{"asOf":"2026-07-26T18:28:33.449Z","block":"1800-1899 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-master-st","address":"1825 MASTER ST","parcelNumber":"471114000","source":"https://property.phila.gov/?p=471114000","ownerType":"investor","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":"NY/PA REAL ESTATE PARTNERS LLC","coOwner":null,"marketValue":388900,"landAssessment":77780,"improvementAssessment":311120,"livableArea":2958,"yearBuilt":1915,"lastSale":{"price":230180,"date":"2019-04-30T04:00:00Z"},"openViolations":3,"violations":[{"number":"4261261","date":"2016-08-15","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4540542","date":"2017-05-01","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4725489","date":"2018-01-03","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4771729","date":"2018-08-06","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5075086","date":"2019-06-13","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5075087","date":"2019-06-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2021-000026","date":"2021-01-04","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-099775","date":"2025-12-26","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-099776","date":"2025-12-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-099774","date":"2025-12-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"550353","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-08-16","completedDate":"2017-04-12","violations":[{"number":"4261261","date":"2016-08-15","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"578675","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-04-12","completedDate":null,"violations":[{"number":"4540542","date":"2017-05-01","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"616290","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-12-20","completedDate":"2018-07-11","violations":[{"number":"4725489","date":"2018-01-03","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"643356","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-11","completedDate":"2018-09-27","violations":[{"number":"4771729","date":"2018-08-06","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"690697","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-06-14","completedDate":"2019-11-18","violations":[{"number":"5075086","date":"2019-06-13","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5075087","date":"2019-06-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-000053","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-04","completedDate":"2021-03-29","violations":[{"number":"VI-2021-000026","date":"2021-01-04","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-137045","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-12-26","completedDate":null,"violations":[{"number":"VI-2025-099775","date":"2025-12-26","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-099776","date":"2025-12-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-099774","date":"2025-12-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"550353","date":"2016-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"550353","date":"2016-09-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"550353","date":"2016-11-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"550353","date":"2017-03-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"550353","date":"2017-04-12","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"578675","date":"2017-05-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578675","date":"2017-08-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578675","date":"2017-09-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"578675","date":"2017-12-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"578675","date":"2017-12-20","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"616290","date":"2018-01-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578675","date":"2018-01-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"616290","date":"2018-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"616290","date":"2018-03-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"616290","date":"2018-06-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"616290","date":"2018-07-11","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"643356","date":"2018-08-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"643356","date":"2018-09-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"690697","date":"2019-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"690697","date":"2019-06-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-000053","date":"2021-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-000053","date":"2021-03-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-137045","date":"2025-12-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137045","date":"2026-06-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":4,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97562422362326,"lng":-75.16601297815954,"geom":{"type":"Polygon","coordinates":[[[-75.165952558,39.975754925],[-75.166012585,39.975484545],[-75.166072943,39.975491885],[-75.166014259,39.975763278],[-75.165952558,39.975754925]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-003751","type":"Fire Alarm Certification","inspectionDate":"2026-02-10","result":"Certified","expirationDate":"2027-02-10","buildingId":"1003519"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":2,"stories":3,"lotArea":1666,"zoning":"RSA5","grade":"C+","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"215-15 NORTHERN BLV, BAYSIDE NY, 11361","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":168200,"taxable":168200,"land":11461,"improvement":156739,"taxableLand":11461,"taxableImprovement":156739,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":168200,"taxable":168200,"land":50460,"improvement":117740,"taxableLand":50460,"taxableImprovement":117740,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":168200,"taxable":168200,"land":50460,"improvement":117740,"taxableLand":50460,"taxableImprovement":117740,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":264000,"taxable":264000,"land":79200,"improvement":184800,"taxableLand":79200,"taxableImprovement":184800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":273100,"taxable":273100,"land":81930,"improvement":191170,"taxableLand":81930,"taxableImprovement":191170,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":273100,"taxable":273100,"land":81930,"improvement":191170,"taxableLand":81930,"taxableImprovement":191170,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":273100,"taxable":273100,"land":81930,"improvement":191170,"taxableLand":81930,"taxableImprovement":191170,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":488300,"taxable":488300,"land":97660,"improvement":390640,"taxableLand":97660,"taxableImprovement":390640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":488300,"taxable":488300,"land":97660,"improvement":390640,"taxableLand":97660,"taxableImprovement":390640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":412500,"taxable":412500,"land":82500,"improvement":330000,"taxableLand":82500,"taxableImprovement":330000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":412500,"taxable":412500,"land":82500,"improvement":330000,"taxableLand":82500,"taxableImprovement":330000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":388900,"taxable":388900,"land":77780,"improvement":311120,"taxableLand":77780,"taxableImprovement":311120,"exemptLand":0,"exemptImprovement":0}],"taxNow":5774,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1009026","date":"2019-09-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"ABANDONED","completedDate":null,"scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."},{"number":"1010965","date":"2019-09-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-09-19","scope":"USE REDUCTION TO THREE(3) DWELLING UNITS IN AN EXISTING THREE STORY STRUCTURE."},{"number":"1024660","date":"2020-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-31","scope":"INTERIOR ALTERATIONS TO 3 UNIT DWELLING. NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION."},{"number":"FP-2020-000489","date":"2020-07-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-15","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2020-002040","date":"2020-08-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-01","scope":"Complete rewire of a multi family dwelling (triplex) as per 2017 NEC codes Install new receptacles, switches and light fixtures 110v Hardwired smoke/CO2 alarms where required 400 amp service (4) Gang meter socket (3) 100 amp sub panels (1) 60 amp house panel Grounded and bonded . ALL WORK TO BE DONE ACCORDING TO ENGINEER SEALED DRAWINGS. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"EP-2021-004225","date":"2021-07-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-06","scope":"Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2020-005607","date":"2021-08-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-19","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"PP-2021-015844","date":"2021-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-15","scope":"3WC 3bt 3 lav sinks 3 kit sinks 2 laundry boxes"}],"storyTag":"New construction","storyDelta":0.4,"timeline":[{"y":2019,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"216797","type":"Rental","status":"Inactive","businessName":"CAROLYN A JOHNSON (AGT: CHRISTINE DAVIS)","legalName":"CAROLYN A JOHNSON","address":"1825 MASTER ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-06-29","latestIssueDate":"2007-01-10","expirationDate":"2008-02-29","inactiveDate":"2007-10-05"},{"number":"425625","type":"Rental","status":"Closed","businessName":"STEPHEN J HILL","legalName":"STEPHEN J HILL","address":"1825 MASTER ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-10-05","latestIssueDate":"2014-07-03","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"789186","type":"Rental","status":"Closed","businessName":"Odin Properties LLC","legalName":"Odin Properties LLC","address":"1825 MASTER ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2018-09-17","latestIssueDate":"2018-09-17","expirationDate":"2019-09-16","inactiveDate":null},{"number":"805295","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DAKOTA ASSET SERVICES  (DAKOTA ASSET SERVICES )","legalName":"DAKOTA ASSET SERVICES ","address":"1825 MASTER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-03-12","latestIssueDate":"2019-03-12","expirationDate":"2020-03-11","inactiveDate":"2020-05-10"},{"number":"818366","type":"Rental","status":"Expired","businessName":"NY/PA REAL ESTATE PARTNERS LLC","legalName":"NY/PA REAL ESTATE PARTNERS LLC ","address":"1825 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-07-17","latestIssueDate":"2025-11-26","expirationDate":"2026-07-16","inactiveDate":null}],"licenseActivity":[{"number":"818366","type":"Rental","businessName":"NY/PA REAL ESTATE PARTNERS LLC","legalName":"NY/PA REAL ESTATE PARTNERS LLC ","issuedDate":"2019-07-17","latestIssueDate":"2025-11-26","closureDate":"2026-07-16","expirationDate":"2026-07-16","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"805295","type":"Vacant Residential Property / Lot","businessName":"DAKOTA ASSET SERVICES  (DAKOTA ASSET SERVICES )","legalName":"DAKOTA ASSET SERVICES ","issuedDate":"2019-03-12","latestIssueDate":"2019-03-12","closureDate":"2020-05-10","expirationDate":"2020-03-11","inactiveDate":"2020-05-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"789186","type":"Rental","businessName":"Odin Properties LLC","legalName":"Odin Properties LLC","issuedDate":"2018-09-17","latestIssueDate":"2018-09-17","closureDate":"2019-09-16","expirationDate":"2019-09-16","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"425625","type":"Rental","businessName":"STEPHEN J HILL","legalName":"STEPHEN J HILL","issuedDate":"2007-10-05","latestIssueDate":"2014-07-03","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"216797","type":"Rental","businessName":"CAROLYN A JOHNSON (AGT: CHRISTINE DAVIS)","legalName":"CAROLYN A JOHNSON","issuedDate":"2004-06-29","latestIssueDate":"2007-01-10","closureDate":"2007-10-05","expirationDate":"2008-02-29","inactiveDate":"2007-10-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1010965: 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":"1 permit not marked completed: 1009026 (ABANDONED).","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":"3 open L&I violations","finding":"10 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":"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":"14 failed, 2 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #805295: Inactive since May 10, 2020","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 10, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}