{"asOf":"2026-07-31T06:18:42.396Z","block":"3900-3999 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-w-girard-ave","address":"3928 W GIRARD AVE","parcelNumber":"243222200","source":"https://property.phila.gov/?p=243222200","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"KAO EANG","coOwner":"KAO LAUREN","marketValue":213800,"landAssessment":42760,"improvementAssessment":171040,"livableArea":2232,"yearBuilt":1920,"lastSale":{"price":160000,"date":"2018-01-26T05:00:00Z"},"openViolations":2,"violations":[{"number":"211955618","date":"2019-01-30","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955619","date":"2019-01-30","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - 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STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955627","date":"2019-01-30","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955674","date":"2019-01-30","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955675","date":"2019-01-30","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955614","date":"2019-01-30","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955613","date":"2019-01-30","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955672","date":"2019-01-30","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955673","date":"2019-01-30","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955617","date":"2019-01-30","code":"A-301.1/15","title":"PERMB- CONST FOUNDATION","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955676","date":"2019-01-30","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955616","date":"2019-01-30","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955615","date":"2019-01-30","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211963254","date":"2019-05-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":null,"underAppeal":false,"noticeUrl":null},{"number":"211963255","date":"2019-05-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":null,"underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"670953","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2019-01-17","completedDate":"2025-01-30","noticeUrl":null,"violations":[{"number":"211955618","date":"2019-01-30","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955619","date":"2019-01-30","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955621","date":"2019-01-30","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955622","date":"2019-01-30","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955624","date":"2019-01-30","code":"A-301.1/75","title":"PERMB- REPL PORCH COLUMNS","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955626","date":"2019-01-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955627","date":"2019-01-30","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955674","date":"2019-01-30","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955675","date":"2019-01-30","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955614","date":"2019-01-30","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955613","date":"2019-01-30","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955672","date":"2019-01-30","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955673","date":"2019-01-30","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955617","date":"2019-01-30","code":"A-301.1/15","title":"PERMB- CONST FOUNDATION","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955676","date":"2019-01-30","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955616","date":"2019-01-30","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null},{"number":"211955615","date":"2019-01-30","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2025-01-30","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-01-30","underAppeal":false,"noticeUrl":null}]},{"number":"685572","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2019-05-16","completedDate":null,"noticeUrl":null,"violations":[{"number":"211963254","date":"2019-05-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":null,"underAppeal":false,"noticeUrl":null},{"number":"211963255","date":"2019-05-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":null,"underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2019,"n":19,"worst":null}],"investigations":[{"caseNumber":"670953","date":"2019-01-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"670953","date":"2019-03-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"670953","date":"2019-04-11","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"670953","date":"2019-11-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"670953","date":"2020-01-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"670953","date":"2021-06-14","type":null,"status":"FAILED"},{"caseNumber":"670953","date":"2021-07-26","type":null,"status":"FAILED"},{"caseNumber":"670953","date":"2021-08-30","type":null,"status":"FAILED"},{"caseNumber":"670953","date":"2021-10-04","type":null,"status":"FAILED"},{"caseNumber":"670953","date":"2025-01-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":4,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9740403042837,"lng":-75.20294781854945,"geom":{"type":"Polygon","coordinates":[[[-75.202958271,39.973937661],[-75.202994691,39.974136983],[-75.202937674,39.974143326],[-75.202900761,39.973943752],[-75.202958271,39.973937661]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":3,"baths":null,"stories":3,"lotArea":1172,"zoning":"CMX1","grade":"B","basement":"C","heater":"B","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"725 SANSOM ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE RECONSTRUCTION OF AN EXISTING FRONT PORCH AND ERECTION OF A REAR ADDITION TO AN \nEXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. \nFOR USE AS EXISTING MULTI-FAMILY HOUSEHOLD LIVING [THREE (3) DWELL","status":"Completed","outcome":"Granted with conditions","date":"2024-06-25","number":"ZP-2023-009698","relatedPermit":"ZP-2023-009698"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71600,"taxable":71600,"land":5594,"improvement":66006,"taxableLand":5594,"taxableImprovement":66006,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":71600,"taxable":71600,"land":10740,"improvement":60860,"taxableLand":10740,"taxableImprovement":60860,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":71600,"taxable":71600,"land":10740,"improvement":60860,"taxableLand":10740,"taxableImprovement":60860,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":105100,"taxable":105100,"land":15765,"improvement":89335,"taxableLand":15765,"taxableImprovement":89335,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":109100,"taxable":109100,"land":16365,"improvement":92735,"taxableLand":16365,"taxableImprovement":92735,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":109100,"taxable":109100,"land":16365,"improvement":92735,"taxableLand":16365,"taxableImprovement":92735,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":109100,"taxable":109100,"land":16365,"improvement":92735,"taxableLand":16365,"taxableImprovement":92735,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":444400,"taxable":444400,"land":88880,"improvement":355520,"taxableLand":88880,"taxableImprovement":355520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":444400,"taxable":444400,"land":88880,"improvement":355520,"taxableLand":88880,"taxableImprovement":355520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":145000,"taxable":145000,"land":29000,"improvement":116000,"taxableLand":29000,"taxableImprovement":116000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":145000,"taxable":145000,"land":29000,"improvement":116000,"taxableLand":29000,"taxableImprovement":116000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":213800,"taxable":213800,"land":42760,"improvement":171040,"taxableLand":42760,"taxableImprovement":171040,"exemptLand":0,"exemptImprovement":0}],"taxNow":2030,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-005916","date":"2021-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-24","scope":"INSTALLING A 3/4'' WATER SERVICE, HT, FAI"},{"number":"1044875","date":"2021-09-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-28","scope":"TO ADDRESS VIOLATION #670953 WITH REGARD TO BASEMENT LEVEL OPENING THROUGH INFILL WALL INSTALLATION. (IEBC 2018) **SEPARATE PERMITS TO BE REQUIRED FOR ALL WORK LOCATED AT BUILDING INTERIOR AND AT UPPER LEVELS OF THE STRUCTURE.**"},{"number":"ZP-2023-009698","date":"2024-05-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RECONSTRUCTION OF AN EXISTING FRONT PORCH AND ERECTION OF A REAR ADDITION TO AN EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"sale","p":160000},{"y":2019,"k":"viol","w":"19 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×3"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"405493","type":"Rental","status":"Inactive","businessName":"GRIFFIN MAURICE          MILBOURNE ANDRE","legalName":"GRIFFIN MAURICE          MILBOURNE ANDRE","address":"3928 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-04-03","latestIssueDate":"2014-03-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"855494","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KAO EANG, KAO LAUREN","legalName":"KAO EANG, KAO LAUREN","address":"3928 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-11-12","latestIssueDate":"2023-08-14","expirationDate":"2023-11-11","inactiveDate":"2024-01-10"}],"licenseActivity":[{"number":"855494","type":"Vacant Residential Property / Lot","businessName":"KAO EANG, KAO LAUREN","legalName":"KAO EANG, KAO LAUREN","issuedDate":"2020-11-12","latestIssueDate":"2023-08-14","closureDate":"2024-01-10","expirationDate":"2023-11-11","inactiveDate":"2024-01-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"405493","type":"Rental","businessName":"GRIFFIN MAURICE          MILBOURNE ANDRE","legalName":"GRIFFIN MAURICE          MILBOURNE ANDRE","issuedDate":"2007-04-03","latestIssueDate":"2014-03-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["2 open L&I violations","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 47% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $145,000 to $213,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-009698: Completed · Granted with conditions; related permit ZP-2023-009698.","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":"violations","level":"attention","title":"2 open L&I violations","finding":"19 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"8 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 30, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #855494: Inactive since Jan 10, 2024","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":"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"}]}