{"asOf":"2026-07-23T12:55:40.958Z","block":"2100-2199 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-york-st","address":"2162 E YORK ST","parcelNumber":"313143500","source":"https://property.phila.gov/?p=313143500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"RWD YORK ST LLC","coOwner":null,"marketValue":772900,"landAssessment":154580,"improvementAssessment":618320,"livableArea":3708,"yearBuilt":1875,"lastSale":{"price":1150000,"date":"2025-03-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"5093497","date":"2019-04-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5093496","date":"2019-04-17","code":"A-402.4/8","title":"SPEC INSP- CONCRETE ELEMENTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5093495","date":"2019-04-17","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174667","date":"2019-04-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174668","date":"2019-09-09","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-002506","date":"2021-01-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-002503","date":"2021-01-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-002504","date":"2021-01-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-002505","date":"2021-01-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-016934","date":"2021-03-26","code":"A-104.1/4 ","title":" WORKMAN LIKE BLG (RIGHT OF WAY)","status":"COMPLIED","resolutionDate":"2021-05-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040545","date":"2021-06-25","code":"A-104.1/4","title":"WORKMAN LIKE","status":"COMPLIED","resolutionDate":"2022-03-31","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"680324","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-04-17","completedDate":"2019-11-04","violations":[{"number":"5093497","date":"2019-04-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5093496","date":"2019-04-17","code":"A-402.4/8","title":"SPEC INSP- CONCRETE ELEMENTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5093495","date":"2019-04-17","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"680460","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-04-18","completedDate":"2019-10-08","violations":[{"number":"5174667","date":"2019-04-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174668","date":"2019-09-09","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-003347","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-14","completedDate":"2021-10-06","violations":[{"number":"VI-2021-002506","date":"2021-01-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-002503","date":"2021-01-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-002504","date":"2021-01-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-002505","date":"2021-01-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-021847","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-26","completedDate":"2021-05-18","violations":[{"number":"VI-2021-016934","date":"2021-03-26","code":"A-104.1/4 ","title":" WORKMAN LIKE BLG (RIGHT OF WAY)","status":"COMPLIED","resolutionDate":"2021-05-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-056296","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-25","completedDate":"2022-03-31","violations":[{"number":"VI-2021-040545","date":"2021-06-25","code":"A-104.1/4","title":"WORKMAN LIKE","status":"COMPLIED","resolutionDate":"2022-03-31","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":5,"worst":null},{"y":2021,"n":6,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"680460","date":"2019-04-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680324","date":"2019-04-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680324","date":"2019-05-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680460","date":"2019-05-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680324","date":"2019-07-01","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"680460","date":"2019-09-09","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"680460","date":"2019-09-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"680324","date":"2019-11-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-003347","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021847","date":"2021-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021847","date":"2021-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021847","date":"2021-05-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-056296","date":"2021-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-056296","date":"2021-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-087490","date":"2021-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-003347","date":"2021-10-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-087490","date":"2021-10-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-056296","date":"2022-03-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":4,"passes":2},{"y":2021,"fails":6,"passes":3},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98069172627868,"lng":-75.12740680838616,"geom":{"type":"Polygon","coordinates":[[[-75.127232179,39.980742845],[-75.127494959,39.980602545],[-75.127566163,39.980684982],[-75.127512026,39.980714615],[-75.12748093,39.980680406],[-75.127268183,39.980783968],[-75.127232179,39.980742845]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-009182","type":"Fire Alarm Certification","inspectionDate":"2022-07-01","result":"Certified","expirationDate":"2023-07-01","buildingId":"1035962"},{"number":"BC-2022-012834","type":"Fire Alarm Certification","inspectionDate":"2022-09-15","result":"Certified","expirationDate":"2023-09-15","buildingId":"1035962"},{"number":"BC-2023-012645","type":"Fire Alarm Certification","inspectionDate":"2023-01-31","result":"Certified","expirationDate":"2024-01-31","buildingId":"1035973"},{"number":"BC-2025-010138","type":"Fire Alarm Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1035973"},{"number":"BC-2026-016155","type":"Fire Alarm Certification","inspectionDate":"2026-05-01","result":"Certified","expirationDate":"2027-05-01","buildingId":"1035973"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":9,"baths":3,"stories":3,"lotArea":1602,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":2,"homestead":false,"mail":"126 E MAPLE AVE, MOORESTOWN NJ, 08057","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-09-27","number":"HA-2022-004297","relatedPermit":null}],"taxYears":[{"year":2016,"total":3201.95,"principal":2562.75,"interest":38.44,"penalty":25.63}],"taxNet":3201.95,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":159200,"taxable":159200,"land":25309,"improvement":133891,"taxableLand":25309,"taxableImprovement":133891,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":159200,"taxable":159200,"land":66864,"improvement":92336,"taxableLand":66864,"taxableImprovement":92336,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":159200,"taxable":159200,"land":66864,"improvement":92336,"taxableLand":66864,"taxableImprovement":92336,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":165900,"taxable":165900,"land":69600,"improvement":96300,"taxableLand":69600,"taxableImprovement":96300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":178700,"taxable":178700,"land":74970,"improvement":103730,"taxableLand":74970,"taxableImprovement":103730,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":178700,"taxable":178700,"land":74970,"improvement":103730,"taxableLand":74970,"taxableImprovement":103730,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":178700,"taxable":178700,"land":74970,"improvement":103730,"taxableLand":74970,"taxableImprovement":103730,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":441000,"taxable":178700,"land":88200,"improvement":352800,"taxableLand":88200,"taxableImprovement":90500,"exemptLand":0,"exemptImprovement":262300},{"y":2024,"v":441000,"taxable":178700,"land":88200,"improvement":352800,"taxableLand":88200,"taxableImprovement":90500,"exemptLand":0,"exemptImprovement":262300},{"y":2025,"v":857400,"taxable":347432,"land":171480,"improvement":685920,"taxableLand":171480,"taxableImprovement":175952,"exemptLand":0,"exemptImprovement":509968},{"y":2026,"v":857400,"taxable":347432,"land":171480,"improvement":685920,"taxableLand":171480,"taxableImprovement":175952,"exemptLand":0,"exemptImprovement":509968},{"y":2027,"v":772900,"taxable":313191,"land":154580,"improvement":618320,"taxableLand":154580,"taxableImprovement":158611,"exemptLand":0,"exemptImprovement":459709}],"taxNow":4863,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"968177","date":"2019-04-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FOUR(4) DWELLING UNITS) IN AN EXISTING STRUCTURE."},{"number":"968179","date":"2019-08-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-27","scope":"FOR LEVEL III ALTERATIONS TO INCLUDE DEMOLITION, NEW PARTITONS, REPLACE WINDOWS IN KIND, FURNISHINGS, FIXTURES, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR ALL MEP AND FIRE SUPPRESSION WORK** **AMENDMENT TO INLCUDE THE REPLACEMENT OF FRONT AND REAR WALL AND UNDERPINNING AS PER APPROVED PLANS** *AMENDMENT 9/1/22 FOR LAYOUT CHANGES AS PER APPROVED PLANS."},{"number":"1003628","date":"2019-09-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-27","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. INSTALL (4) 1.5TON HVAC UNITS *NO PENETRATIONS THROUGH FIRE RATED ASSEMBLIES*"},{"number":"1022117","date":"2019-11-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-08","scope":"5 GANG METER 300 AMP SERVICE AND REWIRE WITH OUTLETS, LIGHTS, SWITCHES, FIXTURES, SMOKE/CO DETECTORS, 5 BREAKER PANELS INSTALL NEW FIRE ALARM AND DEVICES AS PER PLANS AS PER NFPA 72 AND 2014 NEC (NORTH DIST) INSTALL NEW FIRE ALARM SYSTEM AS PER 2017NEC AND 2016 NFPA-72"},{"number":"1022391","date":"2020-01-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-27","scope":"8 WC 8 LAV 6 TUB 4 WM 1 HWH 4 KS AS PER 2004 PHILA PLUMBING CODE"},{"number":"1048228","date":"2020-04-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE DEMOLITION OF 1 STORY GARAGE (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"FP-2021-003004","date":"2021-10-20","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-02","scope":"Rough-In Permit for FP-2021-002534 (968179)"},{"number":"FP-2021-002534","date":"2021-11-02","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-11","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE, 2.5-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"MP-2022-004234","date":"2022-08-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-27","scope":"FOR A NEW MECHANICAL INSTALLATION TO ACCOMMODATE AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2022-008066","date":"2022-09-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-16","scope":"Multifamily apartment: FOR THE CONTINUATION OF WORK NEEDED TO FINISH PREVIOUSLY CLOSED ELECTRICAL PERMIT #1022117. (5) GANG METER 300 AMP SERVICE , WITH OUTLETS, LIGHTS, SWITCHES, FIXTURES,110V INTERCONNECTED SMOKE/CO ALARMS, (5) BREAKER PANELS. INSTALL NEW FIRE ALARM w/LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS,TAMPER SWITCH,FLOW SWITCH .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":1.61,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"sale","p":1150000}],"rented":true,"licenses":[{"number":"912903","type":"Rental","status":"Closed","businessName":"1422 Front GP LLC","legalName":"1422 Front GP LLC","address":"2162 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2022-12-20","latestIssueDate":"2024-11-05","expirationDate":"2025-12-19","inactiveDate":null},{"number":"0981796","type":"Rental","status":"Active","businessName":"RWD YORK ST LLC","legalName":"RWD YORK ST LLC","address":"2162 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-06-17","latestIssueDate":"2026-06-04","expirationDate":"2027-06-16","inactiveDate":null}],"licenseActivity":[{"number":"0981796","type":"Rental","businessName":"RWD YORK ST LLC","legalName":"RWD YORK ST LLC","issuedDate":"2025-06-17","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-06-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"912903","type":"Rental","businessName":"1422 Front GP LLC","legalName":"1422 Front GP LLC","issuedDate":"2022-12-20","latestIssueDate":"2024-11-05","closureDate":"2025-12-19","expirationDate":"2025-12-19","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":4,"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":["a lien number appears in the historical tax ledger through 2016","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":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 94% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $441,000 to $857,400","no permit shown in 2024-2026"],"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":"Use permit #968177: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1003628 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (126 E MAPLE AVE, MOORESTOWN NJ, 08057).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 31, 2022.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 1, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}