","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-04-30","underAppeal":false,"noticeUrl":null},{"number":"769721","date":"2007-12-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-04-30","underAppeal":false,"noticeUrl":null},{"number":"769720","date":"2007-12-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-04-30","underAppeal":false,"noticeUrl":null},{"number":"2559770","date":"2012-04-30","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-02-10","underAppeal":false,"noticeUrl":null},{"number":"2559769","date":"2012-04-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-02-10","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"138534","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-12-13","completedDate":"2012-05-01","noticeUrl":null,"violations":[{"number":"769719","date":"2007-12-12","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-04-30","underAppeal":false,"noticeUrl":null},{"number":"769721","date":"2007-12-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-04-30","underAppeal":false,"noticeUrl":null},{"number":"769720","date":"2007-12-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-04-30","underAppeal":false,"noticeUrl":null}]},{"number":"326008","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-01","completedDate":"2017-02-10","noticeUrl":null,"violations":[{"number":"2559770","date":"2012-04-30","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-02-10","underAppeal":false,"noticeUrl":null},{"number":"2559769","date":"2012-04-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-02-10","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2012,"n":2,"worst":null}],"investigations":[{"caseNumber":"138534","date":"2007-12-12","type":"BRU INSP","status":"FAILED"},{"caseNumber":"326008","date":"2012-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"138534","date":"2012-04-30","type":"BRU INSP","status":"PASSED"},{"caseNumber":"326008","date":"2012-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"326008","date":"2012-08-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"326008","date":"2017-02-10","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":2},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.962854223028486,"lng":-75.20053621658509,"geom":{"type":"Polygon","coordinates":[[[-75.200536162,39.962713169],[-75.200594838,39.962988346],[-75.200535873,39.962994934],[-75.200477795,39.962719416],[-75.200536162,39.962713169]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-000396","type":"Fire Alarm Certification","inspectionDate":"2022-10-24","result":"Certified","expirationDate":"2023-10-24","buildingId":"1443806"},{"number":"BC-2023-009866","type":"Sprinkler Certification","inspectionDate":"2023-03-30","result":"Certified","expirationDate":"2024-03-30","buildingId":"1443806"},{"number":"BC-2023-016794","type":"Fire Alarm Certification","inspectionDate":"2023-08-08","result":"Certified","expirationDate":"2024-08-08","buildingId":"1443806"},{"number":"BC-2023-016793","type":"Fire Alarm Certification","inspectionDate":"2023-08-08","result":"Certified","expirationDate":"2024-08-08","buildingId":"1443806"},{"number":"BC-2024-009912","type":"Sprinkler Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1443806"},{"number":"BC-2025-014378","type":"Sprinkler Certification","inspectionDate":"2025-02-19","result":"Certified","expirationDate":"2026-02-19","buildingId":"1443806"},{"number":"BC-2025-012563","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1443806"},{"number":"BC-2025-032315","type":"Fire Alarm Certification","inspectionDate":"2025-08-16","result":"Certified","expirationDate":"2026-08-16","buildingId":"1443806"},{"number":"BC-2025-032312","type":"Fire Alarm Certification","inspectionDate":"2025-08-16","result":"Certified","expirationDate":"2026-08-16","buildingId":"1443806"},{"number":"BC-2026-018403","type":"Sprinkler Certification","inspectionDate":"2026-04-27","result":"Certified","expirationDate":"2027-04-27","buildingId":"1443806"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":6,"stories":3,"lotArea":1584,"zoning":"RM1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":166000,"taxable":166000,"land":12514,"improvement":153486,"taxableLand":12514,"taxableImprovement":153486,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":166000,"taxable":166000,"land":24900,"improvement":141100,"taxableLand":24900,"taxableImprovement":141100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":166000,"taxable":166000,"land":24900,"improvement":141100,"taxableLand":24900,"taxableImprovement":141100,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":242200,"taxable":242200,"land":36300,"improvement":205900,"taxableLand":36300,"taxableImprovement":205900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":251600,"taxable":251600,"land":37709,"improvement":213891,"taxableLand":37709,"taxableImprovement":213891,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":251600,"taxable":251600,"land":37709,"improvement":213891,"taxableLand":37709,"taxableImprovement":213891,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":251600,"taxable":251600,"land":37709,"improvement":213891,"taxableLand":37709,"taxableImprovement":213891,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":244100,"taxable":244100,"land":48820,"improvement":195280,"taxableLand":48820,"taxableImprovement":195280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":244100,"taxable":244100,"land":48820,"improvement":195280,"taxableLand":48820,"taxableImprovement":195280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":600000,"taxable":251600,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":131600,"exemptLand":0,"exemptImprovement":348400},{"y":2026,"v":600000,"taxable":251600,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":131600,"exemptLand":0,"exemptImprovement":348400},{"y":2027,"v":640000,"taxable":268374,"land":128000,"improvement":512000,"taxableLand":128000,"taxableImprovement":140374,"exemptLand":0,"exemptImprovement":371626}],"taxNow":3522,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"852145","date":"2018-02-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-11-28","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"880165","date":"2018-06-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-20","scope":"ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) WITH ROOF DECK ABOVE THRID FLOOR LEVEL ACCESS BY PILOT HOUSE (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"895782","date":"2018-10-23","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-08-22","scope":"*DEMOLITION OF FRONT PORCH REQUIRED* FOR THE ERECTION OF A REAR THREE (3) STORY ADDITION, ROOF DECK, ROOF DECK ACCESS STRUCTURE, AND INTERIOR ALTERATION AS PER APPROVED PLANS. FOR USE AS A THREE (3) FAMILY DWELLING. ENTIRE BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"938989","date":"2019-01-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-22","scope":"ADDITION:INTERIOR/EXTERIOR PLUMBING; 3 STORY STRUCTURE; 3 FAMILY DWELLING; 3 PC BATH, 3 KITCHEN, 3 LAUNDRY, 3 APT, 2 BATHS EACH, LAUNDRY AND KITCHEN. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"940451","date":"2019-01-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"INSTALL 1 1/2 WATER SERVICE PA20190091347 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"928875","date":"2019-01-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-05","scope":"INSTALL 300AMP SERVICE COMPLETE WITH GROUND 4 GANG METER SOCKET WITH DISCONNECT 3 RATE 125AMPS 1RATE 100AMP WITH DISCONNECT WIRE THROUGHOUT OUTLETS, SWITCHES, LIGHTS, GFCI AND SMOKE DETECTOR AS PER NEC 2008 (WEST DISTRICT)"},{"number":"936967","date":"2019-01-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-05","scope":"INSTALLING A VISTA 32.1 REMOTE ANNUNCIATOR,2-PULLS,1-SMOKE,3-HORN STROBES,9-MINI HORNS,2-MONITOR MODULES FOR SPRINKLER SYSTEM SUPERVISION AS PER NFPA72"},{"number":"942956","date":"2019-02-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-08-19","scope":"FOR THE INSTALLATION OF A 2 INCH FIRE SERVICE LINE WITH A 1.25 INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"955476","date":"2019-03-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-19","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"955754","date":"2019-04-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-22","scope":"AMENDMENT TO APP #895782 FOR THE RECONFIGURATION OF THE DWELLING UNITS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION CHANGES."},{"number":"919350","date":"2019-05-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"FOR COMPLETE DEMOLITION OF FRONT PORCH, ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) WITH ROOF DECK ABOVE THRID FLOOR LEVEL ACCESS BY PILOT HOUSE (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"GM-2024-010930","date":"2024-12-11","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-06-27","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2024-016925","date":"2024-12-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-10","scope":"Replace Fixtures (1-water heater, 1- kitchen and 2- lavs)"},{"number":"PP-2024-016924","date":"2024-12-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-10","scope":"Replacing Fixtures (1-water heater, 1-kitchen sink and 2-lavs)"},{"number":"MP-2024-005762","date":"2024-12-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Replacement installation of an existing condenser, furnace and coil. NO OTHER WORK PERMITTED ON THIS PERMIT. No penetrations to fire-rated assemblies. NO NEW DUCTWORK proposed on ductwork or common areas"}],"storyTag":"Renovated & sold on","storyDelta":111.5,"timeline":[{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2023,"k":"sale","p":6750000},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"267149","type":"Rental","status":"Inactive","businessName":"HOWARD CROSBY (C/O ELIJAH CROSBY, AGT.)","legalName":"HOWARD CROSBY","address":"3928 HAVERFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-07-14","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"632093","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GEORGE BLACK (C/O NATIONSTAR MORTGAGE)","legalName":"GEORGE BLACK","address":"3928 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-06-13","latestIssueDate":"2015-02-21","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"744589","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"RUSHMORE LOAN MANAGEMENT","legalName":"RUSHMORE LOAN MANAGEMENT","address":"3928 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-07-05","latestIssueDate":"2017-07-05","expirationDate":"2018-07-04","inactiveDate":null},{"number":"826344","type":"Rental","status":"Inactive","businessName":"3928 Haverford LLC","legalName":"3928 Haverford LLC","address":"3928 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-10-11","latestIssueDate":"2022-05-03","expirationDate":"2022-10-10","inactiveDate":"2022-12-09"},{"number":"933047","type":"Rental","status":"Active","businessName":"2X2 Haverford 3918 LLC","legalName":"2X2 Haverford 3918 LLC","address":"3928 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-09-13","latestIssueDate":"2025-11-07","expirationDate":"2026-09-12","inactiveDate":null}],"licenseActivity":[{"number":"933047","type":"Rental","businessName":"2X2 Haverford 3918 LLC","legalName":"2X2 Haverford 3918 LLC","issuedDate":"2023-09-13","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-09-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"826344","type":"Rental","businessName":"3928 Haverford LLC","legalName":"3928 Haverford LLC","issuedDate":"2019-10-11","latestIssueDate":"2022-05-03","closureDate":"2022-12-09","expirationDate":"2022-10-10","inactiveDate":"2022-12-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"744589","type":"Vacant Residential Property / Lot","businessName":"RUSHMORE LOAN MANAGEMENT","legalName":"RUSHMORE LOAN MANAGEMENT","issuedDate":"2017-07-05","latestIssueDate":"2017-07-05","closureDate":"2018-07-04","expirationDate":"2018-07-04","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"632093","type":"Vacant Residential Property / Lot","businessName":"GEORGE BLACK (C/O NATIONSTAR MORTGAGE)","legalName":"GEORGE BLACK","issuedDate":"2014-06-13","latestIssueDate":"2015-02-21","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"267149","type":"Rental","businessName":"HOWARD CROSBY (C/O ELIJAH CROSBY, AGT.)","legalName":"HOWARD CROSBY","issuedDate":"2004-07-14","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"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":"Use permit #880165: 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":"1 permit not marked completed: GM-2024-010930 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 16, 2026; Sprinkler Certification: Certified through Apr 27, 2027; Emergency and Standby Power Systems Certification: Certified through Apr 1, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1935 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 10, 2017.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #632093: Inactive since Apr 29, 2016; Vacant Residential Property / Lot #744589: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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 5 historical violations across 2 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. 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"}]}