{"asOf":"2026-07-23T20:55:07.856Z","block":"1900-1999 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-diamond-st","address":"1902 DIAMOND ST","parcelNumber":"321180200","source":"https://property.phila.gov/?p=321180200","ownerType":"investor","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":"ONE KEY HOMES PHL LLC","coOwner":null,"marketValue":64900,"landAssessment":64900,"improvementAssessment":0,"livableArea":2919,"yearBuilt":2027,"lastSale":{"price":120000,"date":"2021-06-14T04:00:00Z"},"openViolations":1,"violations":[{"number":"907114","date":"2008-04-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"907115","date":"2008-04-09","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1640228","date":"2010-02-23","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2790019","date":"2013-05-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2790018","date":"2013-05-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-005327","date":"2020-05-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-005328","date":"2020-05-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-020447","date":"2023-03-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-05-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-020446","date":"2023-03-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-05-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-019702","date":"2024-03-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-04-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-097269","date":"2024-12-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-097270","date":"2024-12-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076214","date":"2025-09-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076213","date":"2025-09-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-035098","date":"2026-05-22","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038468","date":"2026-06-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-02","resolution":"SVN ISSUED"}],"violationCases":[{"number":"155029","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-04-09","completedDate":"2010-02-09","violations":[{"number":"907114","date":"2008-04-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"907115","date":"2008-04-09","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"230689","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-04-07","completedDate":"2013-12-13","violations":[{"number":"1640228","date":"2010-02-23","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"380127","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-05-10","completedDate":"2013-06-03","violations":[{"number":"2790019","date":"2013-05-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2790018","date":"2013-05-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-015687","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-13","completedDate":"2020-06-11","violations":[{"number":"VI-2020-005327","date":"2020-05-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-005328","date":"2020-05-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-06-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-026630","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-31","completedDate":"2023-05-04","violations":[{"number":"VI-2023-020447","date":"2023-03-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-05-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-020446","date":"2023-03-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-05-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-024291","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-26","completedDate":"2024-04-17","violations":[{"number":"VI-2024-019702","date":"2024-03-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-04-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-125815","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-09","completedDate":"2025-01-02","violations":[{"number":"VI-2024-097269","date":"2024-12-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-097270","date":"2024-12-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-106456","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-26","completedDate":"2025-11-03","violations":[{"number":"VI-2025-076214","date":"2025-09-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076213","date":"2025-09-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-057317","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-22","completedDate":null,"violations":[{"number":"VI-2026-035098","date":"2026-05-22","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-063027","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-02","completedDate":null,"violations":[{"number":"VI-2026-038468","date":"2026-06-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-02","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"230689","date":"2010-02-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"230689","date":"2013-12-13","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2020-015687","date":"2020-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-015687","date":"2020-06-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-026630","date":"2023-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-026630","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-026630","date":"2023-05-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-024291","date":"2024-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024291","date":"2024-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125815","date":"2024-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125815","date":"2024-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-106456","date":"2025-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-106456","date":"2025-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-057317","date":"2026-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-063027","date":"2026-06-02","type":null,"status":null},{"caseNumber":"CF-2026-057317","date":"2026-07-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9855713137315,"lng":-75.16476256395704,"geom":{"type":"Polygon","coordinates":[[[-75.164708505,39.985679998],[-75.164757067,39.985452432],[-75.164815597,39.985460086],[-75.164770646,39.985688023],[-75.164708505,39.985679998]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1428,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"541 ORIOLE RD, VILLANOVA PA, 19085","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9000,"taxable":9000,"land":9000,"improvement":0,"taxableLand":9000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":47700,"taxable":47700,"land":47700,"improvement":0,"taxableLand":47700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":47700,"taxable":47700,"land":47700,"improvement":0,"taxableLand":47700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":47700,"taxable":47700,"land":47700,"improvement":0,"taxableLand":47700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":47700,"taxable":47700,"land":47700,"improvement":0,"taxableLand":47700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":47700,"taxable":47700,"land":47700,"improvement":0,"taxableLand":47700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":47700,"taxable":47700,"land":47700,"improvement":0,"taxableLand":47700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":51300,"taxable":51300,"land":51300,"improvement":0,"taxableLand":51300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":51300,"taxable":51300,"land":51300,"improvement":0,"taxableLand":51300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":81800,"taxable":81800,"land":81800,"improvement":0,"taxableLand":81800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":81800,"taxable":81800,"land":81800,"improvement":0,"taxableLand":81800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":64900,"taxable":64900,"land":64900,"improvement":0,"taxableLand":64900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1145,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-008635","date":"2021-08-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2023-010094","date":"2023-10-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED 3-STORY STRUCTURE N.T.E. 38' TO INCLUDE REAR BALCONIES FOR THE 2ND AND 3RD FLOORS A REAR SUNKEN TERRACE BELOW GRADE AND RECESSED EGRESS WELL; SIZE AND LOCATION PER PLAN FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (3) UNITS."},{"number":"ZP-2024-007734","date":"2024-08-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Erection of an attached structure to use as three family household living, size and location as shown on the plan. Permit amended on 7/21/25: Updates to front elevation and section to comply with Philadelphia Historic District Requirements within the zoning amendment limits and conditions. size and location as shown on the amended plan."},{"number":"CP-2025-004915","date":"2025-12-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS THREE (3) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"SP-2025-001466","date":"2026-01-16","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-004915"},{"number":"PP-2026-004368","date":"2026-04-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF TRIPLEX. EXTERIOR INSTALLATION OF CURB TRAP, FAI, MAIN DRAIN, AND 1 1/2\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"MP-2026-001817","date":"2026-04-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR 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":"FP-2026-000989","date":"2026-06-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"land","p":110000},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: ZP-2021-008635 (Expired), CP-2025-004915 (Issued), SP-2025-001466 (Issued), PP-2026-004368 (Issued), MP-2026-001817 (Issued). 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":"1 open L&I violation","finding":"16 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":"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":"12 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 2, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"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/"}],"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"}]}