{"asOf":"2026-07-27T17:09:32.651Z","block":"6200-6299 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6200-6299-haverford-ave","address":"6201-03 HAVERFORD AVE","parcelNumber":"342003900","source":"https://property.phila.gov/?p=342003900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"CITY BLOCK ACQUISTION VIII LLC","coOwner":null,"marketValue":223000,"landAssessment":44600,"improvementAssessment":178400,"livableArea":1920,"yearBuilt":1920,"lastSale":{"price":74000,"date":"2017-12-27T05:00:00Z"},"openViolations":1,"violations":[{"number":"1952552","date":"2010-10-18","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1952551","date":"2010-10-18","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1952550","date":"2010-10-18","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3310766","date":"2013-09-17","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3152471","date":"2014-04-21","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3503443","date":"2015-03-23","code":"PM-408.1/4","title":"UTILITIES-RESTORE ELECTRIC-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3503442","date":"2015-03-23","code":"PM-406.2/10","title":"HEAT GAS SYSTEM DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3678257","date":"2015-03-24","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3678258","date":"2015-03-24","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3599093","date":"2015-05-08","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599094","date":"2015-05-08","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599092","date":"2015-05-08","code":"PM-407.1/1","title":"ELEC-SYS MIN SERVICE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-043746","date":"2026-06-15","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"255456","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-10-19","completedDate":"2013-09-19","violations":[{"number":"1952552","date":"2010-10-18","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1952551","date":"2010-10-18","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1952550","date":"2010-10-18","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"402965","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-19","completedDate":null,"violations":[{"number":"3310766","date":"2013-09-17","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"427493","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-04-22","completedDate":"2014-05-30","violations":[{"number":"3152471","date":"2014-04-21","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"472332","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-03-25","completedDate":"2015-06-17","violations":[{"number":"3503443","date":"2015-03-23","code":"PM-408.1/4","title":"UTILITIES-RESTORE ELECTRIC-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3503442","date":"2015-03-23","code":"PM-406.2/10","title":"HEAT GAS SYSTEM DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"472347","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-03-25","completedDate":null,"violations":[{"number":"3678257","date":"2015-03-24","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3678258","date":"2015-03-24","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"479435","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-05-11","completedDate":"2015-08-11","violations":[{"number":"3599093","date":"2015-05-08","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599094","date":"2015-05-08","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599092","date":"2015-05-08","code":"PM-407.1/1","title":"ELEC-SYS MIN SERVICE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-070606","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-15","completedDate":null,"violations":[{"number":"VI-2026-043746","date":"2026-06-15","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":7,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"255456","date":"2010-10-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255456","date":"2010-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255456","date":"2011-01-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255456","date":"2011-01-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"255456","date":"2013-09-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"402965","date":"2013-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402965","date":"2013-11-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402965","date":"2014-04-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"427493","date":"2014-04-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"427493","date":"2014-05-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"402965","date":"2014-08-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"472332","date":"2015-03-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472332","date":"2015-03-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"472347","date":"2015-03-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402965","date":"2015-03-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"472347","date":"2015-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472332","date":"2015-05-08","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"479435","date":"2015-05-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472347","date":"2015-06-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"479435","date":"2015-06-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"479435","date":"2015-08-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"472347","date":"2015-08-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2026-070606","date":"2026-06-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":6,"passes":3},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.971860533251956,"lng":-75.24304552999585,"geom":{"type":"Polygon","coordinates":[[[-75.242974906,39.971733241],[-75.243117288,39.971751439],[-75.243056744,39.972052194],[-75.243033564,39.972054703],[-75.242974906,39.971733241]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":2,"lotArea":2367,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE #3757, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":786.31,"principal":387.14,"interest":323.16,"penalty":52.37},{"year":2011,"total":1358.96,"principal":822.18,"interest":382.31,"penalty":57.55},{"year":2012,"total":1329.06,"principal":853.86,"interest":320.2,"penalty":59.77},{"year":2013,"total":640.35,"principal":428.55,"interest":125.55,"penalty":30},{"year":2014,"total":2284.28,"principal":1635,"interest":318.83,"penalty":114.45},{"year":2015,"total":2128.29,"principal":1635,"interest":171.67,"penalty":114.45},{"year":2016,"total":1947.61,"principal":1707.97,"interest":25.62,"penalty":17.08}],"taxNet":10401.56,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":106100,"taxable":106100,"land":11191,"improvement":94909,"taxableLand":11191,"taxableImprovement":94909,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":106100,"taxable":106100,"land":15915,"improvement":90185,"taxableLand":15915,"taxableImprovement":90185,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":106100,"taxable":106100,"land":15915,"improvement":90185,"taxableLand":15915,"taxableImprovement":90185,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":110400,"taxable":110400,"land":16560,"improvement":93840,"taxableLand":16560,"taxableImprovement":93840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":114700,"taxable":114700,"land":17205,"improvement":97495,"taxableLand":17205,"taxableImprovement":97495,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":114700,"taxable":114700,"land":17205,"improvement":97495,"taxableLand":17205,"taxableImprovement":97495,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":114700,"taxable":114700,"land":17205,"improvement":97495,"taxableLand":17205,"taxableImprovement":97495,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":153600,"taxable":153600,"land":30700,"improvement":122900,"taxableLand":30700,"taxableImprovement":122900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":153600,"taxable":153600,"land":30700,"improvement":122900,"taxableLand":30700,"taxableImprovement":122900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":231100,"taxable":231100,"land":46220,"improvement":184880,"taxableLand":46220,"taxableImprovement":184880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":231100,"taxable":231100,"land":46220,"improvement":184880,"taxableLand":46220,"taxableImprovement":184880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":223000,"taxable":223000,"land":44600,"improvement":178400,"taxableLand":44600,"taxableImprovement":178400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3235,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"902017","date":"2018-10-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"TO CREATE A TWO FAMILY DWELLING IN AN EXISTING STRUCTURE."},{"number":"898112","date":"2018-10-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"INTERIOR RENOVATION TO CREATE A TWO FAMILY DWELLING IN AN EXISTING STRUCTURE. WORK INCLUDES FIRE SEPARATION BETWEEN UNITS, INTERIOR PARTITIONS REPLACING DOORS AND WINDOWS. SEPERATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL AND PLUMBING WORK ( DETAILS AS SHOWN ON THE PLAN)"},{"number":"934000","date":"2018-12-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-21","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."},{"number":"934062","date":"2018-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-03","scope":"INSTALL 2 W/C, 2 LAV, 1 TUB, 1 SHOWER, 1 K/S, 1G/D, 1 L/S, 1 HOT WATER HEATER. PER THE PHILADELPHIA PLUMBING CODE"},{"number":"938915","date":"2019-01-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-03","scope":"SFD) 2 HVAC UNITS WITH DUCTWORK"},{"number":"946760","date":"2019-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"REWIRE HOUSE. WORK TO INCLUDE ALL SMOKE/CO DETECTORS, OUTLETS AND SWITCHES. INSTALL NEW 100 AMP SERVICE PER 2008 NEC."},{"number":"955778","date":"2019-03-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"FOR THE CONSTRUCTION/ALTERATIONS THROUGHOUT AN EXISTING SEMI-DETACHED STRUCTURE WITH THE REMOVEL OF EXISTING FIRE ESCAPE,CONVERT EXISTING DOOR TO WINDOW (SAME OPENING). FOR A TWO (2) FAMILY HOUSEHOLD LIVING. AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"viol","w":"7 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"270085","type":"Rental","status":"Closed","businessName":"RICHARD & JOSEPH DEREEF","legalName":"RICHARD & JOSEPH DEREEF","address":"6201-03 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-09-24","latestIssueDate":"2010-05-12","expirationDate":"2011-02-28","inactiveDate":null},{"number":"782919","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"City Block Acquistiton","legalName":"City Block Acquistiton","address":"6201-03 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-07-12","latestIssueDate":"2018-07-12","expirationDate":"2019-07-11","inactiveDate":"2019-09-09"},{"number":"813792","type":"Rental","status":"Active","businessName":"City Block Acquisition VIII, LLC.","legalName":"City Block Acquisition VIII, LLC.","address":"6201-03 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-05-29","latestIssueDate":"2026-05-12","expirationDate":"2027-05-28","inactiveDate":null},{"number":"818092","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"City Block Acquisition VIII, LLC","legalName":"City Block Acquisition VIII, LLC","address":"6201-03 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-07-15","latestIssueDate":"2019-07-15","expirationDate":"2020-07-14","inactiveDate":"2020-09-12"}],"licenseActivity":[{"number":"818092","type":"Vacant Residential Property / Lot","businessName":"City Block Acquisition VIII, LLC","legalName":"City Block Acquisition VIII, LLC","issuedDate":"2019-07-15","latestIssueDate":"2019-07-15","closureDate":"2020-09-12","expirationDate":"2020-07-14","inactiveDate":"2020-09-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"813792","type":"Rental","businessName":"City Block Acquisition VIII, LLC.","legalName":"City Block Acquisition VIII, LLC.","issuedDate":"2019-05-29","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"782919","type":"Vacant Residential Property / Lot","businessName":"City Block Acquistiton","legalName":"City Block Acquistiton","issuedDate":"2018-07-12","latestIssueDate":"2018-07-12","closureDate":"2019-09-09","expirationDate":"2019-07-11","inactiveDate":"2019-09-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"270085","type":"Rental","businessName":"RICHARD & JOSEPH DEREEF","legalName":"RICHARD & JOSEPH DEREEF","issuedDate":"2004-09-24","latestIssueDate":"2010-05-12","closureDate":"2011-02-28","expirationDate":"2011-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["1 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 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":"Use permit #902017: 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":"1 permit not marked completed: 934000 (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":"1 open L&I violation","finding":"13 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-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 1920 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":"14 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 15, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #782919: Inactive since Sep 9, 2019; Vacant Residential Property / Lot #818092: Inactive since Sep 12, 2020","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":"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"}]}