{"asOf":"2026-07-27T17:56:26.540Z","block":"1100-1199 S 19TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-19th-st","address":"1116 S 19TH ST","parcelNumber":"361169800","source":"https://property.phila.gov/?p=361169800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"NGUYEN DAVID","coOwner":null,"marketValue":497400,"landAssessment":99480,"improvementAssessment":397920,"livableArea":2360,"yearBuilt":2012,"lastSale":{"price":9000,"date":"2010-03-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"528462","date":"2007-03-27","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"528465","date":"2007-03-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"528464","date":"2007-03-27","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"528463","date":"2007-03-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1369127","date":"2007-04-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1369125","date":"2007-04-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1369126","date":"2007-04-09","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1421609","date":"2009-08-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1421610","date":"2009-08-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1956514","date":"2010-06-24","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428634","date":"2011-08-22","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2260398","date":"2011-10-27","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3831074","date":"2016-01-29","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3859013","date":"2016-01-29","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2134453","date":"2011-07-05","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2134451","date":"2011-07-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2134452","date":"2011-07-05","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"106910","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-28","completedDate":"2009-06-20","violations":[{"number":"528462","date":"2007-03-27","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"528465","date":"2007-03-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"528464","date":"2007-03-27","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"528463","date":"2007-03-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"108317","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-04-11","completedDate":"2011-07-27","violations":[{"number":"1369127","date":"2007-04-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1369125","date":"2007-04-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1369126","date":"2007-04-09","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"210120","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-08-11","completedDate":"2009-08-11","violations":[{"number":"1421609","date":"2009-08-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1421610","date":"2009-08-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"240625","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2010-06-24","completedDate":"2011-07-27","violations":[{"number":"1956514","date":"2010-06-24","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"293315","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-08-23","completedDate":null,"violations":[{"number":"2428634","date":"2011-08-22","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"303800","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-10-27","completedDate":"2012-03-06","violations":[{"number":"2260398","date":"2011-10-27","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"517966","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-01-29","completedDate":"2016-03-04","violations":[{"number":"3831074","date":"2016-01-29","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"522497","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-04","completedDate":"2016-03-30","violations":[{"number":"3859013","date":"2016-01-29","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"346917","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2134453","date":"2011-07-05","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2134451","date":"2011-07-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2134452","date":"2011-07-05","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":7,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2011,"n":5,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"43297","date":"2005-08-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"106910","date":"2007-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"106910","date":"2009-06-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"210120","date":"2009-08-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"43297","date":"2009-08-19","type":"CSUFINAL","status":"CLOSED"},{"caseNumber":"108317","date":"2011-07-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"108317","date":"2011-07-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"240625","date":"2011-07-27","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"240625","date":"2011-07-27","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"240625","date":"2011-07-27","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"240625","date":"2011-07-27","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"108317","date":"2011-07-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"293315","date":"2011-08-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"303800","date":"2011-10-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"293315","date":"2012-01-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"303800","date":"2012-03-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"293315","date":"2012-04-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"293315","date":"2012-07-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"517966","date":"2016-01-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517966","date":"2016-03-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"522497","date":"2016-03-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522497","date":"2016-03-30","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":4},{"y":2016,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93819439646134,"lng":-75.17511319960661,"geom":{"type":"Polygon","coordinates":[[[-75.174975371,39.938199193],[-75.174985974,39.938155875],[-75.175248487,39.93818856],[-75.175237818,39.938233601],[-75.174975371,39.938199193]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":1184,"zoning":"RSA5","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"5041 N MARSHALL ST, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY \"REAR\" ADDITION MAXIMUM HEIGHT OF 35'-0\", THE ERECTION OF A THIRD STORY ADDITION TO THE EXISTING TWO (2) STORY ATTACHED STRUCTURE, ERECTION OF A DECK ONE AT THE 2ND STORY \"REAR\" AND 3RD STORY \"RE","status":"CLOSED","outcome":"Withdrawn","date":"2011-04-07","number":"14807","relatedPermit":"327751"},{"type":"RB_LIRB","grounds":"THE BUILDING PLANS CALL FOR CONSTRUCTION OF A THREE-STORY WALL 36\" AWAY FROM THE (6) WINDOWED SIDE OF MY HOUSE. THIS WILL CREATE A CAVE-LIKE ATMOSPHERE AND NEGATIVELY IMPACT THE VALUE OF MY PROPERTY.","status":"OPEN","outcome":"REMAND","date":"2011-07-13","number":"15564","relatedPermit":"346917"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":167000,"taxable":137000,"land":16931,"improvement":150069,"taxableLand":16931,"taxableImprovement":120069,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":167000,"taxable":137000,"land":32523,"improvement":134477,"taxableLand":32523,"taxableImprovement":104477,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":167000,"taxable":137000,"land":32523,"improvement":134477,"taxableLand":32523,"taxableImprovement":104477,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":283800,"taxable":243800,"land":55200,"improvement":228600,"taxableLand":55200,"taxableImprovement":188600,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":511800,"taxable":466800,"land":99520,"improvement":412280,"taxableLand":99520,"taxableImprovement":367280,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":511800,"taxable":466800,"land":99520,"improvement":412280,"taxableLand":99520,"taxableImprovement":367280,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":511800,"taxable":466800,"land":99520,"improvement":412280,"taxableLand":99520,"taxableImprovement":367280,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":511800,"taxable":431800,"land":102360,"improvement":409440,"taxableLand":102360,"taxableImprovement":329440,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":511800,"taxable":511800,"land":102360,"improvement":409440,"taxableLand":102360,"taxableImprovement":409440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":508000,"taxable":508000,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":406400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":508000,"taxable":508000,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":406400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":497400,"taxable":397400,"land":99480,"improvement":397920,"taxableLand":99480,"taxableImprovement":297920,"exemptLand":0,"exemptImprovement":100000}],"taxNow":7111,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"250938","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"PERMIT FOR ROOF REPLACEMENT TO COMPLY VIOLATION, AND FOR INTERIOR ALTERATIONS TO A SINGLE FAMILY DWELLING. APPLICANTS AGGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR DATED FEBRUARY 2007. ANY DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES"},{"number":"343651","date":"2011-05-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-05-27","scope":"COMPLETE DEMOLITION OF A SINGLE FAMILY DWELLING TO VACANT LOT."},{"number":"343666","date":"2011-05-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-06-28","scope":"COMPLETE DEMOLITION OF SINGLE FAMILY DWELLING TO VACANT LOT"},{"number":"343765","date":"2011-06-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"NEW CONSTRUCTION OF A 3 STORY SFD."},{"number":"346917","date":"2011-06-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2012-12-10","scope":"NEW CONSTRUCTION OF SINGLE FAMILY DWELLING PER SUBMITTED PLAN."},{"number":"364677","date":"2011-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-10","scope":"NEW CONSTRUCTION: 3 WATER CLOSETS, 3 LAV'S, 3 BATHTUBS, 1 KITCHEN SINKS, 1 LAUNDRY TUB"},{"number":"366261","date":"2011-10-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-17","scope":"200 AMP SERVICE, 28 RECEPTACLES, 6 SWITCHES, 8 LIGHTS, 3 GFCI'S, 5 SMOKE DETECTORS, 1 HEAT PUMP, 1 HOT WATER HEATER, 1 STOVE, ALL AS PER 2008 NEC (SOUTH DIST)"},{"number":"359397","date":"2011-12-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-23","scope":"CONSTRUCTION OF A ROOF DECK ON TOP OF 3 STORY SFD."},{"number":"384646","date":"2012-01-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-10","scope":"REPLACE WATER LINES (SFD)"},{"number":"385527","date":"2012-04-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-12-10","scope":"INSTALLATION OF AN NFPA SPRINKLER SYSTEM FOR SINGLE FAMILY DWELLING"},{"number":"399620","date":"2012-04-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-10","scope":"INSTALL 2 HVAC UNITS WITH ASSOCIATED DUCTWORK(SFD)"},{"number":"412427","date":"2012-06-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-13","scope":"REPLACE 5\" LATERAL"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2011,"k":"appeal","w":"Appeal remand"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Zoning"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"insp","w":"Inspection passed ×4"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"379262","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LUU BINH","legalName":"LUU BINH","address":"1116 S 19TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2006-07-27","latestIssueDate":"2006-07-27","expirationDate":"2007-07-27","inactiveDate":"2012-08-31"},{"number":"379692","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LUU BINH","legalName":"LUU BINH","address":"1116 S 19TH ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2006-08-01","latestIssueDate":"2006-08-01","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"487886","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"EXPEDIA ENTERPRISE LLC","legalName":"EXPEDIA ENTERPRISE LLC","address":"1116 S 19TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-11-16","latestIssueDate":"2009-11-16","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"487886","type":"Vacant Residential Property / Lot","businessName":"EXPEDIA ENTERPRISE LLC","legalName":"EXPEDIA ENTERPRISE LLC","issuedDate":"2009-11-16","latestIssueDate":"2009-11-16","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"379692","type":"Vacant Residential Property / Lot","businessName":"LUU BINH","legalName":"LUU BINH","issuedDate":"2006-07-27","latestIssueDate":"2006-08-01","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 80% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $283,800 to $511,800","no permit shown in 2019-2021"],"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":"Appeal #15564: OPEN · REMAND; related permit 346917. Use permit #343651: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 250938 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 7 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 30, 2016.","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":"Vacant Residential Property / Lot #379262: Inactive since Aug 31, 2012; Vacant Residential Property / Lot #379692: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #487886: 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 historical violations across 9 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.","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"}]}