{"asOf":"2026-07-25T22:53:57.738Z","block":"2700-2799 ASH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-ash-st","address":"2724 ASH ST","parcelNumber":"453112700","source":"https://property.phila.gov/?p=453112700","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"LUCZAJ TETAYNA","coOwner":null,"marketValue":276800,"landAssessment":55360,"improvementAssessment":221440,"livableArea":1712,"yearBuilt":1920,"lastSale":{"price":1,"date":"2008-05-19T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2021-070796","date":"2021-10-06","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070802","date":"2021-10-06","code":"FC-13-509.2","title":"FIRE PROTECTION ROOM ACCESS","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070794","date":"2021-10-06","code":"FC-13-605.3","title":"WORKING SPACE/CLEARANCE","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070768","date":"2021-10-06","code":"FC-13-308.1.4","title":"OPEN FLAME COOKING DEVICES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070718","date":"2021-10-06","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070710","date":"2021-10-06","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070709","date":"2021-10-06","code":"FC-13-907.5","title":"MANUAL FIRE ALARM BOXES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070701","date":"2021-10-06","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070803","date":"2021-10-06","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070804","date":"2021-10-06","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070697","date":"2021-10-06","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070696","date":"2021-10-06","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070805","date":"2021-10-06","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070801","date":"2021-10-06","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-073209","date":"2021-10-15","code":"A-301.1/10","title":"OUTDOOR DECK","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-073210","date":"2021-10-15","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-046303","date":"2023-07-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-08-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-046304","date":"2023-07-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-08-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-098364","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-06","completedDate":"2023-08-17","violations":[{"number":"VI-2021-070796","date":"2021-10-06","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070802","date":"2021-10-06","code":"FC-13-509.2","title":"FIRE PROTECTION ROOM ACCESS","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070794","date":"2021-10-06","code":"FC-13-605.3","title":"WORKING SPACE/CLEARANCE","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070768","date":"2021-10-06","code":"FC-13-308.1.4","title":"OPEN FLAME COOKING DEVICES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070718","date":"2021-10-06","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070710","date":"2021-10-06","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070709","date":"2021-10-06","code":"FC-13-907.5","title":"MANUAL FIRE ALARM BOXES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070701","date":"2021-10-06","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070803","date":"2021-10-06","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070804","date":"2021-10-06","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070697","date":"2021-10-06","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070696","date":"2021-10-06","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070805","date":"2021-10-06","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070801","date":"2021-10-06","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-101387","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2021-10-15","completedDate":null,"violations":[{"number":"VI-2021-073209","date":"2021-10-15","code":"A-301.1/10","title":"OUTDOOR DECK","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-073210","date":"2021-10-15","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-062099","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-07-03","completedDate":"2023-08-30","violations":[{"number":"VI-2023-046303","date":"2023-07-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-08-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-046304","date":"2023-07-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-08-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":16,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-098364","date":"2021-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101387","date":"2021-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101387","date":"2021-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101387","date":"2023-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-062099","date":"2023-07-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-062099","date":"2023-07-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-098364","date":"2023-08-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-062099","date":"2023-08-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-101387","date":"2023-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101387","date":"2024-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101387","date":"2024-12-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":4,"passes":2},{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00120886822226,"lng":-75.06832234309694,"geom":{"type":"Polygon","coordinates":[[[-75.068435516,40.00112299],[-75.068467014,40.001160319],[-75.068208007,40.001294887],[-75.068177351,40.001258029],[-75.068435516,40.00112299]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-022650","type":"Fire Alarm Certification","inspectionDate":"2024-08-02","result":"Certified","expirationDate":"2025-08-02","buildingId":"1392506"},{"number":"BC-2025-021779","type":"Fire Alarm Certification","inspectionDate":"2025-06-20","result":"Certified","expirationDate":"2026-06-20","buildingId":"1392506"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":3,"baths":null,"stories":2,"lotArea":1400,"zoning":"RSA5","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2724 ASH ST, PHILADELPHIA PA, 19137","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS AN EXISTING STRUCTURE, AS A THREE FAMILY DWELLING.","status":"CLOSED","outcome":"Denied","date":"2007-06-19","number":"1553","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ROOF DECK ABOVE THE FIRST STORY OF AN EXISTING 1/2/3 STORY STRUCTURE AND FOR THE LEGALIZATION OF A THREE(3) FAMILY DWELLING.","status":"CLOSED","outcome":"Denied","date":"2009-12-09","number":"10137","relatedPermit":"239117"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2022-11-02","number":"HA-2021-005172","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE OF AN EXISTING STRUCTURE AS A MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) FAMILY DWELLING.) \n\n\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philade","status":"Completed","outcome":"Granted","date":"2023-06-07","number":"ZP-2022-011365","relatedPermit":"ZP-2022-011365"},{"type":"BBS Permit Denial","grounds":"This is a long-standing 3-family dwelling that was recently legalized as to zoning \nuse. Appellant didn't create the hardship and cannot afford to modify the property \nas to the identified physical refusals or instal fire suppression withou","status":"Closed","outcome":"Denied","date":"2025-05-06","number":"HA-2025-001702","relatedPermit":"CP-2025-001015"},{"type":"BBS Permit Denial","grounds":"For legalization of Level III Alterations with a Complete Change of Occupancy from Group R-3 (SFD) to Group R-2 (Three (3) Dwelling Units) throughout an existing three (3) story attached structure; this does not address CF-2021-101387, whic","status":"Completed","outcome":"Approved","date":"2025-07-23","number":"CP-2025-001015","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":131900,"taxable":101900,"land":21303,"improvement":110597,"taxableLand":21303,"taxableImprovement":80597,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":131900,"taxable":101900,"land":39570,"improvement":92330,"taxableLand":39570,"taxableImprovement":62330,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":131900,"taxable":101900,"land":39570,"improvement":92330,"taxableLand":39570,"taxableImprovement":62330,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":170400,"taxable":130400,"land":51120,"improvement":119280,"taxableLand":51120,"taxableImprovement":79280,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":183600,"taxable":138600,"land":55080,"improvement":128520,"taxableLand":55080,"taxableImprovement":83520,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":183600,"taxable":138600,"land":55080,"improvement":128520,"taxableLand":55080,"taxableImprovement":83520,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":183600,"taxable":138600,"land":55080,"improvement":128520,"taxableLand":55080,"taxableImprovement":83520,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":242700,"taxable":162700,"land":48540,"improvement":194160,"taxableLand":48540,"taxableImprovement":114160,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":242700,"taxable":162700,"land":48540,"improvement":194160,"taxableLand":48540,"taxableImprovement":114160,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":356900,"taxable":256900,"land":71380,"improvement":285520,"taxableLand":71380,"taxableImprovement":185520,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":356900,"taxable":256900,"land":71380,"improvement":285520,"taxableLand":71380,"taxableImprovement":185520,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":276800,"taxable":176800,"land":55360,"improvement":221440,"taxableLand":55360,"taxableImprovement":121440,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3596,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"372808","date":"2011-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-02-22","scope":"REMOVE AND REPLACE 40 GALLON WATER HEATER"},{"number":"ZP-2022-011365","date":"2023-05-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2024-006700","date":"2024-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-09","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"CP-2025-001015","date":"2026-01-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Ready For Issue","completedDate":null,"scope":"FOR THE LEGALIZATION OF LEVEL III ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE AND A COMPLETE CHANGE OF OCCUPANCY TO R-2 WITH THREE (3) DWELLING UNITS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS AND PROVIDE FINISHES/FURNISHINGS. 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. **PERMIT INCLUDES WORK BEING LEGALIZED** **AMENDMENT (5-11-2026) FOR CHANGES AS SHOWN IN THE APPROVED AMENDED CONSTRUCTION DOCUMENTS. **AMENDMENT (6-5-2026) FOR CHANGES AS SHOWN IN THE APPROVED AMENDED CONSTRUCTION DOCUMENTS. **AMENDMENT (7-1-2026) FOR CHANGES AS SHOWN IN THE APPROVED AMENDED CONSTRUCTION DOCUMENTS (REV 5, DATED 6-17-2026)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"16 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"appeal","w":"Appeal denied"},{"y":2025,"k":"appeal","w":"Appeal approved"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"400439","type":"Rental","status":"Expired","businessName":"TETYANA LUCZAJ","legalName":"TETYANA LUCZAJ","address":"2724 ASH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-02-21","latestIssueDate":"2021-09-02","expirationDate":"2022-02-28","inactiveDate":null}],"licenseActivity":[{"number":"400439","type":"Rental","businessName":"TETYANA LUCZAJ","legalName":"TETYANA LUCZAJ","issuedDate":"2007-02-21","latestIssueDate":"2021-09-02","closureDate":"2022-02-28","expirationDate":"2022-02-28","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["2 open L&I violations","failed L&I inspection activity in 2021, 2023, 2024"],"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":["3 permit events since 2023","3 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1553: CLOSED · Denied. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2025-001015 (Amendment Ready For Issue).","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":"2 open L&I violations","finding":"18 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 20, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 28, 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":"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 and appears related-party/family-held.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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"}]}