{"asOf":"2026-07-24T00:40:19.270Z","block":"2800-2899 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-diamond-st","address":"2841 DIAMOND ST","parcelNumber":"323126301","source":"https://property.phila.gov/?p=323126301","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":"DISCOVERY PROPERTY HOLDINGS LLC","coOwner":null,"marketValue":465100,"landAssessment":93020,"improvementAssessment":372080,"livableArea":2640,"yearBuilt":1915,"lastSale":{"price":169900,"date":"2022-09-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"772080","date":"2007-12-14","code":"PM-308.1/4","title":"F/C DETERIORATED ID COLLAPSE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"772079","date":"2007-12-14","code":"PM-308.1/1","title":"ROOF DETERIORATED ID","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1585833","date":"2010-01-06","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3040449","date":"2013-09-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3040450","date":"2013-09-04","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5127397","date":"2016-04-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5127398","date":"2016-04-09","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-079530","date":"2022-10-19","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-079531","date":"2022-10-19","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-079532","date":"2022-10-19","code":"A-301.1/18","title":"ENLARGE EXTERIOR OPENINGS","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-079533","date":"2022-10-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-009992","date":"2026-02-21","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2026-06-06","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"138748","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSUP","status":"CLOSED","createdDate":"2007-12-14","completedDate":"2010-01-06","violations":[{"number":"772080","date":"2007-12-14","code":"PM-308.1/4","title":"F/C DETERIORATED ID COLLAPSE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"772079","date":"2007-12-14","code":"PM-308.1/1","title":"ROOF DETERIORATED ID","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"223773","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2010-01-06","completedDate":"2016-04-11","violations":[{"number":"1585833","date":"2010-01-06","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"400643","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-05","completedDate":"2014-01-16","violations":[{"number":"3040449","date":"2013-09-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3040450","date":"2013-09-04","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"527276","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-04-11","completedDate":"2020-03-10","violations":[{"number":"5127397","date":"2016-04-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5127398","date":"2016-04-09","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-107273","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-19","completedDate":"2022-12-13","violations":[{"number":"VI-2022-079530","date":"2022-10-19","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-079531","date":"2022-10-19","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-079532","date":"2022-10-19","code":"A-301.1/18","title":"ENLARGE EXTERIOR OPENINGS","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-079533","date":"2022-10-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-015762","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-21","completedDate":"2026-06-06","violations":[{"number":"VI-2026-009992","date":"2026-02-21","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2026-06-06","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2016,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":4,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"138748","date":"2007-12-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"223773","date":"2010-01-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"138748","date":"2010-01-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"223773","date":"2010-02-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"223773","date":"2011-02-04","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"400643","date":"2013-09-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"400643","date":"2013-12-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"400643","date":"2014-01-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"527276","date":"2016-04-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"527276","date":"2017-01-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"527276","date":"2018-03-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"527276","date":"2019-07-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2022-107273","date":"2022-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-107273","date":"2022-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-107273","date":"2022-12-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-015762","date":"2026-02-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015762","date":"2026-06-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":0},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.987991721203684,"lng":-75.18026339570136,"geom":{"type":"Polygon","coordinates":[[[-75.180211026,39.988090321],[-75.180255353,39.987885319],[-75.180316037,39.98789319],[-75.180270913,39.988098787],[-75.180211026,39.988090321]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-022369","type":"Fire Alarm Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1176334"},{"number":"BC-2024-025455","type":"Sprinkler Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1176334"},{"number":"BC-2025-020260","type":"Sprinkler Certification","inspectionDate":"2025-07-17","result":"Certified","expirationDate":"2026-07-17","buildingId":"1176334"},{"number":"BC-2025-019712","type":"Fire Alarm Certification","inspectionDate":"2025-07-24","result":"Certified","expirationDate":"2026-07-24","buildingId":"1176334"},{"number":"BC-2026-019181","type":"Fire Alarm Certification","inspectionDate":"2026-07-07","result":"Certified","expirationDate":"2027-07-07","buildingId":"1176334"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1224,"zoning":"RM1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2220 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":34200,"taxable":0,"land":4985,"improvement":29215,"taxableLand":0,"taxableImprovement":0,"exemptLand":4985,"exemptImprovement":29215},{"y":2017,"v":34200,"taxable":0,"land":17784,"improvement":16416,"taxableLand":0,"taxableImprovement":0,"exemptLand":17784,"exemptImprovement":16416},{"y":2018,"v":34200,"taxable":0,"land":17784,"improvement":16416,"taxableLand":0,"taxableImprovement":0,"exemptLand":17784,"exemptImprovement":16416},{"y":2019,"v":34200,"taxable":0,"land":17784,"improvement":16416,"taxableLand":0,"taxableImprovement":0,"exemptLand":17784,"exemptImprovement":16416},{"y":2020,"v":35300,"taxable":0,"land":18356,"improvement":16944,"taxableLand":0,"taxableImprovement":0,"exemptLand":18356,"exemptImprovement":16944},{"y":2021,"v":35300,"taxable":0,"land":18356,"improvement":16944,"taxableLand":0,"taxableImprovement":0,"exemptLand":18356,"exemptImprovement":16944},{"y":2022,"v":35300,"taxable":0,"land":18356,"improvement":16944,"taxableLand":0,"taxableImprovement":0,"exemptLand":18356,"exemptImprovement":16944},{"y":2023,"v":59800,"taxable":59800,"land":59800,"improvement":0,"taxableLand":59800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":59800,"taxable":59800,"land":59800,"improvement":0,"taxableLand":59800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":698000,"taxable":169900,"land":139600,"improvement":558400,"taxableLand":139600,"taxableImprovement":30300,"exemptLand":0,"exemptImprovement":528100},{"y":2026,"v":698000,"taxable":169900,"land":139600,"improvement":558400,"taxableLand":139600,"taxableImprovement":30300,"exemptLand":0,"exemptImprovement":528100},{"y":2027,"v":465100,"taxable":113210,"land":93020,"improvement":372080,"taxableLand":93020,"taxableImprovement":20190,"exemptLand":0,"exemptImprovement":351890}],"taxNow":2378,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-009436","date":"2022-09-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"GM-2022-007936","date":"2022-09-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-22","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, NON FIRE RATED WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures."},{"number":"CP-2022-005214","date":"2022-10-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-21","scope":"ALTERATION TO INCLUDE RENOVATION OF THE EXISTING 3-STORY STRUCTURE FOR USE AS A MULTI-FAMILY DWELLING (3 UNITS). ALL WORK IS TO BE DONE PER THE APPROVED PLAN. AMENDMENT: RELOCATED EGRESS WELL FROM THE SIDE TO THE REAR, REPLACE BASEMENT SLAB, NO HEIGHT CHANGE, AND REPLACED 10 JOIST (35%) AT ROOF"},{"number":"PP-2022-015868","date":"2022-12-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-21","scope":"6 toilets 6 lavs 6 tubs 3 kitchen sinks 3 laundry boxes 3 hot water heaters 1 flr drain 1 sewer ejection pump"},{"number":"FP-2023-000020","date":"2023-01-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" CONBRALCO DCLF4A BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2022-011170","date":"2023-02-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-23","scope":"Install lights, em.lights, switches, receptacles and 110v interconnected smoke/co alarms and new 4 gang 400 amp service with grounding. INSTALL COMPLETE FIRE ALARM SYSTEM.ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2022-006399","date":"2023-02-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-21","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":"PP-2023-010649","date":"2023-08-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-21","scope":"REPAIR/REPLACE CT & FAI"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"sale","p":169900},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"933097","type":"Rental","status":"Active","businessName":"Discovery Property Holdings LLC","legalName":"Discovery Property Holdings LLC","address":"2841 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-09-13","latestIssueDate":"2025-08-12","expirationDate":"2026-09-12","inactiveDate":null}],"licenseActivity":[{"number":"933097","type":"Rental","businessName":"Discovery Property Holdings LLC","legalName":"Discovery Property Holdings LLC","issuedDate":"2023-09-13","latestIssueDate":"2025-08-12","closureDate":null,"expirationDate":"2026-09-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1067% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $59,800 to $698,000","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":"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":"1 permit not marked completed: GM-2022-007936 (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 12 historical violations across 6 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 7, 2027; Sprinkler Certification: Certified through Jul 17, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"12 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 6, 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":"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"}]}