{"asOf":"2026-07-24T16:33:46.024Z","block":"3500-3599 WHARTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-wharton-st","address":"3538 WHARTON ST","parcelNumber":"362229297","source":"https://property.phila.gov/?p=362229297","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"RMRB LIMITED LIABILITY CO","coOwner":null,"marketValue":589700,"landAssessment":117900,"improvementAssessment":471800,"livableArea":2175,"yearBuilt":2021,"lastSale":{"price":1,"date":"2019-07-31T04:00:00Z"},"openViolations":3,"violations":[{"number":"1730502","date":"2010-06-25","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1730503","date":"2010-06-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1730501","date":"2010-06-25","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2469966","date":"2012-06-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2469967","date":"2012-06-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2816436","date":"2013-06-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2816437","date":"2013-06-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4125921","date":"2016-10-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4125920","date":"2016-10-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4308416","date":"2017-05-09","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4308415","date":"2017-05-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-070879","date":"2023-09-15","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-070880","date":"2023-09-15","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-070881","date":"2023-09-15","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"240868","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2010-06-25","completedDate":"2010-07-09","violations":[{"number":"1730502","date":"2010-06-25","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1730503","date":"2010-06-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1730501","date":"2010-06-25","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"332764","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-06-12","completedDate":"2013-06-11","violations":[{"number":"2469966","date":"2012-06-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2469967","date":"2012-06-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"384072","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-06-04","completedDate":"2013-06-11","violations":[{"number":"2816436","date":"2013-06-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2816437","date":"2013-06-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"561236","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-26","completedDate":"2016-11-30","violations":[{"number":"4125921","date":"2016-10-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4125920","date":"2016-10-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"582998","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-05-09","completedDate":"2017-05-10","violations":[{"number":"4308416","date":"2017-05-09","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4308415","date":"2017-05-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-095918","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2023-09-15","completedDate":null,"violations":[{"number":"VI-2023-070879","date":"2023-09-15","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-070880","date":"2023-09-15","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-070881","date":"2023-09-15","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"240868","date":"2010-06-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"240868","date":"2010-07-09","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"240868","date":"2010-07-09","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"582998","date":"2017-05-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"582998","date":"2017-05-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-095918","date":"2023-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095918","date":"2023-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095918","date":"2023-11-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095918","date":"2024-01-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095918","date":"2024-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095918","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095918","date":"2025-06-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":1,"passes":2},{"y":2017,"fails":1,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.938697463760576,"lng":-75.20158272244511,"geom":{"type":"Polygon","coordinates":[[[-75.201526321,39.938770456],[-75.201586205,39.938612024],[-75.201638852,39.938623688],[-75.201579869,39.938782655],[-75.201526321,39.938770456]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":5,"baths":3,"stories":3,"lotArea":961,"zoning":"CMX2","grade":null,"basement":"C","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2503 S GARNET ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 35') WITH CELLAR AND REAR DECK/BALCONY AT THE 2ND FLOOR LEVEL (WITH GUARDRAILS 36\" HIGH) FOR USE AS A TWO (2) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2012-05-01","number":"17469","relatedPermit":"374050"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":632500,"taxable":632500,"land":126500,"improvement":506000,"taxableLand":126500,"taxableImprovement":506000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":632500,"taxable":632500,"land":126500,"improvement":506000,"taxableLand":126500,"taxableImprovement":506000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":589700,"taxable":589700,"land":117940,"improvement":471760,"taxableLand":117940,"taxableImprovement":471760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":589700,"taxable":589700,"land":117940,"improvement":471760,"taxableLand":117940,"taxableImprovement":471760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":589700,"taxable":589700,"land":117900,"improvement":471800,"taxableLand":117900,"taxableImprovement":471800,"exemptLand":0,"exemptImprovement":0}],"taxNow":8255,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"287993","date":"2010-06-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-06-30","scope":"COMPLETE DEMO OF SFD."},{"number":"287995","date":"2010-06-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-07-12","scope":"COMPLETE DEMO OF SINGLE FAMILY DWELLING NO DEMOLITION PRIOR TO JULY 14, 2010"},{"number":"649152","date":"2017-02-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-02-14","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND TWO FAMILY HOUSEHOLD LIVING ABOVE."},{"number":"649153","date":"2017-02-14","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-02-20","scope":"FOR THE ERECTION OF THREE (3) STORY STRUCTURE WITH BASEMENT ON A FOUNDATION SYSTEM AS PER APPROVED GEOTECHNICAL REPORT AND FOUNDATION PLAN. VACANT COMMERICAL SPACE ON THE 1ST FLOOR (SEPARATE PERMIT REQ'D FOR USE AND OCCUPANCY AND CERTIFICATE OF OCCUPANCY)ENTIRE BUILDING TO BE SPRINKLERED PER NFPA 13. SEPARATE PERMIT REQURIED FOR ANY MEP AND FIRE SUPPRESSION WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. [AMENDMENT 9/17/2025 FOR A CHANGE TO THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF SPECIAL INSPECTIONS (DPRC-SI).]"},{"number":"792994","date":"2017-06-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-20","scope":"INSTALL (3) HEAT PUMPS WITH ASSOCIATED DUCTWORK."},{"number":"791419","date":"2017-08-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":"2024-02-20","scope":"FOR THE INSTALLATION OF A NFPA 13 FIRE SUPPRESSION SYSTEM IN A BUILDING WITH A COMMERCIAL SPACE ON THE FIRST FLOOR WITH TWO RESIDENTIAL UNITS ABOVE. FIRE SUPPRESSION SYSTEM SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS.IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13.PLEASE SEE AP#791406 FOR APPROVED PLANS AND DOCUMENTATION."},{"number":"789810","date":"2017-09-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-20","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; THREE (3) STORY STRUCTURE;VACANT COMMERICAL SPACE 1ST FLOOR 2 FAMILY HOUSEHOLD LIVING ABOVE -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"837873","date":"2018-05-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-11","scope":"FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN ATTACHED STRUCTURE."},{"number":"EP-2025-011416","date":"2026-02-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-17","scope":"Furnish and install a 600-amp electrical service, including four (4) meter packs, complete with proper grounding and bonding. Install the following subpanels: (1) 100-amp subpanel for the house, (1) 200-amp subpanel for the commercial space (2) 200-amp subpanels, one for each dwelling unit. Install all required branch circuit wiring, including: Interior and exterior lighting fixtures, light switches, receptacle outlets, exit signs and emergency lighting. Install interconnected smoke alarms and carbon monoxide (CO) alarms. Furnish and install a complete fire alarm system, including all required devices, wiring, and controls. All work to be done according to the 2017 NEC, 2016 NFPA 72 and per approved plans."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"New Construction or Additions"},{"y":2018,"k":"permit","w":"Use"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"275714","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DIANE L DIMICHELE","legalName":"DIANE L DIMICHELE","address":"3538 WHARTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-18","latestIssueDate":"2010-01-28","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"1006468","type":"Rental","status":"Active","businessName":"1450 S Taylor LLC","legalName":"1450 S Taylor LLC","address":"3538 WHARTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","expirationDate":"2027-05-03","inactiveDate":null}],"licenseActivity":[{"number":"1006468","type":"Rental","businessName":"1450 S Taylor LLC","legalName":"1450 S Taylor LLC","issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","closureDate":null,"expirationDate":"2027-05-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"275714","type":"Vacant Residential Property / Lot","businessName":"DIANE L DIMICHELE","legalName":"DIANE L DIMICHELE","issuedDate":"2004-05-18","latestIssueDate":"2010-01-28","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["3 open L&I violations","failed L&I inspection activity in 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 6701% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $9,300 to $632,500","no permit shown in 2022-2024"],"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 #17469: CLOSED · Granted; related permit 374050. Use permit #287993: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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: 791419 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"14 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 21, 2025.","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":"3 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 #275714: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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.","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"}]}