{"asOf":"2026-07-29T01:35:38.834Z","block":"2800-2899 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-n-28th-st","address":"2823 N 28TH ST","parcelNumber":"381255000","source":"https://property.phila.gov/?p=381255000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"NAAMA LLC","coOwner":null,"marketValue":96100,"landAssessment":19220,"improvementAssessment":76880,"livableArea":1260,"yearBuilt":1940,"lastSale":{"price":1,"date":"2023-02-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"3699124","date":"2015-09-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4499543","date":"2017-11-03","code":"PM15-505.3","title":"PLUMBING SYS-WATER SUPPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4499544","date":"2017-11-03","code":"PM15-604.1","title":"ELECTRICAL -REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-041584","date":"2020-10-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041585","date":"2020-10-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041586","date":"2020-10-14","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041597","date":"2020-10-14","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041598","date":"2020-10-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041589","date":"2020-10-14","code":"FC-13-908.7","title":"CARBON MONOXIDE ALARM REQ'D","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041590","date":"2020-10-14","code":"FC-13-908.7.3","title":"CARBON MONOXIDE ALRM LOCATION","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041591","date":"2020-10-14","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041614","date":"2020-10-14","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041595","date":"2020-10-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041593","date":"2020-10-14","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041583","date":"2020-10-14","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-008784","date":"2021-02-18","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008786","date":"2021-02-18","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008785","date":"2021-02-18","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008783","date":"2021-02-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-008358","date":"2023-02-08","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"CLOSED","resolutionDate":"2023-03-10","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-008359","date":"2023-02-08","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2023-03-14","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"500695","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-09-03","completedDate":"2015-10-08","violations":[{"number":"3699124","date":"2015-09-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"610991","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-06","completedDate":null,"violations":[{"number":"4499543","date":"2017-11-03","code":"PM15-505.3","title":"PLUMBING SYS-WATER SUPPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4499544","date":"2017-11-03","code":"PM15-604.1","title":"ELECTRICAL -REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-071927","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-14","completedDate":"2022-03-17","violations":[{"number":"VI-2020-041584","date":"2020-10-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041585","date":"2020-10-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041586","date":"2020-10-14","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041597","date":"2020-10-14","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041598","date":"2020-10-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041589","date":"2020-10-14","code":"FC-13-908.7","title":"CARBON MONOXIDE ALARM REQ'D","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041590","date":"2020-10-14","code":"FC-13-908.7.3","title":"CARBON MONOXIDE ALRM LOCATION","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041591","date":"2020-10-14","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041614","date":"2020-10-14","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041595","date":"2020-10-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041593","date":"2020-10-14","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-041583","date":"2020-10-14","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2022-03-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-011507","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-18","completedDate":"2022-01-20","violations":[{"number":"VI-2021-008784","date":"2021-02-18","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008786","date":"2021-02-18","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008785","date":"2021-02-18","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008783","date":"2021-02-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-01-20","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2023-010720","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-08","completedDate":"2023-03-14","violations":[{"number":"VI-2023-008358","date":"2023-02-08","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"CLOSED","resolutionDate":"2023-03-10","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-008359","date":"2023-02-08","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2023-03-14","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2020,"n":12,"worst":null},{"y":2021,"n":4,"worst":"INTERIOR UNSAFE GENERAL"},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"500695","date":"2015-09-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"500695","date":"2015-10-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"610991","date":"2017-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"610991","date":"2017-12-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-071927","date":"2020-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011507","date":"2021-02-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-071927","date":"2021-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011507","date":"2022-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011507","date":"2022-01-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-071927","date":"2022-03-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-010720","date":"2023-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-010720","date":"2023-03-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":1},{"y":2017,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":2},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99900059139136,"lng":-75.17619944756161,"geom":{"type":"Polygon","coordinates":[[[-75.176029524,39.998999474],[-75.176039172,39.998959471],[-75.176369103,39.999000817],[-75.176360353,39.999040888],[-75.176029524,39.998999474]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":2,"stories":2,"lotArea":1410,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"1718 CAPITAL AVE STE 100, CHEYENNE WY, 82001","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":53000,"taxable":53000,"land":6255,"improvement":46745,"taxableLand":6255,"taxableImprovement":46745,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":53000,"taxable":53000,"land":8745,"improvement":44255,"taxableLand":8745,"taxableImprovement":44255,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":53000,"taxable":53000,"land":8745,"improvement":44255,"taxableLand":8745,"taxableImprovement":44255,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":30700,"taxable":30700,"land":5066,"improvement":25634,"taxableLand":5066,"taxableImprovement":25634,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":31800,"taxable":31800,"land":5248,"improvement":26552,"taxableLand":5248,"taxableImprovement":26552,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":31800,"taxable":31800,"land":5248,"improvement":26552,"taxableLand":5248,"taxableImprovement":26552,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":31800,"taxable":31800,"land":5248,"improvement":26552,"taxableLand":5248,"taxableImprovement":26552,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":164300,"taxable":164300,"land":32860,"improvement":131440,"taxableLand":32860,"taxableImprovement":131440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":164300,"taxable":164300,"land":32860,"improvement":131440,"taxableLand":32860,"taxableImprovement":131440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":104200,"taxable":104200,"land":20840,"improvement":83360,"taxableLand":20840,"taxableImprovement":83360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":104200,"taxable":104200,"land":20840,"improvement":83360,"taxableLand":20840,"taxableImprovement":83360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":96100,"taxable":96100,"land":19220,"improvement":76880,"taxableLand":19220,"taxableImprovement":76880,"exemptLand":0,"exemptImprovement":0}],"taxNow":1459,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"GM-2022-000849","date":"2022-02-04","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2022-009004","date":"2023-03-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-01-25","scope":"install 200 amp service with 3 gang meter bank AS PER NEC 2017"}],"storyTag":"Renovated & sold on","storyDelta":0.83,"timeline":[{"y":2019,"k":"sale","p":1000},{"y":2020,"k":"viol","w":"12 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"viol","w":"4 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"Roof Covering Replacement"},{"y":2022,"k":"sale","p":18500},{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2023,"k":"sale","p":75000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"368825","type":"Rental","status":"Inactive","businessName":"AVISHAI ADIV","legalName":"AVISHAI ADIV","address":"2823 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-05-17","latestIssueDate":"2006-05-17","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"679873","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HOME EXPERTS LLC","legalName":"HOME EXPERTS LLC","address":"2823 N 28TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-10-07","latestIssueDate":"2015-10-07","expirationDate":"2016-10-31","inactiveDate":"2016-12-30"},{"number":"726110","type":"Rental","status":"Inactive","businessName":"HOME EXPERTS LLC","legalName":"HOME EXPERTS LLC","address":"2823 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-01-19","latestIssueDate":"2020-02-27","expirationDate":"2021-01-18","inactiveDate":"2021-03-19"},{"number":"853512","type":"Rental","status":"Inactive","businessName":"Homemart LLC","legalName":"Homemart LLC","address":"2823 N 28TH ST","revenueCode":"3202","rentalCategory":null,"units":2,"issuedDate":"2020-10-15","latestIssueDate":"2020-10-15","expirationDate":"2021-10-14","inactiveDate":"2021-12-13"},{"number":"0976844","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Tp Investment Properties Llc","legalName":"Tp Investment Properties Llc","address":"2823 N 28TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2025-04-22","latestIssueDate":"2025-04-22","expirationDate":"2026-04-21","inactiveDate":"2026-06-20"},{"number":"0992708","type":"Rental","status":"Active","businessName":"Tp Investment Properties Llc","legalName":"Tp Investment Properties Llc","address":"2823 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-11-03","latestIssueDate":"2025-11-03","expirationDate":"2026-11-02","inactiveDate":null}],"licenseActivity":[{"number":"0992708","type":"Rental","businessName":"Tp Investment Properties Llc","legalName":"Tp Investment Properties Llc","issuedDate":"2025-11-03","latestIssueDate":"2025-11-03","closureDate":null,"expirationDate":"2026-11-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0976844","type":"Vacant Residential Property / Lot","businessName":"Tp Investment Properties Llc","legalName":"Tp Investment Properties Llc","issuedDate":"2025-04-22","latestIssueDate":"2025-04-22","closureDate":"2026-06-20","expirationDate":"2026-04-21","inactiveDate":"2026-06-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"853512","type":"Rental","businessName":"Homemart LLC","legalName":"Homemart LLC","issuedDate":"2020-10-15","latestIssueDate":"2020-10-15","closureDate":"2021-12-13","expirationDate":"2021-10-14","inactiveDate":"2021-12-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"726110","type":"Rental","businessName":"HOME EXPERTS LLC","legalName":"HOME EXPERTS LLC","issuedDate":"2017-01-19","latestIssueDate":"2020-02-27","closureDate":"2021-03-19","expirationDate":"2021-01-18","inactiveDate":"2021-03-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"679873","type":"Vacant Residential Property / Lot","businessName":"HOME EXPERTS LLC","legalName":"HOME EXPERTS LLC","issuedDate":"2015-10-07","latestIssueDate":"2015-10-07","closureDate":"2016-12-30","expirationDate":"2016-10-31","inactiveDate":"2016-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"368825","type":"Rental","businessName":"AVISHAI ADIV","legalName":"AVISHAI ADIV","issuedDate":"2006-05-17","latestIssueDate":"2006-05-17","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"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 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GM-2022-000849 (Expired), EP-2022-009004 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 21 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1718 CAPITAL AVE STE 100, CHEYENNE WY, 82001).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #679873: Inactive since Dec 30, 2016; Vacant Residential Property / Lot #0976844: Inactive since Jun 20, 2026","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. 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"}]}