{"asOf":"2026-07-26T14:29:34.462Z","block":"700-799 DALY ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-daly-st","address":"728 DALY ST","parcelNumber":"393099200","source":"https://property.phila.gov/?p=393099200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"728 DALY ST LLC","coOwner":null,"marketValue":350100,"landAssessment":70020,"improvementAssessment":280080,"livableArea":1344,"yearBuilt":2018,"lastSale":{"price":463850,"date":"2024-12-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"725120","date":"2007-11-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"725121","date":"2007-11-05","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1762955","date":"2010-05-21","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1762956","date":"2010-05-21","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2349906","date":"2012-02-01","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2349905","date":"2012-02-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2543093","date":"2012-08-17","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2543092","date":"2012-08-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3239201","date":"2013-12-03","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3443816","date":"2015-01-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3443815","date":"2015-01-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3730041","date":"2015-10-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3730042","date":"2015-10-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4103349","date":"2016-10-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4103350","date":"2016-10-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4360314","date":"2017-06-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4360315","date":"2017-06-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211959459","date":"2019-03-28","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-03-26","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-020574","date":"2022-03-26","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"WARNING ISSUED","resolutionDate":"2022-03-28","resolution":"WARNING ISSUED"}],"violationCases":[{"number":"133620","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-11-05","completedDate":"2010-02-05","violations":[{"number":"725120","date":"2007-11-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"725121","date":"2007-11-05","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"236408","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-05-24","completedDate":null,"violations":[{"number":"1762955","date":"2010-05-21","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1762956","date":"2010-05-21","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"314524","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-02-01","completedDate":"2012-03-02","violations":[{"number":"2349906","date":"2012-02-01","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2349905","date":"2012-02-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"344877","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-08-17","completedDate":"2012-09-11","violations":[{"number":"2543093","date":"2012-08-17","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2543092","date":"2012-08-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413617","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-10","completedDate":"2016-07-20","violations":[{"number":"3239201","date":"2013-12-03","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"465628","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-01-12","completedDate":"2015-02-09","violations":[{"number":"3443816","date":"2015-01-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3443815","date":"2015-01-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"505017","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-10-05","completedDate":"2016-01-05","violations":[{"number":"3730041","date":"2015-10-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3730042","date":"2015-10-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"558212","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-04","completedDate":"2016-12-02","violations":[{"number":"4103349","date":"2016-10-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4103350","date":"2016-10-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"590172","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-06-23","completedDate":"2017-07-10","violations":[{"number":"4360314","date":"2017-06-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4360315","date":"2017-06-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"678100","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-29","completedDate":"2022-03-28","violations":[{"number":"211959459","date":"2019-03-28","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-03-26","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2022-025198","type":"WARNING","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-28","completedDate":"2022-03-29","violations":[{"number":"VI-2022-020574","date":"2022-03-26","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"WARNING ISSUED","resolutionDate":"2022-03-28","resolution":"WARNING ISSUED"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":4,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"5373","date":"2003-01-10","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"236408","date":"2010-05-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"236408","date":"2010-07-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"236408","date":"2013-12-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"413617","date":"2013-12-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413617","date":"2014-01-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413617","date":"2014-02-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"413617","date":"2014-06-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"413617","date":"2014-07-10","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"441687","date":"2017-12-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"678100","date":"2019-03-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2022-025198","date":"2022-03-28","type":null,"status":null},{"caseNumber":"678100","date":"2022-03-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92085861348833,"lng":-75.1595062444977,"geom":{"type":"Polygon","coordinates":[[[-75.159512148,39.920788144],[-75.159545303,39.92079273],[-75.159515893,39.920927778],[-75.159466819,39.920920625],[-75.159494265,39.920797073],[-75.159512148,39.920788144]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":2,"stories":3,"lotArea":658,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 22562, PHILADELPHIA PA, 19110","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38’ HIGH); FOR A TWO FAMILY HOUSEHOLD LIVING (TWO (2) DWELLING UNITS) FROM FIRST FLOOR THROUGH THIRD FLOORS. SIZE AND LOCATION AS SHOWN ON THE APPLICATION","status":"OPEN","outcome":"Granted","date":"2017-01-25","number":"29177","relatedPermit":"726354"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10500,"taxable":10500,"land":10500,"improvement":0,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21000,"taxable":21000,"land":21000,"improvement":0,"taxableLand":21000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":21000,"taxable":21000,"land":21000,"improvement":0,"taxableLand":21000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":21000,"taxable":21000,"land":21000,"improvement":0,"taxableLand":21000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":390000,"taxable":63000,"land":63000,"improvement":327000,"taxableLand":63000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327000},{"y":2021,"v":390000,"taxable":63000,"land":63000,"improvement":327000,"taxableLand":63000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327000},{"y":2022,"v":390000,"taxable":63000,"land":63000,"improvement":327000,"taxableLand":63000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327000},{"y":2023,"v":463700,"taxable":92740,"land":92740,"improvement":370960,"taxableLand":92740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":370960},{"y":2024,"v":463700,"taxable":92740,"land":92740,"improvement":370960,"taxableLand":92740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":370960},{"y":2025,"v":472100,"taxable":94420,"land":94420,"improvement":377680,"taxableLand":94420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":377680},{"y":2026,"v":472100,"taxable":94420,"land":94420,"improvement":377680,"taxableLand":94420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":377680},{"y":2027,"v":350100,"taxable":70020,"land":70020,"improvement":280080,"taxableLand":70020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":280080}],"taxNow":1322,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"726354","date":"2017-03-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-13","scope":"NEW CONSTRUCTION OF A (2) TWO FAMILY DWELLING NTE 38FT IN HEIGHT."},{"number":"763509","date":"2017-03-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-12-03","scope":"CONSTRUCTION OF THREE STORY, ATTACHED STRUCTURE WITH BASEMENT. FOR USE AS TWO FAMILY HOUSEHOLD LIVING."},{"number":"786383","date":"2017-10-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-11-23","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN CONFORMANCE WITH NFPA 2007, STANDARD 13D TO INCLUDE A 2-INCH DIAMETER COMBINED SERVICE LINE."},{"number":"828880","date":"2017-11-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-23","scope":"2\" COMBINED SERVICE,CURB TRAP,FAI PA20173033583(TWO FAMILY) \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"849298","date":"2018-02-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"NEW CONSTRUCTION: WIRE THROUGHOUT- LIGHTS, SWITCHES, RECEPTACLES, TV, PHONE, INTERCONNECTED SMOKE/CO DETECTORS. INSTALL 200A SERVICE WITH 20- CIRCUITS AND 3- METERS... IN ACCORDANCE WITH 2008 NEC FOR A TWO FAMILY DWELLING"},{"number":"877834","date":"2018-05-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-23","scope":"TWO COMPLETE NEW HVAC SYSTEMS 92% 80K GAS WARM AIR & 3T AC AS PEREZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-FOR 2 FAMILY SYSTEM IS COMPLETELY WITHIN THE UNIT NO COMPROMISE TO FIRE WALL FOR THE INSTALLATION IF 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":"GM-2020-005995","date":"2020-08-04","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-12-01","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":"GM-2021-003378","date":"2021-05-25","work":"Masonry Facade Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-09-07","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."}],"storyTag":"New construction","storyDelta":0.17,"timeline":[{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"sale","p":395000},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Roof Covering Replacement"},{"y":2021,"k":"permit","w":"Masonry Facade Replacement"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":463850}],"rented":false,"licenses":[{"number":"823398","type":"Rental","status":"Inactive","businessName":"Mary Louise Kulakowski and Susan M Kulakowski","legalName":"Mary Louise Kulakowski and Susan M Kulakowski","address":"728 DALY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-09-11","latestIssueDate":"2024-08-09","expirationDate":"2025-09-10","inactiveDate":"2025-11-09"},{"number":"0972423","type":"Rental","status":"Inactive","businessName":"728 Daly St LLC","legalName":"728 Daly St LLC ","address":"728 DALY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-02-26","latestIssueDate":"2025-02-26","expirationDate":"2026-02-25","inactiveDate":"2026-04-26"}],"licenseActivity":[{"number":"0972423","type":"Rental","businessName":"728 Daly St LLC","legalName":"728 Daly St LLC ","issuedDate":"2025-02-26","latestIssueDate":"2025-02-26","closureDate":"2026-04-26","expirationDate":"2026-02-25","inactiveDate":"2026-04-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"823398","type":"Rental","businessName":"Mary Louise Kulakowski and Susan M Kulakowski","legalName":"Mary Louise Kulakowski and Susan M Kulakowski","issuedDate":"2019-09-11","latestIssueDate":"2024-08-09","closureDate":"2025-11-09","expirationDate":"2025-09-10","inactiveDate":"2025-11-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29177: OPEN · Granted; related permit 726354. Use permit #726354: 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":"2 permits not marked completed: GM-2020-005995 (Expired), GM-2021-003378 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"6 failed, 1 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Mar 28, 2022.","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":"2 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":"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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 11 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"}]}