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INSP","status":"FAILED"},{"caseNumber":"690870","date":"2020-01-06","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2020-003726","date":"2020-03-31","type":null,"status":"FAILED"},{"caseNumber":"692000","date":"2020-06-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-003726","date":"2020-07-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-127922","date":"2025-11-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-127922","date":"2026-04-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":5,"passes":0},{"y":2020,"fails":1,"passes":3},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98645142926842,"lng":-75.18719963566647,"geom":{"type":"Polygon","coordinates":[[[-75.187037294,39.98645286],[-75.18704716,39.98640832],[-75.187363523,39.986450931],[-75.18735397,39.986494057],[-75.187037294,39.98645286]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-003837","type":"Fire Alarm Certification","inspectionDate":"2021-09-09","result":"Certified","expirationDate":"2022-09-09","buildingId":"1163787"},{"number":"BC-2022-012435","type":"Fire Alarm Certification","inspectionDate":"2022-09-08","result":"Certified","expirationDate":"2023-09-08","buildingId":"1163787"},{"number":"BC-2024-012016","type":"Fire Alarm Certification","inspectionDate":"2024-04-29","result":"Certified","expirationDate":"2025-04-29","buildingId":"1163787"},{"number":"BC-2026-009948","type":"Fire Alarm Certification","inspectionDate":"2026-04-09","result":"Certified","expirationDate":"2027-04-09","buildingId":"1163787"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":7,"baths":6,"stories":3,"lotArea":1440,"zoning":"RM1","grade":"B-","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"5402 WOODCREST AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":24300,"taxable":24300,"land":6768,"improvement":17532,"taxableLand":6768,"taxableImprovement":17532,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24300,"taxable":24300,"land":12636,"improvement":11664,"taxableLand":12636,"taxableImprovement":11664,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24300,"taxable":24300,"land":12636,"improvement":11664,"taxableLand":12636,"taxableImprovement":11664,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":66600,"taxable":66600,"land":17316,"improvement":49284,"taxableLand":17316,"taxableImprovement":49284,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":68900,"taxable":68900,"land":17914,"improvement":50986,"taxableLand":17914,"taxableImprovement":50986,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68900,"taxable":68900,"land":17914,"improvement":50986,"taxableLand":17914,"taxableImprovement":50986,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":68900,"taxable":68900,"land":17914,"improvement":50986,"taxableLand":17914,"taxableImprovement":50986,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":156300,"taxable":156300,"land":31260,"improvement":125040,"taxableLand":31260,"taxableImprovement":125040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":156300,"taxable":156300,"land":31260,"improvement":125040,"taxableLand":31260,"taxableImprovement":125040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":680000,"taxable":175000,"land":136000,"improvement":544000,"taxableLand":136000,"taxableImprovement":39000,"exemptLand":0,"exemptImprovement":505000},{"y":2026,"v":680000,"taxable":175000,"land":136000,"improvement":544000,"taxableLand":136000,"taxableImprovement":39000,"exemptLand":0,"exemptImprovement":505000},{"y":2027,"v":594200,"taxable":152919,"land":118840,"improvement":475360,"taxableLand":118840,"taxableImprovement":34079,"exemptLand":0,"exemptImprovement":441281}],"taxNow":2450,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1026107","date":"2019-11-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"MAKE SAFE PERMIT- FOR THE REMOVAL OF FRONT PORCH ROOF AND PORCH DECKING. INSTALL PORCH DECKING WITH LIKE IN KIND MATERIALS TO RESOLVE CASE 690870. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 690870."},{"number":"1041792","date":"2020-01-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-30","scope":"FOR THE ERECTION OF A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE IN AN EXISTING MULTI-FAMILY (FOUR (4) DWELLING UNITS) HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"1040270","date":"2020-01-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-07-09","scope":"FOR LEVEL 3 ALTERATIONS TO EXISTING THREE(3)-STORY ATTACHED STRUCTURE WITH FOUR FAMILY DWELLING--ADDING NEW PILOT HOUSE AND ROOF DECK AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"1046582-RI","date":"2020-02-03","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-17","scope":"5 TOILETS, 5 LAVS, 3 TUBS, 1 SHOWERS, 3 KITCHEN SINKS, 3 LAUNDRY BOXES PER 2018 PHILA PLUMBING CODE"},{"number":"1046688","date":"2020-02-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-06","scope":"rm-1) (4 family dwelling) (4)heatpump and ductwork installation."},{"number":"1046117","date":"2020-02-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-30","scope":"4 UNITS: LIGHTS, RECP, SWITCHES, 110v SMOKES, 400AMP SERVICE, 4 100AMP PANELS AND 1 HOUSE PANEL. 2017 NEC (NORTH DIST) INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. '17 NEC,'16 NFPA-72."},{"number":"1046582","date":"2020-07-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-06","scope":"5 TOILETS, 5 LAVS, 3 TUBS, 1 SHOWERS, 3 KITCHEN SINKS, 3 LAUNDRY BOXES PER 2018 PHILA PLUMBING CODE. Plans approved as \"NOTED\""},{"number":"ZP-2023-003088","date":"2023-04-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2025-008320","date":"2025-09-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"841659","type":"Rental","status":"Active","businessName":"Mason Edwards LLC","legalName":"Mason Edwards LLC","address":"1929 N 33RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2020-05-05","latestIssueDate":"2026-05-12","expirationDate":"2027-05-04","inactiveDate":null},{"number":"921591","type":"Limited Lodging Operator","status":"Inactive","businessName":"Mason Edwards LLC","legalName":"Mason Edwards LLC","address":"1929 N 33RD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-04-20","latestIssueDate":"2024-03-06","expirationDate":"2025-04-19","inactiveDate":"2025-06-18"},{"number":"0994953","type":"Limited Lodging Operator","status":"Active","businessName":"Saladin Adams","legalName":"Saladin Adams","address":"1929 N 33RD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-12-05","latestIssueDate":"2025-12-05","expirationDate":"2026-12-04","inactiveDate":null}],"licenseActivity":[{"number":"0994953","type":"Limited Lodging Operator","businessName":"Saladin Adams","legalName":"Saladin Adams","issuedDate":"2025-12-05","latestIssueDate":"2025-12-05","closureDate":null,"expirationDate":"2026-12-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"921591","type":"Limited Lodging Operator","businessName":"Mason Edwards LLC","legalName":"Mason Edwards LLC","issuedDate":"2023-04-20","latestIssueDate":"2024-03-06","closureDate":"2025-06-18","expirationDate":"2025-04-19","inactiveDate":"2025-06-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"841659","type":"Rental","businessName":"Mason Edwards LLC","legalName":"Mason Edwards LLC","issuedDate":"2020-05-05","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1041792: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"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":"16 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 20, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #921591: Inactive since Jun 18, 2025","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 9, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}