{"asOf":"2026-07-24T07:12:29.674Z","block":"2000-2099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-w-girard-ave","address":"2017 W GIRARD AVE","parcelNumber":"291021600","source":"https://property.phila.gov/?p=291021600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"KNOSSOS DEVELOPMENT LLC","coOwner":null,"marketValue":732400,"landAssessment":146480,"improvementAssessment":585920,"livableArea":3500,"yearBuilt":2022,"lastSale":{"price":177000,"date":"2017-11-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"2335304","date":"2011-07-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2335303","date":"2011-07-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3162522","date":"2014-04-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3162521","date":"2014-04-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3296002","date":"2014-06-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4080389","date":"2016-09-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4080388","date":"2016-09-13","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4080390","date":"2016-09-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4246193","date":"2017-02-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4503302","date":"2017-09-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"287415","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-07-19","completedDate":"2012-02-22","violations":[{"number":"2335304","date":"2011-07-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2335303","date":"2011-07-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"428850","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-01","completedDate":"2015-05-08","violations":[{"number":"3162522","date":"2014-04-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3162521","date":"2014-04-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"437673","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-18","completedDate":"2014-09-22","violations":[{"number":"3296002","date":"2014-06-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"554907","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-09-14","completedDate":"2016-11-03","violations":[{"number":"4080389","date":"2016-09-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4080388","date":"2016-09-13","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4080390","date":"2016-09-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"562427","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-11-04","completedDate":"2017-08-24","violations":[{"number":"4246193","date":"2017-02-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"601128","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-08-24","completedDate":"2017-12-14","violations":[{"number":"4503302","date":"2017-09-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[{"caseNumber":"287415","date":"2011-07-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"287415","date":"2011-09-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"287415","date":"2012-01-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"287415","date":"2012-02-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"428850","date":"2014-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"428850","date":"2014-06-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"437673","date":"2014-06-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"437673","date":"2014-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"437673","date":"2014-09-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"554907","date":"2016-09-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"562427","date":"2016-11-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"554907","date":"2016-11-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"562427","date":"2017-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"562427","date":"2017-03-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"562427","date":"2017-08-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"601128","date":"2017-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"601128","date":"2017-11-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"601128","date":"2017-12-14","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2014,"fails":3,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97295151176112,"lng":-75.1696235913383,"geom":{"type":"Polygon","coordinates":[[[-75.1696127,39.972877963],[-75.169668009,39.9728858],[-75.169637269,39.973017711],[-75.16957841,39.97302448],[-75.1696127,39.972877963]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":4,"baths":2,"stories":3,"lotArea":871,"zoning":"RM1","grade":"C-","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2035 CHATHAM DR, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE FOURTH FLOOR, FOR USE AS\nSINGLE-FAMILY HOUSEHOLD LIVING WITH ONE (1) ACCESSORY INTERIOR OFF-STREET PARKING. ALL EXISTING\nSTRUCTURE ON LOT TO BE COMPLETELY DEM","status":"OPEN","outcome":"Granted","date":"2018-09-26","number":"33751","relatedPermit":"852907"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":100000,"taxable":100000,"land":8272,"improvement":91728,"taxableLand":8272,"taxableImprovement":91728,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":100000,"taxable":100000,"land":33000,"improvement":67000,"taxableLand":33000,"taxableImprovement":67000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":100000,"taxable":100000,"land":33000,"improvement":67000,"taxableLand":33000,"taxableImprovement":67000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":104900,"taxable":104900,"land":34617,"improvement":70283,"taxableLand":34617,"taxableImprovement":70283,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":108500,"taxable":108500,"land":35805,"improvement":72695,"taxableLand":35805,"taxableImprovement":72695,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":108500,"taxable":108500,"land":35805,"improvement":72695,"taxableLand":35805,"taxableImprovement":72695,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":108500,"taxable":108500,"land":35805,"improvement":72695,"taxableLand":35805,"taxableImprovement":72695,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":114000,"taxable":114000,"land":22800,"improvement":91200,"taxableLand":22800,"taxableImprovement":91200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":114000,"taxable":114000,"land":22800,"improvement":91200,"taxableLand":22800,"taxableImprovement":91200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":296900,"taxable":296900,"land":59380,"improvement":237520,"taxableLand":59380,"taxableImprovement":237520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":790200,"taxable":158040,"land":158040,"improvement":632160,"taxableLand":158040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":632160},{"y":2027,"v":732400,"taxable":146480,"land":146480,"improvement":585920,"taxableLand":146480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":585920}],"taxNow":2212,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"382287","date":"2012-01-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"100 SQUARE FEET OF INTERIOR ALTERATIONS TO A SINGLE FAMILY DWELLING. APPLICANTS AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR DATED FEBRUARY 2007. ANY DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."},{"number":"852907","date":"2019-06-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE FOURTH FLOOR, FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING WITH ONE (1) ACCESSORY INTERIOR OFF-STREET PARKING. ALL EXISTING STRUCTURE ON LOT TO BE COMPLETELY DEMOLISHED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"992113","date":"2019-07-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2020-02-12","scope":"INTERIOR DEMOLITION THRU OUT. INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT. APPLICANT AGREES TO LIMIT THE DEMOLITION TO COMPLY WITH EZ INTERIOR DEMOLITION PERMIT STANDARDS. NOTE: STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT.) (DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.) SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"1027519","date":"2019-11-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-28","scope":"REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"1029143","date":"2019-12-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"TO DEMOLISH ENTIRE BUILDING PER PLAN"},{"number":"1029147","date":"2019-12-17","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-12-22","scope":"FOR THE COMPLETE DEMOLITION OF A THREE-STORY ATTACHED STRUCTURE ON THE LOT. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"1045222","date":"2020-08-10","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-07-26","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (NFPA 13) WORK. UNDERPINNING IS PART OF THIS PERMIT WITH CONTINUANCE INSPECTIONS REQUIRED. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. NEW CONSTRUCTION OF A THREE STORY SINGLE-FAMILY DWELLING WITH ROOF DECK ACCESSED FROM THE PARTIAL 4TH FLR, BASEMENT AND SINGLE CAR GARAGE. AS SHOWN ON HE ENCLOSED PLANS PROVIDED.**AMENDED 11/9/21-REMOVAL OF PROPOSED WINDOW WELL (NOT SERVIING BEDROOM) AND INSTALLATION OF A WINDOW WELL IN THE REAR (ON THE PROPERTY) AS PER PWD APPRVOAL-NO OTHER WORK APPRVOED ON THIS."},{"number":"FP-2020-002651","date":"2021-07-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-26","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY SINGLE-FAMILY DWELLING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO AND A HALF (2 1/2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-015489","date":"2021-08-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-26","scope":"Install 2 toilets, 2 lavs, 2 tubs, 1 kitchen sink, 1\" water service, 5\" curb trap, 4\" vent, 4\" house drain."},{"number":"EP-2021-010222","date":"2021-09-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-22","scope":"200 amp service with 40 circuits wire through 3 story house Install decora devices, switches, receptacles, smokes, 4'' LED recessed lights, and Arc fault breakers according to 2014 NEC"},{"number":"MP-2021-006709","date":"2021-10-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-26","scope":"*CONTRACTOR HAS A NOTORIZED LETTER WITH NO EMPLOYEES, SOLE WORKER*MUST UPLOAD SUB-CONTRACTOR INFORMATION IF APPLICABLE* 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. Installation of new HVAC system of 120000 BTU 93% high efficiency gas unit and 5 Ton condenser unit."},{"number":"ZP-2023-000257","date":"2023-01-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Minor Demolition"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"demo"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"637848","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CEZANNE P ROSEMOND","legalName":"CEZANNE P ROSEMOND","address":"2017 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-08-08","latestIssueDate":"2017-07-31","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"915871","type":"Limited Lodging Operator","status":"Active","businessName":"Wendy Lagoudakis","legalName":"Wendy Lagoudakis","address":"2017 W GIRARD AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-02-03","latestIssueDate":"2026-04-13","expirationDate":"2027-02-02","inactiveDate":null},{"number":"1002012","type":"Rental","status":"Active","businessName":"Knossos Development LLC (Knossos Development LLC)","legalName":"Knossos Development LLC","address":"2017 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-03-13","latestIssueDate":"2026-03-13","expirationDate":"2027-03-12","inactiveDate":null}],"licenseActivity":[{"number":"1002012","type":"Rental","businessName":"Knossos Development LLC (Knossos Development LLC)","legalName":"Knossos Development LLC","issuedDate":"2026-03-13","latestIssueDate":"2026-03-13","closureDate":null,"expirationDate":"2027-03-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"915871","type":"Limited Lodging Operator","businessName":"Wendy Lagoudakis","legalName":"Wendy Lagoudakis","issuedDate":"2023-02-03","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-02-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"637848","type":"Vacant Residential Property / Lot","businessName":"CEZANNE P ROSEMOND","legalName":"CEZANNE P ROSEMOND","issuedDate":"2014-08-08","latestIssueDate":"2017-07-31","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 166% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $296,900 to $790,200","no permit shown in 2025-2027"],"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 #33751: OPEN · Granted; related permit 852907. Use permit #852907: 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":"2 permits not marked completed: 382287 (EXPIRED), 992113 (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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2035 CHATHAM DR, BENSALEM PA, 19020).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"10 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 14, 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 #637848: Inactive since Apr 29, 2018","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 6 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.","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"}]}