{"asOf":"2026-07-26T21:05:34.491Z","block":"1800-1899 N 17TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-17th-st","address":"1851 N 17TH ST","parcelNumber":"321112000","source":"https://property.phila.gov/?p=321112000","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"PATEL PANKAJ","coOwner":null,"marketValue":1120000,"landAssessment":224000,"improvementAssessment":896000,"livableArea":5484,"yearBuilt":2023,"lastSale":{"price":464000,"date":"2011-03-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1394844","date":"2009-07-16","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2127571","date":"2011-01-21","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2127570","date":"2011-01-21","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2127569","date":"2011-01-21","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4783991","date":"2018-08-21","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4783990","date":"2018-08-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-046498","date":"2020-11-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046497","date":"2020-11-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030071","date":"2021-05-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-11-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"206870","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-07-16","completedDate":"2009-07-16","violations":[{"number":"1394844","date":"2009-07-16","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"265028","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-01-31","completedDate":"2011-08-01","violations":[{"number":"2127571","date":"2011-01-21","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2127570","date":"2011-01-21","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2127569","date":"2011-01-21","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"650740","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-08-21","completedDate":"2018-11-08","violations":[{"number":"4783991","date":"2018-08-21","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4783990","date":"2018-08-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-078249","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-04","completedDate":"2020-12-14","violations":[{"number":"VI-2020-046498","date":"2020-11-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046497","date":"2020-11-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-040494","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-17","completedDate":"2024-08-16","violations":[{"number":"VI-2021-030071","date":"2021-05-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-11-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"55661","date":"2006-01-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"206870","date":"2009-07-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"55661","date":"2010-09-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"265028","date":"2011-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"265028","date":"2011-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"265028","date":"2011-07-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-078249","date":"2020-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-078249","date":"2020-12-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-040494","date":"2021-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-040494","date":"2024-08-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98205845419783,"lng":-75.16181417828363,"geom":{"type":"Polygon","coordinates":[[[-75.161620962,39.982056176],[-75.161631886,39.982008706],[-75.162009002,39.982061557],[-75.16199897,39.982107611],[-75.161620962,39.982056176]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":10,"baths":null,"stories":3,"lotArea":1820,"zoning":"RM1","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"208 TREMAIN RD, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (MTE 38' HIGH) FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4)DWELLING UNITS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION.","status":"OPEN","outcome":"Granted","date":"2017-03-15","number":"29886","relatedPermit":"754788"},{"type":"Building standards appeal","grounds":"ON 11/16/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #898603.","status":"CLOSED","outcome":"APPROVED","date":"2019-01-29","number":"35954","relatedPermit":"898603"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":323400,"taxable":28621,"land":11581,"improvement":311819,"taxableLand":11581,"taxableImprovement":17040,"exemptLand":0,"exemptImprovement":294779},{"y":2017,"v":88600,"taxable":88600,"land":88600,"improvement":0,"taxableLand":88600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":88600,"taxable":88600,"land":88600,"improvement":0,"taxableLand":88600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":88600,"taxable":88600,"land":88600,"improvement":0,"taxableLand":88600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":88600,"taxable":88600,"land":88600,"improvement":0,"taxableLand":88600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":88600,"taxable":88600,"land":88600,"improvement":0,"taxableLand":88600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":88600,"taxable":88600,"land":88600,"improvement":0,"taxableLand":88600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":72400,"taxable":72400,"land":72400,"improvement":0,"taxableLand":72400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":72400,"taxable":72400,"land":72400,"improvement":0,"taxableLand":72400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1100000,"taxable":222000,"land":222000,"improvement":878000,"taxableLand":222000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":878000},{"y":2026,"v":1100000,"taxable":222000,"land":222000,"improvement":878000,"taxableLand":222000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":878000},{"y":2027,"v":1120000,"taxable":224000,"land":224000,"improvement":896000,"taxableLand":224000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":896000}],"taxNow":3108,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"134513","date":"2008-02-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-05-15","scope":"DEMOLITION OF INTERIOR NON BEARING PARTITIONS"},{"number":"144526","date":"2008-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-02","scope":"3 WATER CLOSETS, 3 LAVYS, 3 TUBS, 1 KITCHEN SINKS"},{"number":"143922","date":"2008-04-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-10","scope":"INTERIOR ALTERATIONS TO THREE FAMILY DWELLING"},{"number":"145497","date":"2008-04-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-11-20","scope":"INSTALL 3 GIBSON UNITS (24,000BTU)W/DUCTWORK/HEAT PUMP UNITS ONE IN EACH APARTMENT."},{"number":"147338","date":"2008-05-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-04-28","scope":"INSTALL 300AMP SERVICE AND RE WIRE 3 FAMILY DWELLING AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"152805","date":"2008-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FIRE ALARM THRU OUT (NORTH DIST)"},{"number":"194150","date":"2009-01-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-02-04","scope":"AMEND BLDG. PERMIT 143922 TO ADJUST COST TO 125,000"},{"number":"716026","date":"2016-08-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-12","scope":"SEAL LATERAL PA20162311815 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"716087","date":"2016-10-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-10-06","scope":"FOR COMPLETE DEMOLITION OF EXISTING ATTACHED BUILDING; SIZE & LOCATION AS SHOWN IN APPLICATION. USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY."},{"number":"716091","date":"2016-10-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR COMPLETE DEMO. OF EXIST. ATTACHED THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MASONRY BEARING WALL & WOOD FRAME CONSTRUCTION MULTI-FAMILY APARTMENT BLDG. VIA HAND TOOLS ONLY & IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & ALL APPLICABLE PROVISIONS OF THE PHILADELPHIA CODE. SITE SAFETY PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. METHODS OF PROTECTION OF THE PUBLIC WAY & ADJACENT STRUCTURES ARE TO BE IMPLEMENTED IMMEDIATELY."},{"number":"754788","date":"2017-06-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-06","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38' HIGH) FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS).SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"1041996","date":"2021-01-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-16","scope":"**AMENDMENT DATED 8/27/2021 - modifications to floor layout at second floor, change fourth floor to be a fourth dwelling unit, and remove roof deck and pilot house (replaced with roof hatch), updated zoning permit to ZP-2021-005654** FOR THE ERECTION OF A NEW FOUR (4) STORY ATTACHED STRUCTURE (W/PRIVATE ROOF DECK ACCESSED BY PILOT HOUSES CONTAINING ACCESS STAIRS ONLY) TO BE USED AS GROUP R-2 (THREE (3) DWELLING UNITS), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13 W/STANDPIPES W/IN INTERIOR EXIT STAIRWAYS AS PER NFPA 14; SEE AP#1041995 FOR ZONING/USE APPROVAL; PEDESTRIAN PROTECTION AS PER 2018 IBC CH33 AND L&I CODE BULLETIN B-0503-R2."},{"number":"1041995","date":"2021-01-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2022-02-01","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (WITH A ROOF DECK ACCESSED BY PILOT HOUSES ENCLOSING ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION."},{"number":"ZP-2021-005654","date":"2021-07-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-16","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS PER PLAN."},{"number":"MP-2021-006428","date":"2021-11-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-16","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING INSTALLATION OF (3) HEAT PUMP SYSTEMS WITH 1.5 TON 14 SEER AC, INSTALLATION OF (1) HEAT PUMP SYSTEM WITH 2.5 TON 14 SEER AC AND ALL DUCT WORK WILL BE SELF CONTAINED IN EACH LIVING SPACE AS PER MECHANICAL PLANS."},{"number":"FP-2021-003134","date":"2021-11-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-16","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 & 14, TO INCLUDE A TWO (2)-INCH DIAMETER SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY, AND TWO (2) FOUR (4)-INCH DIAMETER STANDPIPES."},{"number":"EP-2021-015052","date":"2021-12-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-21","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":"PP-2021-024022","date":"2022-06-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-14","scope":"install 15 toilets, 14 lavs, 12 showers, 4 kitchen sinks, 4 washers, 5 hot water tanks. install 6\" curb trap, 6\" house drain, 4\" vent, 1 1/2\" water service"},{"number":"EP-2022-007849","date":"2022-09-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-22","scope":"INSTALL A 600 AMP SERVICE, (5) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (3) 150 AMP PANEL & FEEDER, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & FOUR DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES AND SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC 7 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"440088","type":"Rental","status":"Inactive","businessName":"DERBYSHIRE EQUITY LLC","legalName":"DERBYSHIRE EQUITY LLC","address":"1851 N 17TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2008-04-01","latestIssueDate":"2009-02-13","expirationDate":"2010-02-28","inactiveDate":"2010-03-25"},{"number":"496656","type":"Rental","status":"Inactive","businessName":"KENNETH COVELENS","legalName":"KENNETH COVELENS","address":"1851 N 17TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2010-03-25","latestIssueDate":"2011-03-05","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"822566","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PANKAJ P PATEL","legalName":"PANKAJ P PATEL","address":"1851 N 17TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-08-30","latestIssueDate":"2021-09-21","expirationDate":"2022-08-29","inactiveDate":"2022-10-28"}],"licenseActivity":[{"number":"822566","type":"Vacant Residential Property / Lot","businessName":"PANKAJ P PATEL","legalName":"PANKAJ P PATEL","issuedDate":"2019-08-30","latestIssueDate":"2021-09-21","closureDate":"2022-10-28","expirationDate":"2022-08-29","inactiveDate":"2022-10-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"496656","type":"Rental","businessName":"KENNETH COVELENS","legalName":"KENNETH COVELENS","issuedDate":"2010-03-25","latestIssueDate":"2011-03-05","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"440088","type":"Rental","businessName":"DERBYSHIRE EQUITY LLC","legalName":"DERBYSHIRE EQUITY LLC","issuedDate":"2008-04-01","latestIssueDate":"2009-02-13","closureDate":"2010-03-25","expirationDate":"2010-02-28","inactiveDate":"2010-03-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1419% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $72,400 to $1,100,000","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":"Appeal #29886: OPEN · Granted; related permit 754788. Use permit #716087: 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: 716091 (EXPIRED), 1041995 (Cancelled).","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-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":"5 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 16, 2024.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #822566: Inactive since Oct 28, 2022","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":"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 9 historical violations across 5 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"}]}