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VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-09-12","completedDate":"2023-01-24","violations":[{"number":"VI-2022-068939","date":"2022-09-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-12-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-044096","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-05-15","completedDate":"2023-05-30","violations":[{"number":"VI-2023-033877","date":"2023-05-15","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-05-30","resolution":"COMPLIED - OWNER 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MARCELLA ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[{"year":2012,"total":459.07,"principal":0,"interest":292.27,"penalty":76.78},{"year":2013,"total":390.13,"principal":0,"interest":231.13,"penalty":79.54},{"year":2014,"total":424.82,"principal":0,"interest":184.64,"penalty":88.67},{"year":2015,"total":1085.67,"principal":630.77,"interest":113.92,"penalty":88.67},{"year":2016,"total":1529.59,"principal":1323.24,"interest":19.84,"penalty":13.23}],"taxNet":3889.28,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82200,"taxable":82200,"land":16002,"improvement":66198,"taxableLand":16002,"taxableImprovement":66198,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82200,"taxable":82200,"land":12330,"improvement":69870,"taxableLand":12330,"taxableImprovement":69870,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82200,"taxable":82200,"land":12330,"improvement":69870,"taxableLand":12330,"taxableImprovement":69870,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":82500,"taxable":82500,"land":12375,"improvement":70125,"taxableLand":12375,"taxableImprovement":70125,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":86000,"taxable":86000,"land":12900,"improvement":73100,"taxableLand":12900,"taxableImprovement":73100,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":86000,"taxable":86000,"land":12900,"improvement":73100,"taxableLand":12900,"taxableImprovement":73100,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":86000,"taxable":86000,"land":12900,"improvement":73100,"taxableLand":12900,"taxableImprovement":73100,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":123700,"taxable":123700,"land":24740,"improvement":98960,"taxableLand":24740,"taxableImprovement":98960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":123700,"taxable":123700,"land":24740,"improvement":98960,"taxableLand":24740,"taxableImprovement":98960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":160600,"taxable":160600,"land":32120,"improvement":128480,"taxableLand":32120,"taxableImprovement":128480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":160600,"taxable":160600,"land":32120,"improvement":128480,"taxableLand":32120,"taxableImprovement":128480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":170000,"taxable":170000,"land":34000,"improvement":136000,"taxableLand":34000,"taxableImprovement":136000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2248,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2025-003798","date":"2025-04-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install new switches, new receptacles & lighting inside of the basement only. No new wiring"}],"storyTag":"Improved","storyDelta":2.09,"timeline":[{"y":2007,"k":"sale","p":55000},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"sale","p":170000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"418462","type":"Rental","status":"Inactive","businessName":"PHILAVESTORS LLC","legalName":"PHILAVESTORS LLC","address":"871 MARCELLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-07-26","latestIssueDate":"2008-03-11","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"500598","type":"Rental","status":"Inactive","businessName":"PHILAVESTORS LLC","legalName":"PHILAVESTORS LLC","address":"871 MARCELLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-05-05","latestIssueDate":"2012-02-15","expirationDate":"2013-02-28","inactiveDate":"2012-12-28"},{"number":"0993796","type":"Rental","status":"Active","businessName":"EDGAR RIVERA COMAS","legalName":"EDGAR RIVERA COMAS","address":"871 MARCELLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-11-18","latestIssueDate":"2025-11-18","expirationDate":"2026-11-17","inactiveDate":null}],"licenseActivity":[{"number":"0993796","type":"Rental","businessName":"EDGAR RIVERA COMAS","legalName":"EDGAR RIVERA COMAS","issuedDate":"2025-11-18","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"500598","type":"Rental","businessName":"PHILAVESTORS LLC","legalName":"PHILAVESTORS LLC","issuedDate":"2007-07-26","latestIssueDate":"2012-02-15","closureDate":"2012-12-28","expirationDate":"2013-02-28","inactiveDate":"2012-12-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["$3,367 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2025-003798 (Issued).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,366.95 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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-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 1940 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":"9 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 30, 2023.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 7 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}