{"asOf":"2026-07-25T16:41:19.063Z","block":"2600-2699 S 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-7th-st","address":"2600 S 7TH ST","parcelNumber":"393192100","source":"https://property.phila.gov/?p=393192100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"GMT2 PROPERTIES LLC","coOwner":null,"marketValue":247200,"landAssessment":49440,"improvementAssessment":197760,"livableArea":1600,"yearBuilt":1920,"lastSale":{"price":180000,"date":"2023-06-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"1630602","date":"2010-03-26","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1630599","date":"2010-03-26","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1630600","date":"2010-03-26","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1630601","date":"2010-03-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675266","date":"2010-05-06","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675262","date":"2010-05-06","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675263","date":"2010-05-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675264","date":"2010-05-06","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675265","date":"2010-05-06","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-072630","date":"2021-10-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-072631","date":"2021-10-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-074162","date":"2021-10-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-04-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-074161","date":"2021-10-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-04-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-076401","date":"2023-10-03","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"SVN ISSUED","resolutionDate":"2023-10-03","resolution":"SVN ISSUED"},{"number":"VI-2025-071151","date":"2025-09-11","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-071152","date":"2025-09-11","code":"PM15-302.5","title":"EXTERIOR AREA RODENT HARBORAGE","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-071153","date":"2025-09-11","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"229815","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-26","completedDate":"2010-04-23","violations":[{"number":"1630602","date":"2010-03-26","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1630599","date":"2010-03-26","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1630600","date":"2010-03-26","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1630601","date":"2010-03-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"234204","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-05-06","completedDate":"2010-06-02","violations":[{"number":"1675266","date":"2010-05-06","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675262","date":"2010-05-06","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675263","date":"2010-05-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675264","date":"2010-05-06","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1675265","date":"2010-05-06","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-100659","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-14","completedDate":"2022-03-12","violations":[{"number":"VI-2021-072630","date":"2021-10-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-072631","date":"2021-10-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2021-102746","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-20","completedDate":"2022-04-22","violations":[{"number":"VI-2021-074162","date":"2021-10-14","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-04-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-074161","date":"2021-10-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-04-21","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-102338","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-02","completedDate":"2023-11-30","violations":[{"number":"VI-2023-076401","date":"2023-10-03","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"SVN ISSUED","resolutionDate":"2023-10-03","resolution":"SVN ISSUED"}]},{"number":"CF-2025-099563","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-11","completedDate":"2026-01-08","violations":[{"number":"VI-2025-071151","date":"2025-09-11","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-071152","date":"2025-09-11","code":"PM15-302.5","title":"EXTERIOR AREA RODENT HARBORAGE","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-071153","date":"2025-09-11","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":9,"worst":null},{"y":2021,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"229815","date":"2010-03-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229815","date":"2010-04-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"234204","date":"2010-05-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"234204","date":"2010-06-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-100659","date":"2021-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102746","date":"2021-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100659","date":"2022-03-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-102746","date":"2022-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102746","date":"2022-04-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-102338","date":"2023-10-03","type":null,"status":null},{"caseNumber":"CF-2025-099563","date":"2025-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-099563","date":"2026-01-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":2},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":2},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.916591945842974,"lng":-75.15975731729377,"geom":{"type":"Polygon","coordinates":[[[-75.159656754,39.916555977],[-75.159865992,39.916584013],[-75.159855671,39.916628512],[-75.159648206,39.916599017],[-75.159656754,39.916555977]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":3,"stories":2,"lotArea":960,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6443 RISING SUN AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":168200,"taxable":168200,"land":12508,"improvement":155692,"taxableLand":12508,"taxableImprovement":155692,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":168200,"taxable":168200,"land":29267,"improvement":138933,"taxableLand":29267,"taxableImprovement":138933,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":168200,"taxable":168200,"land":29267,"improvement":138933,"taxableLand":29267,"taxableImprovement":138933,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":146800,"taxable":146800,"land":25500,"improvement":121300,"taxableLand":25500,"taxableImprovement":121300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":159100,"taxable":159100,"land":27637,"improvement":131463,"taxableLand":27637,"taxableImprovement":131463,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":159100,"taxable":159100,"land":27637,"improvement":131463,"taxableLand":27637,"taxableImprovement":131463,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":159100,"taxable":159100,"land":27637,"improvement":131463,"taxableLand":27637,"taxableImprovement":131463,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":276400,"taxable":276400,"land":55280,"improvement":221120,"taxableLand":55280,"taxableImprovement":221120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":276400,"taxable":276400,"land":55280,"improvement":221120,"taxableLand":55280,"taxableImprovement":221120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":266000,"taxable":266000,"land":53200,"improvement":212800,"taxableLand":53200,"taxableImprovement":212800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":266000,"taxable":266000,"land":53200,"improvement":212800,"taxableLand":53200,"taxableImprovement":212800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":247200,"taxable":247200,"land":49440,"improvement":197760,"taxableLand":49440,"taxableImprovement":197760,"exemptLand":0,"exemptImprovement":0}],"taxNow":3723,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"232553","date":"2009-12-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-12","scope":"TEMPORARY CARNIVAL ELECTRICAL WORKS AS PER 2005 NEC, FROM SEPTEMBER 22, 2009 THROUGH SEPTEMBER 26, 2009 (SOUTH DISTRICT)"},{"number":"CP-2021-009068","date":"2021-12-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-18","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO THE SIDE MASONRY EXTERIOR WALL TO COMPLY WITH VIOLATION CASE # CF-2021-102746. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2021-102746. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF SIX (6) FT IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. MAKE SAFE PERMIT ONLY."},{"number":"CP-2024-000014","date":"2024-03-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATION TO THE EXISTING STRUCTURE FOR USE AS THREE DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"SP-2024-000720","date":"2024-07-15","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-06-08","scope":"INSTALL EXTERIOR WATER SERVICE, STORM AND SANITARY PIPING FOR TWO STORY BUIDING AND CONNECT TO PUBLIC SERVICES ACCORDING TO THE 2018 PPC AND PER PLANS"},{"number":"PP-2024-005075","date":"2024-08-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 3 WATER CLOSETS, 3 LAVATORIES, 3 SHOWER/TUBS, 3 KITCHEN SINKS, 3 DISHWASHERS, 1 BACKFLOW PREVENT, 3 HOT WATER HEATERS AND 3 FLOORS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2024-003691","date":"2024-11-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2024-001798","date":"2025-03-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A 2 INCH AMES LF2000BM1-FP BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2025-002141","date":"2025-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-18","scope":"INSTALL LIGHTING, SWITCHES, RECEPTACLES, AND 120-VOLT INTERCONNECTED SMOKE ALARMS AS PER 2017 NEC AND PER PLANS."}],"storyTag":"New construction","storyDelta":0.8,"timeline":[{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2023,"k":"sale","p":180000},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"246373","type":"Rental","status":"Inactive","businessName":"FRANK ARMENTANIO (& JOSEPH WIGGINTON)","legalName":"FRANK ARMENTANIO","address":"2600 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-06-10","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"498678","type":"Rental","status":"Inactive","businessName":"SEVENTH STREET PROPERTIES","legalName":"SEVENTH STREET PROPERTIES","address":"2600 S 7TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2010-04-16","latestIssueDate":"2013-02-26","expirationDate":"2014-02-28","inactiveDate":null},{"number":"610274","type":"Rental","status":"Inactive","businessName":"YINGLI HUANG","legalName":"YINGLI HUANG","address":"2600 S 7TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2013-11-13","latestIssueDate":"2015-04-12","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"824091","type":"Rental","status":"Inactive","businessName":"YIFAN YANG","legalName":"YIFAN YANG ","address":"2600 S 7TH ST","revenueCode":"3202","rentalCategory":"Other","units":3,"issuedDate":"2019-09-18","latestIssueDate":"2022-10-14","expirationDate":"2023-09-17","inactiveDate":"2023-11-16"},{"number":"932149","type":"Rental","status":"Active","businessName":"GMT2 Properties LLC","legalName":"GMT2 Properties LLC","address":"2600 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-08-30","latestIssueDate":"2025-08-22","expirationDate":"2026-08-29","inactiveDate":null}],"licenseActivity":[{"number":"932149","type":"Rental","businessName":"GMT2 Properties LLC","legalName":"GMT2 Properties LLC","issuedDate":"2023-08-30","latestIssueDate":"2025-08-22","closureDate":null,"expirationDate":"2026-08-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"824091","type":"Rental","businessName":"YIFAN YANG","legalName":"YIFAN YANG ","issuedDate":"2019-09-18","latestIssueDate":"2022-10-14","closureDate":"2023-11-16","expirationDate":"2023-09-17","inactiveDate":"2023-11-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"610274","type":"Rental","businessName":"YINGLI HUANG","legalName":"YINGLI HUANG","issuedDate":"2013-11-13","latestIssueDate":"2015-04-12","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"498678","type":"Rental","businessName":"SEVENTH STREET PROPERTIES","legalName":"SEVENTH STREET PROPERTIES","issuedDate":"2010-04-16","latestIssueDate":"2013-02-26","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"246373","type":"Rental","businessName":"FRANK ARMENTANIO (& JOSEPH WIGGINTON)","legalName":"FRANK ARMENTANIO","issuedDate":"2003-06-10","latestIssueDate":"2005-04-26","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024, 2025"],"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 history also contains “PERM Z- NEW 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":"6 permits not marked completed: CP-2021-009068 (Expired), CP-2024-000014 (Issued), SP-2024-000720 (Expired), PP-2024-005075 (Issued), MP-2024-003691 (Issued). 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 17 historical violations across 6 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 8, 2026.","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":"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"}]}