{"asOf":"2026-07-27T13:40:48.544Z","block":"1400-1499 S NAPA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-napa-st","address":"1432 S NAPA ST","parcelNumber":"364444000","source":"https://property.phila.gov/?p=364444000","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"NAPA STREET HOLDINGS LLC","coOwner":null,"marketValue":406500,"landAssessment":81300,"improvementAssessment":325200,"livableArea":1536,"yearBuilt":2025,"lastSale":{"price":873000,"date":"2024-02-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"211964182","date":"2019-06-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211964053","date":"2019-06-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211964050","date":"2019-06-17","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211964047","date":"2019-06-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056978","date":"2022-08-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056979","date":"2022-08-03","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056980","date":"2022-08-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056981","date":"2022-08-03","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056982","date":"2022-08-03","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-073935","date":"2023-09-25","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-073934","date":"2023-09-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-007202","date":"2024-02-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-02-02","resolution":"SVN ISSUED"},{"number":"VI-2024-084012","date":"2024-10-04","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-10-04","resolution":"SVN ISSUED"}],"violationCases":[{"number":"691435","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-06-19","completedDate":"2023-09-19","violations":[{"number":"211964182","date":"2019-06-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211964053","date":"2019-06-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211964050","date":"2019-06-17","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211964047","date":"2019-06-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-078021","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-03","completedDate":"2023-09-25","violations":[{"number":"VI-2022-056978","date":"2022-08-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056979","date":"2022-08-03","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056980","date":"2022-08-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056981","date":"2022-08-03","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-056982","date":"2022-08-03","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2023-099708","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-25","completedDate":"2023-12-15","violations":[{"number":"VI-2023-073935","date":"2023-09-25","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-073934","date":"2023-09-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-008638","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-02","completedDate":"2024-02-29","violations":[{"number":"VI-2024-007202","date":"2024-02-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-02-02","resolution":"SVN ISSUED"}]},{"number":"CF-2024-109056","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-10-04","completedDate":null,"violations":[{"number":"VI-2024-084012","date":"2024-10-04","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-10-04","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2019,"n":4,"worst":null},{"y":2022,"n":5,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"691435","date":"2019-06-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"691435","date":"2019-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2022-078021","date":"2022-08-03","type":null,"status":"FAILED"},{"caseNumber":"691435","date":"2023-09-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-099708","date":"2023-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-078021","date":"2023-09-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-099708","date":"2023-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-099708","date":"2023-12-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-008638","date":"2024-02-02","type":null,"status":null},{"caseNumber":"CF-2024-109056","date":"2024-10-04","type":null,"status":null}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":3}],"taxOwed":3208,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":3208,"principalDue":2015.86,"penaltyDue":217.33,"interestDue":303.82,"otherChargesDue":670.99,"yearsOwed":5,"oldestYearOwed":2016,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-03-23","assessmentYear":2022,"totalAssessment":79400,"taxableAssessment":79400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1111.44,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93578146875661,"lng":-75.1963100359661,"geom":{"type":"Polygon","coordinates":[[[-75.196407421,39.935770886],[-75.196397858,39.935815276],[-75.196212665,39.935791841],[-75.196221543,39.935747838],[-75.196407421,39.935770886]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":3,"stories":3,"lotArea":843,"zoning":"RSA5","grade":"C","basement":"B","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"1432 S NAPA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN. FOR USE AS A SINGLE FAMILY DWELLING (HOUSEHOLD LIVING) AND ONE (1) ACCESSORY PARKING SPACE WI","status":"OPEN","outcome":"Granted","date":"2020-02-19","number":"39032","relatedPermit":"1007184"}],"taxYears":[{"year":2015,"total":331.63,"principal":175.97,"interest":28.07,"penalty":22.11},{"year":2016,"total":579.87,"principal":449.12,"interest":6.74,"penalty":4.49}],"taxNet":884.5,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":57900,"taxable":27900,"land":8004,"improvement":49896,"taxableLand":8004,"taxableImprovement":19896,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":57900,"taxable":27900,"land":14649,"improvement":43251,"taxableLand":14649,"taxableImprovement":13251,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":57900,"taxable":57900,"land":14649,"improvement":43251,"taxableLand":14649,"taxableImprovement":43251,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73800,"taxable":73800,"land":18600,"improvement":55200,"taxableLand":18600,"taxableImprovement":55200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":79400,"taxable":79400,"land":20011,"improvement":59389,"taxableLand":20011,"taxableImprovement":59389,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":79400,"taxable":79400,"land":20011,"improvement":59389,"taxableLand":20011,"taxableImprovement":59389,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":79400,"taxable":79400,"land":20011,"improvement":59389,"taxableLand":20011,"taxableImprovement":59389,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":105700,"taxable":105700,"land":21140,"improvement":84560,"taxableLand":21140,"taxableImprovement":84560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":105700,"taxable":105700,"land":21140,"improvement":84560,"taxableLand":21140,"taxableImprovement":84560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":127000,"taxable":127000,"land":25400,"improvement":101600,"taxableLand":25400,"taxableImprovement":101600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":420000,"taxable":84000,"land":84000,"improvement":336000,"taxableLand":84000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":336000},{"y":2027,"v":406500,"taxable":81300,"land":81300,"improvement":325200,"taxableLand":81300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":325200}],"taxNow":1176,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"389888","date":"2012-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-03-14","scope":"REPLACE CURB TRAP(SINGLE FAMILY DWELLING)"},{"number":"1007184","date":"2020-07-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-16","scope":"FOR THE ERECTION OF ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN."},{"number":"RP-2020-009840","date":"2020-11-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-05-16","scope":"NEW CONSTRUCTION OF AN ATTACHED STRUCTURE TO INCLUDE PILOT HOUSE AND ROOF DECK FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. TO BE COMPLETED BY AN APPROVED PARTY. Amend Permit 5/7/25 to document the change in the foundation plan, and removal of underpinning per plans and new Geotechnical Report submitted by Ambric Technology."},{"number":"PP-2022-017465","date":"2022-12-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-23","scope":"LATERAL SEAL FOR DEMO"},{"number":"ZP-2022-013233","date":"2022-12-09","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"complete demolition to create a vacant lot."},{"number":"DP-2022-001647","date":"2023-02-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-09-19","scope":"FOR THE COMPLETE DEMOLITION OF THE ATTACHED TWO-STORY STRUCTURE BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2. STUCCO TO BE APPLIED TO ADJACENT WALLS IF NEW CONSTRUCTION DOES NOT START WITHIN 30 DAYS AFTER THE COMPLETE DEMOLITION."},{"number":"PP-2020-013047","date":"2024-04-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-11","scope":"Installation of a house drain, curb trap, and fresh air inlet per the 2018 Philadelphia Plumbing Code. \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"PP-2020-013046","date":"2024-04-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-11","scope":"INSTALL A 1\" WATER SERVICE PER THE 2018 PHILADELPHIA PLUMBING CODE- \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"PP-2020-013048","date":"2024-04-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-15","scope":"Installation of supply and DWV pipe to listed fixtured per the 2018 Philadelphia Plumbing Code."},{"number":"EP-2024-004836","date":"2024-05-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-03","scope":"-200 AMP incoming service -Hard wired smoke and carbon detectors (with battery backup). -4” LED disc lights throughout. -Decor outlets and switches throughout. -Builder grade bathroom fans. -Wiring for cable TV for every bedroom and the living room -Gas stove, dryer and water heater. -30A line for the A/C condenser. -Decorative light fixtures to be supplied by the builder and installed by us (pendant lights, outdoor lights, bathroom vanities)."},{"number":"MP-2020-005633","date":"2024-06-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of 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":"FP-2024-001060","date":"2024-07-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-15","scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A SINGLE-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2024,"k":"land","p":873000},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"demo"}],"rented":true,"licenses":[{"number":"905754","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Philly2Buy LLC (Broad Property Management)","legalName":"Philly2Buy LLC","address":"1432 S NAPA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-09-13","latestIssueDate":"2022-09-13","expirationDate":"2023-09-12","inactiveDate":"2023-11-11"},{"number":"0973973","type":"Rental","status":"Active","businessName":"Napa Street Holdings LLC","legalName":"Napa Street Holdings LLC","address":"1432 S NAPA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-03-18","latestIssueDate":"2026-02-03","expirationDate":"2027-03-17","inactiveDate":null}],"licenseActivity":[{"number":"0973973","type":"Rental","businessName":"Napa Street Holdings LLC","legalName":"Napa Street Holdings LLC","issuedDate":"2025-03-18","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-03-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"905754","type":"Vacant Residential Property / Lot","businessName":"Philly2Buy LLC (Broad Property Management)","legalName":"Philly2Buy LLC","issuedDate":"2022-09-13","latestIssueDate":"2022-09-13","closureDate":"2023-11-11","expirationDate":"2023-09-12","inactiveDate":"2023-11-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["$3,208 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 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 231% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $127,000 to $420,000","no permit shown in 2025-2027"],"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 #39032: OPEN · Granted; related permit 1007184.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,208.00 was recorded in the City’s 2022-06 delinquency snapshot for 2016–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 4, 2024.","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 #905754: Inactive since Nov 11, 2023","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 5 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"}]}