{"asOf":"2026-07-28T09:55:01.488Z","block":"400-499 UNIVERSITY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-university-ave","address":"401 UNIVERSITY AVE","parcelNumber":"271124501","source":"https://property.phila.gov/?p=271124501","ownerType":"investor","kind":"special purpose","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"RA","buildingCodeNew":null,"buildingClass":"PKG LOT NON COMMERCIAL","buildingClassNew":null,"useLabel":"Special purpose","owner":"TRUSTEES OF THE UNIVERSIT","coOwner":null,"marketValue":1649600,"landAssessment":1649600,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2004-07-14T04:00:00Z"},"openViolations":5,"violations":[{"number":"877830","date":"2007-12-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"877829","date":"2007-12-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1197767","date":"2008-11-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1197766","date":"2008-11-14","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-008233","date":"2025-02-18","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2025-06-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-034869","date":"2026-05-21","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034860","date":"2026-05-21","code":"F-1031.4","title":"EXIT SIGNS\n","status":"COMPLIED","resolutionDate":"2026-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-034862","date":"2026-05-21","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034864","date":"2026-05-21","code":"F-1203.4.3","title":"RECORDS\n","status":"COMPLIED","resolutionDate":"2026-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-034865","date":"2026-05-21","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"137861","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-12-07","completedDate":"2008-11-04","violations":[{"number":"877830","date":"2007-12-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"877829","date":"2007-12-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"185473","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-11-17","completedDate":"2009-01-06","violations":[{"number":"1197767","date":"2008-11-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1197766","date":"2008-11-14","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-010391","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2025-02-18","completedDate":"2025-06-23","violations":[{"number":"VI-2025-008233","date":"2025-02-18","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2025-06-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-056987","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-22","completedDate":null,"violations":[{"number":"VI-2026-034869","date":"2026-05-21","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034860","date":"2026-05-21","code":"F-1031.4","title":"EXIT SIGNS\n","status":"COMPLIED","resolutionDate":"2026-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-034862","date":"2026-05-21","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034864","date":"2026-05-21","code":"F-1203.4.3","title":"RECORDS\n","status":"COMPLIED","resolutionDate":"2026-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-034865","date":"2026-05-21","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"137861","date":"2007-12-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"137861","date":"2008-03-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"137861","date":"2008-11-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"185473","date":"2008-11-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"185473","date":"2008-12-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"185473","date":"2009-01-05","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-010391","date":"2025-02-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-010391","date":"2025-04-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-010391","date":"2025-06-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-056987","date":"2026-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-056987","date":"2026-07-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":3,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95003080386048,"lng":-75.20027320647915,"geom":{"type":"Polygon","coordinates":[[[-75.200535188,39.950187065],[-75.199627585,39.950455964],[-75.199785952,39.950026671],[-75.199842978,39.949766205],[-75.199944314,39.949666662],[-75.200126977,39.949665871],[-75.201158802,39.950028088],[-75.201134982,39.950144426],[-75.200752794,39.95015597],[-75.200535188,39.950187065]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-007318","type":"Facade Report","inspectionDate":"2014-10-10","result":"Safe with Repair","expirationDate":"2019-10-10","buildingId":"1543279"},{"number":"BC-2020-000108","type":"Facade Report","inspectionDate":"2020-02-12","result":"Safe with Repair","expirationDate":"2025-02-12","buildingId":"1543279"},{"number":"BC-2022-004541","type":"Fire Alarm Certification","inspectionDate":"2022-03-31","result":"Certified","expirationDate":"2023-03-31","buildingId":"1543279"},{"number":"BC-2023-007857","type":"Fire Alarm Certification","inspectionDate":"2023-03-24","result":"Certified","expirationDate":"2024-03-24","buildingId":"1543279"},{"number":"BC-2024-009881","type":"Fire Alarm Certification","inspectionDate":"2024-03-21","result":"Certified","expirationDate":"2025-03-21","buildingId":"1543279"},{"number":"BC-2024-007734","type":"Sprinkler Certification","inspectionDate":"2024-03-21","result":"Certified","expirationDate":"2025-03-21","buildingId":"1543279"},{"number":"BC-2024-011766","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-03-27","result":"Certified","expirationDate":"2025-03-27","buildingId":"1543279"},{"number":"BC-2025-006050","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1543279"},{"number":"BC-2025-011669","type":"Fire Alarm Certification","inspectionDate":"2025-03-21","result":"Certified","expirationDate":"2026-03-21","buildingId":"1543279"},{"number":"BC-2025-017123","type":"Private Bridge Report","inspectionDate":"2025-04-18","result":"Safe with Repair","expirationDate":"2026-04-18","buildingId":"1543533"},{"number":"BC-2025-016835","type":"Facade Report","inspectionDate":"2025-04-18","result":"Safe with Repair","expirationDate":"2030-04-18","buildingId":"1543279"},{"number":"BC-2025-015788","type":"Private Bridge Report","inspectionDate":"2025-04-18","result":"Safe with Repair","expirationDate":"2026-04-18","buildingId":"1543533"},{"number":"BC-2026-010128","type":"Fire Alarm Certification","inspectionDate":"2026-03-18","result":"Certified","expirationDate":"2027-03-18","buildingId":"1543279"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":31302,"zoning":"SPINS","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"133 S 36TH ST STE 300, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2017,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2018,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2019,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2020,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2021,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2022,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2023,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2024,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2025,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2026,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0},{"y":2027,"v":1649600,"taxable":0,"land":1649600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1649600,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"104908","date":"2007-11-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-04","scope":"ALTERATIONS AS PER PLAN"},{"number":"127636","date":"2008-01-22","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-04-23","scope":null},{"number":"128502","date":"2008-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-22","scope":"FURNISH AND INSTALL 1 P.1 LABORATORY SINK. FURNISH AND INSTALL 2 CEILING MOUNTED CO2 OUTLETS. FURNISH AND INSTALL DOMESTIC HOT, COLD WATER AND LAB VACUUM PIPING AS SHOWN ON PRINTS. FURNISH AND INSTALL LAB WASTE AND VENT PIPING AND CO2 PIPING AS SHOWN ON PRINTS."},{"number":"128809","date":"2008-01-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE 2 LIGHT FIXTURES, 2 REMOTE TEST STATIONS & 1 SMOKE DETECTOR. INSTALL DIMMER SWITCHES, DIMMING BALLASTS, 2 TIME CLOCKS & 7 RECEPTACLES."},{"number":"128624","date":"2008-02-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-04-04","scope":"RELOCATE SIX (6) EXHAUST SNORKLERS AND ASSOCIATED IRIS DAMPERS AND FILTERS, FURNISH AND INSTALL SIX (6) PHOENIX AIR VALVES PER SUBMITTED SEALED PLANS."},{"number":"8204","date":"2008-06-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-06-03","scope":"6/11/08 - TENTS ERECTED ON GARDEN GRASS AREA OF SITE"},{"number":"516225","date":"2014-01-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-03-21","scope":"RELOCATING 5 SPRINKLER HEADS B31C, B31D & B31E AT HILL PAVILION"},{"number":"515130","date":"2014-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-09","scope":"PROVIDE LGT FIXTURES, SWITCHES, RECPTS & BRANCH CKTS WIRING, PROVIDE CONDUIT DROPS W/WALL BOXES & PULL STRINGS FOR FUTURE PHONE & DATA WIRING BY OTHER AS PER NEC 2008 (OFFICES & LABS)"},{"number":"515532","date":"2014-02-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-04-21","scope":"LEVEL II INTERIOR ALTERATIONS TO BASEMENT LEVEL OF EXISTING EDUCATIONAL BUILDING AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR ANY MEP & FIRE SUPPRESSION WORK**"},{"number":"961158","date":"2019-04-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"LEVEL II ALTERATIONS AS SHOWN ON PLANS. NO CHANGE OF USE."},{"number":"967449","date":"2019-04-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"INSTALL WATER AND SANITARY FROM EXISTING FOR 1 SINK AS PER 2004 PPC"},{"number":"967338","date":"2019-05-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"FOR ALTERATIONS TO AN EXISTING HVAC MECHANICAL SYSTEM TO INCLUDE NEW DIFFUSER, RELOCATION OF FAN-COIL UNIT AND DIFFUSER, AND ASSOCIATED DUCTWORK."},{"number":"968792","date":"2019-05-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"INSTALL 70 RECEPTACLES 80' SURFACE RACEWAY. RELOCATE LIGHT, DEMO FUME HOOD. 1 FAN COIL UNIT. PER NEC 2017."},{"number":"1015054","date":"2019-10-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"RELOCATE (1) EXISTING SPRINKLER HEAD. (COMMERCIAL)"},{"number":"CP-2020-002370","date":"2020-09-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-06","scope":"FOR ALTERATIONS TO AN EXISTING SPACE TO INCLUDE NEW INTERIOR PARTITIONS, INTERIOR DOORWAYS, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR ANY ELECTRICAL AND FIRE SUPPRESSION SYSTEM ALTERATIONS WORK.**"},{"number":"PP-2020-008591","date":"2020-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-06","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":"FP-2020-001793","date":"2020-09-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-08","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. (CP-2020-002370) Relocate (11) sprinklers at University of Pennsylvania, Hill Pavilion, basement."},{"number":"MP-2020-004107","date":"2020-10-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-02-08","scope":"FOR ALTERATIONS OF AN EXISTING HVAC MECHANICAL SYSTEM TO INCLUDE NEW REGISTERS/GRILLES/DIFFUSERS, AND ASSOCIATED DUCTWORK. (IMC 2018)"},{"number":"EP-2020-007785","date":"2020-11-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-23","scope":"Remove lighting fixtures and install new LED lighting. Remove and install all wiring devices. Provide 20 amp 1P circuit breakers in existing panel as per 2017 NEC. Add new ceiling mounted fire alarm devices as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"471958","type":"Hazardous Materials","status":"Active","businessName":"U OF P EHRS (MATTHEW FINUCANE)","legalName":"U OF P EHRS","address":"401 UNIVERSITY AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2009-05-05","latestIssueDate":"2026-02-04","expirationDate":"2026-12-31","inactiveDate":null}],"licenseActivity":[{"number":"471958","type":"Hazardous Materials","businessName":"U OF P EHRS (MATTHEW FINUCANE)","legalName":"U OF P EHRS","issuedDate":"2009-05-05","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","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":["5 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"attention","title":"5 open L&I violations","finding":"10 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Facade Report: Safe with Repair through Apr 18, 2030; Fire Alarm Certification: Certified through Mar 18, 2027; Sprinkler Certification: Certified through Mar 21, 2025; Emergency and Standby Power Systems Certification: Certified through Feb 5, 2026; Private Bridge Report: Safe with Repair through Apr 18, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 16, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"}],"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/"}]}