{"asOf":"2026-07-23T23:33:33.127Z","block":"2000-2099 E STELLA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-e-stella-st","address":"2018-20 E STELLA ST","parcelNumber":"252189000","source":"https://property.phila.gov/?p=252189000","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"07","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"CONVENTIONAL","useLabel":"Apartment building","owner":"PAGAN LUIS","coOwner":null,"marketValue":495600,"landAssessment":99120,"improvementAssessment":396480,"livableArea":3406,"yearBuilt":1920,"lastSale":{"price":20000,"date":"2008-11-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"979235","date":"2008-06-24","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"979234","date":"2008-06-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365854","date":"2008-12-08","code":"A-301.1/15","title":"PERMB- CONST FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365856","date":"2008-12-08","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365857","date":"2008-12-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365858","date":"2008-12-08","code":"A-301.1/34","title":"PERMB- INSTALL INT PARTITIONS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365859","date":"2008-12-08","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365862","date":"2008-12-08","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365863","date":"2008-12-08","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365864","date":"2008-12-08","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365853","date":"2008-12-08","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365855","date":"2008-12-08","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365860","date":"2008-12-08","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365861","date":"2008-12-08","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1883566","date":"2010-08-19","code":"A-301.2/1","title":"PERMB- NO NEED BUT MUST COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2415767","date":"2012-04-18","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2415768","date":"2012-04-18","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2415769","date":"2012-04-18","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2443514","date":"2012-05-14","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"703578","date":"2007-10-12","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1350968","date":"2009-06-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1551824","date":"2009-12-21","code":"A-401.1/4","title":"DENIED ACCESS INSP PLUMB PERM","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"164331","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-06-10","completedDate":"2010-02-16","violations":[{"number":"979235","date":"2008-06-24","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"979234","date":"2008-06-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"187206","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2008-12-08","completedDate":"2009-06-25","violations":[{"number":"1365854","date":"2008-12-08","code":"A-301.1/15","title":"PERMB- CONST FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365856","date":"2008-12-08","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365857","date":"2008-12-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365858","date":"2008-12-08","code":"A-301.1/34","title":"PERMB- INSTALL INT PARTITIONS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365859","date":"2008-12-08","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365862","date":"2008-12-08","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365863","date":"2008-12-08","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365864","date":"2008-12-08","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365853","date":"2008-12-08","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365855","date":"2008-12-08","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365860","date":"2008-12-08","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1365861","date":"2008-12-08","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"248022","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2010-08-19","completedDate":null,"violations":[{"number":"1883566","date":"2010-08-19","code":"A-301.2/1","title":"PERMB- NO NEED BUT MUST COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"324079","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-04-19","completedDate":"2013-11-01","violations":[{"number":"2415767","date":"2012-04-18","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2415768","date":"2012-04-18","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2415769","date":"2012-04-18","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"328473","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-17","completedDate":"2012-07-10","violations":[{"number":"2443514","date":"2012-05-14","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"88618","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"703578","date":"2007-10-12","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"192445","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1350968","date":"2009-06-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"214137","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1551824","date":"2009-12-21","code":"A-401.1/4","title":"DENIED ACCESS INSP PLUMB PERM","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":14,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2012,"n":4,"worst":null}],"investigations":[{"caseNumber":"187206","date":"2008-12-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"187206","date":"2009-01-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"187206","date":"2009-03-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"187206","date":"2009-04-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"187206","date":"2009-06-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"187206","date":"2009-06-25","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"248022","date":"2010-08-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"248022","date":"2010-09-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"248022","date":"2010-11-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"248022","date":"2011-01-26","type":"PRECOURT","status":"PASSED"},{"caseNumber":"324079","date":"2012-04-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"328473","date":"2012-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"328473","date":"2012-07-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"324079","date":"2013-10-30","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.991177467489734,"lng":-75.11574426307591,"geom":{"type":"Polygon","coordinates":[[[-75.115898598,39.99104815],[-75.115973859,39.991159397],[-75.115589566,39.991307232],[-75.115515335,39.991194832],[-75.115898598,39.99104815]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":4,"baths":1,"stories":2,"lotArea":5400,"zoning":"RSA5","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"1516 NORTH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2013,"total":27,"principal":0,"interest":0,"penalty":0}],"taxNet":27,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":125400,"taxable":125400,"land":42267,"improvement":83133,"taxableLand":42267,"taxableImprovement":83133,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":125400,"taxable":125400,"land":19437,"improvement":105963,"taxableLand":19437,"taxableImprovement":105963,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":125400,"taxable":125400,"land":19437,"improvement":105963,"taxableLand":19437,"taxableImprovement":105963,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":141300,"taxable":141300,"land":21902,"improvement":119398,"taxableLand":21902,"taxableImprovement":119398,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":152200,"taxable":152200,"land":23592,"improvement":128608,"taxableLand":23592,"taxableImprovement":128608,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":152200,"taxable":152200,"land":23592,"improvement":128608,"taxableLand":23592,"taxableImprovement":128608,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":152200,"taxable":152200,"land":23592,"improvement":128608,"taxableLand":23592,"taxableImprovement":128608,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":426300,"taxable":426300,"land":85260,"improvement":341040,"taxableLand":85260,"taxableImprovement":341040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":426300,"taxable":426300,"land":85260,"improvement":341040,"taxableLand":85260,"taxableImprovement":341040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":436000,"taxable":436000,"land":87200,"improvement":348800,"taxableLand":87200,"taxableImprovement":348800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":436000,"taxable":436000,"land":87200,"improvement":348800,"taxableLand":87200,"taxableImprovement":348800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":495600,"taxable":495600,"land":99120,"improvement":396480,"taxableLand":99120,"taxableImprovement":396480,"exemptLand":0,"exemptImprovement":0}],"taxNow":6103,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"88618","date":"2007-07-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-12-04","scope":"REPAIR/REPLACE WATER DAMAGED SHEATHING AND ROOF COVERING,REMOVE AND REPLACE WATER DAMAGED SHEETROCK"},{"number":"192437","date":"2008-12-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-01-09","scope":"INTERIOR DEMO"},{"number":"192445","date":"2008-12-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-20","scope":"REMOVE / REPLACE ROOF COVERING WITH RUBBER ROOF SYSTEM, APPLY NEW STUCCO FINISH ON GALVANIZED WIRE MESH SECURED TO WALL AND REMOVE & REPLACE REAR WALL ON EXISTING FOUNDATION WITH 8\" CMU. ALL WINDOWS AND DOORS SAME IN KIND."},{"number":"214137","date":"2009-05-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"INSTALLING 4 - 3 PC BATHROOMS, 4 KITCHENS, NEW 4\" MAIN DRAIN, AND NEW 4\" STACK"},{"number":"226743","date":"2009-07-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-13","scope":"4-UNIT APT:INSTALL 300A SERV. & 5 GANG METERS W/DISCONNECTS ALONG WITH (5)100A MAIN PANELS,INSTALL 75 RECEPT'S/14 GFCI'S BY CODE,INSTALL 37 LT SWS/INSTALL 33 LIGHT FIX'S THROUGHOUT APTS,NO LAUNDRY, NO ELEC COOKING, HOT WTR OR HEAT,PER 2005 NEC (EAST DIST)"},{"number":"224065","date":"2009-08-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-30","scope":"FOR THE LEGALIZATION OF STRUCTURAL ALTERATIONS AS SHOWN ON TWO ENGINEERS REPORTS DATE JUNE 05,2009 & JUNE 16TH,2009. ALSO FOR THE INSTALLATION OF 31 REPLACEMENT WINDOWS AND 5 DOORS LOCATED IN EXISTING OPENINGS.FOR THE APPLICATION OF STUCCO ON EXTERIOR WALLS.THIS PERMIT PARTIALLY COMPILES VIOLATION #187206."},{"number":"233934","date":"2009-09-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"INTERIOR ALTERATIONS TO EXISTING FOUR FAMILY DWELLING. NO RECONFIGURATION OF SPACES."},{"number":"400286","date":"2012-06-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-01","scope":"REPLACE ROOF RAFTERS AT 3RD FL FRONT, REPLACE 4 LENTILS AT FRONT WINDOWS, REPLACE ROOF SHEATHING (150 SF) ALL ITEMS TO BE REPLACED IN KIND, REPLACE 6 WINDOWS, DRYWALL AS NEEDED, REPLACE WITH NEW ROOF (RUBBER) 486 SQ FT."},{"number":"409557","date":"2012-06-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-01","scope":"STUCCO 200 SF AT 3RD FLOOR FRONT AND SIDE"},{"number":"409826","date":"2012-06-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-12","scope":"1ST FLOOR FRONT REPLACE CEILING LT FIX AND WIRE TO SW IN KIND. 2ND FLOOR FRONT REPLACE CEILING LT FIX AND WIRE SW IN KIND, 3RD FLOOR INSTALL LT AND RECEPTS AND LT SW IN KIND AND REPLACE CEILING LT FIX AND WIRE TO SW IN KIND AS PER 2008 NEC(4FD)(EAST DIST)"}],"storyTag":"Improved","storyDelta":0.82,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"Inspection failed ×2"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"4 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2013,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"278214","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ALIDA MONTIJO","legalName":"ALIDA MONTIJO","address":"2018-20 E STELLA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-10-02","latestIssueDate":"2004-10-02","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"477642","type":"Rental","status":"Inactive","businessName":"LUIS PAGAN","legalName":"LUIS PAGAN","address":"2018-20 E STELLA ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2009-06-24","latestIssueDate":"2016-05-23","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"477642","type":"Rental","businessName":"LUIS PAGAN","legalName":"LUIS PAGAN","issuedDate":"2009-06-24","latestIssueDate":"2016-05-23","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278214","type":"Vacant Residential Property / Lot","businessName":"ALIDA MONTIJO","legalName":"ALIDA MONTIJO","issuedDate":"2004-10-02","latestIssueDate":"2004-10-02","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 180% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $152,200 to $426,300","no permit shown in 2022-2024"],"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":"The record identifies more than one dwelling/use.","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-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":"7 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 30, 2013.","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 #278214: Inactive since Dec 22, 2012","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 22 historical violations across 8 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"}]}