{"asOf":"2026-07-28T09:48:39.002Z","block":"1900-1999 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-23rd-st","address":"1932 N 23RD ST","parcelNumber":"322119300","source":"https://property.phila.gov/?p=322119300","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H50","buildingCodeNew":"36","buildingClass":"SEMI/DET 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"Multi-family","owner":"MAKRIS ROBERT","coOwner":"MITSAS STEFANOS","marketValue":422400,"landAssessment":84400,"improvementAssessment":338000,"livableArea":2485,"yearBuilt":1915,"lastSale":{"price":1,"date":"2019-01-04T05:00:00Z"},"openViolations":3,"violations":[{"number":"2383588","date":"2011-06-15","code":"PM-102.3/1","title":"LICENSE-RES 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REQ'D","status":null,"resolutionDate":null,"resolution":null},{"number":"4516389","date":"2017-08-11","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":null,"resolutionDate":null,"resolution":null},{"number":"4516388","date":"2017-08-11","code":"PM15-305.3","title":"INTERIOR SURFACES","status":null,"resolutionDate":null,"resolution":null},{"number":"4516387","date":"2017-08-11","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":null,"resolutionDate":null,"resolution":null},{"number":"4516385","date":"2017-08-11","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":null,"resolutionDate":null,"resolution":null},{"number":"VI-2022-093829","date":"2022-12-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085379","date":"2023-10-31","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085377","date":"2023-10-31","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085378","date":"2023-10-31","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"282198","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-06-15","completedDate":null,"violations":[{"number":"2383588","date":"2011-06-15","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2383589","date":"2011-06-15","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2383590","date":"2011-06-15","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2383587","date":"2011-06-15","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"398429","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-20","completedDate":null,"violations":[{"number":"3192097","date":"2013-08-19","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3192098","date":"2013-08-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"599051","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-08-11","completedDate":null,"violations":[{"number":"4516386","date":"2017-08-11","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":null,"resolutionDate":null,"resolution":null},{"number":"4516389","date":"2017-08-11","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":null,"resolutionDate":null,"resolution":null},{"number":"4516388","date":"2017-08-11","code":"PM15-305.3","title":"INTERIOR SURFACES","status":null,"resolutionDate":null,"resolution":null},{"number":"4516387","date":"2017-08-11","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":null,"resolutionDate":null,"resolution":null},{"number":"4516385","date":"2017-08-11","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":null,"resolutionDate":null,"resolution":null}]},{"number":"CF-2022-124719","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2022-12-20","completedDate":null,"violations":[{"number":"VI-2022-093829","date":"2022-12-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-113690","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2023-10-31","completedDate":null,"violations":[{"number":"VI-2023-085379","date":"2023-10-31","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085377","date":"2023-10-31","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085378","date":"2023-10-31","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":4,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2017,"n":5,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"282198","date":"2011-06-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"282198","date":"2011-09-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"282198","date":"2011-11-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"282198","date":"2012-03-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"398429","date":"2013-08-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"398429","date":"2013-12-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"398429","date":"2014-02-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"398429","date":"2014-04-04","type":"PRECOURT","status":"FAILED"},{"caseNumber":"398429","date":"2014-05-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"599051","date":"2017-08-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"599051","date":"2017-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"599051","date":"2017-12-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2022-124719","date":"2022-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-124719","date":"2023-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-124719","date":"2023-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113690","date":"2023-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113690","date":"2023-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113690","date":"2024-01-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-124719","date":"2025-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113690","date":"2026-07-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":675.82,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":675.82,"principalDue":470.05,"penaltyDue":28.2,"interestDue":24.68,"otherChargesDue":152.89,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-03-17","assessmentYear":2022,"totalAssessment":350000,"taxableAssessment":224583,"exemptAbatementAssessment":125417,"homesteadValue":0,"netTaxAfterHomestead":3143.71,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98456116465478,"lng":-75.171882373372,"geom":{"type":"Polygon","coordinates":[[[-75.172040765,39.984555029],[-75.172029165,39.984607712],[-75.171724241,39.984567432],[-75.171735636,39.984514542],[-75.172040765,39.984555029]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":4,"stories":3,"lotArea":1703,"zoning":"RSA5","grade":"B+","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1645 HUNTINGDON RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TO LEGALIZE A MULTI-FAMILYHOUSEHOLD LIVING (THREE FAMILY DWELLING) WITHIN AN EXISITING SEMI-DETACHED BUILDING","status":"OPEN","outcome":"Granted with conditions","date":"2018-09-12","number":"34314","relatedPermit":"885894"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":31800,"taxable":31800,"land":7998,"improvement":23802,"taxableLand":7998,"taxableImprovement":23802,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":31800,"taxable":31800,"land":5247,"improvement":26553,"taxableLand":5247,"taxableImprovement":26553,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":31800,"taxable":31800,"land":5247,"improvement":26553,"taxableLand":5247,"taxableImprovement":26553,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":20200,"taxable":20200,"land":3333,"improvement":16867,"taxableLand":3333,"taxableImprovement":16867,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":20800,"taxable":20800,"land":4680,"improvement":16120,"taxableLand":4680,"taxableImprovement":16120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":350000,"taxable":50000,"land":49000,"improvement":301000,"taxableLand":49000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":300000},{"y":2022,"v":350000,"taxable":71000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":279000},{"y":2023,"v":350000,"taxable":71000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":279000},{"y":2024,"v":350000,"taxable":71000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":279000},{"y":2025,"v":350000,"taxable":71000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":279000},{"y":2026,"v":350000,"taxable":71000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":279000},{"y":2027,"v":422400,"taxable":85607,"land":84400,"improvement":338000,"taxableLand":84400,"taxableImprovement":1207,"exemptLand":0,"exemptImprovement":336793}],"taxNow":994,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"872822","date":"2018-06-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-09","scope":"REMOVE SECTION OF BRICK WALL AT SIDE OF HOUSE IN REAR AND INSTALL 8\" CMU FOR APPLICATION OF STUCCO. INSTALL TEMP SUPPORT INSIDE OF HOUSE FROM BASEMENT TO ROOF AS PER PLANS."},{"number":"885894","date":"2018-11-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"USE OF AN EXISTING BUILDING AS A MULTI-FAMILY (TWO UNITS AS PER ZBA PROVISO)."},{"number":"1009904","date":"2019-11-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-01-29","scope":"INTERIOR RENO TO AN EXISTING 3 STORY TWIN STRUCTURE. CONVERT TO A TWO FAMILY HOUSEHOLD LIVING, AS APPROVED BY ZONING USE PERMIT #885894. EACH UNIT 2 BEDROOM, 1.5 BATHS. COMMON UTILITY ROOM AND LAUNDRY ROOM IN BASEMENT. MAJORITY OF EXISTING WINDOWS BEING REPLACED. CONTRACTOR.(DETAILS AS SHOWN ON THE PLAN). REPLACED STAIRS SHALL COMPLY CODE IRC2015.SEPERATE PERMITS REQUIRED FOR TRADE JOBS."},{"number":"1046327","date":"2020-01-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-10-31","scope":"INSTALL HOUSE DRAIN,STACK,WASTE AND WATER LINES TO 4-WATER CLOSETS,4-LAVS,2-TUBS AND 2-KITCHEN SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2018 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"1051222","date":"2020-02-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-10-31","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.NHVAC - INSTALL TWO NEW HVAC SYSTEM 60,000 BTU 92% EFFICIENCY, TWO 3-TON A/C UNIT, 8 REGISTERS, ALL RELATED DUCTWORK AND THE CONDENSER MOUNTED ON A PAD IN THE REAR YARD. (BLDG PERMIT #1030703)"},{"number":"1049584","date":"2020-06-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-10-31","scope":"200 AMP SERVICE, CABLE, METER, 40 CIRCUIT MAIN BREAKER PANEL AND ALL GROUNDING. NEW WIRING, SWITCHES, LIGHTING, SMOKE DETECTORS, ARC FAULT BREAKERS, RECEPTCALES PER 2014 NEC (NORTH DIST)"},{"number":"1054876","date":"2020-08-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-10-31","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13D TO INCLUDE TWO (2), ONE (1)-INCH DIAMETER COMBINED SERVICE LINES."},{"number":"PP-2021-024023","date":"2022-02-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-16","scope":"Install 5\" curb trap, 4\" vent, 1\" water service"}],"storyTag":"New construction","storyDelta":6.06,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"277398","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JENEEN S WELDON","legalName":"JENEEN S WELDON","address":"1932 N 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-03-05","latestIssueDate":"2004-03-05","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"380427","type":"Rental","status":"Inactive","businessName":"DOUGLAS HART","legalName":"DOUGLAS HART","address":"1932 N 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-08-08","latestIssueDate":"2010-08-19","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"380427","type":"Rental","businessName":"DOUGLAS HART","legalName":"DOUGLAS HART","issuedDate":"2006-08-08","latestIssueDate":"2010-08-19","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"277398","type":"Vacant Residential Property / Lot","businessName":"JENEEN S WELDON","legalName":"JENEEN S WELDON","issuedDate":"2004-03-05","latestIssueDate":"2004-03-05","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","$676 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #34314: OPEN · Granted with conditions; related permit 885894. Use permit #885894: COMPLETED. The history also contains “PERM Z- NEW 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":"5 permits not marked completed: 1009904 (Expired), 1046327 (Expired), 1051222 (Expired), 1049584 (Expired), 1054876 (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":"3 open L&I violations","finding":"15 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$675.82 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"17 failed, 0 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 18, 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":"1 fire/suppression-related permit 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 #277398: Inactive since Dec 22, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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/"}],"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"}]}