{"asOf":"2026-07-31T00:04:38.624Z","block":"1800-1899 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-s-23rd-st","address":"1839 S 23RD ST","parcelNumber":"482247800","source":"https://property.phila.gov/?p=482247800","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"22","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"BRAND JAMES","coOwner":null,"marketValue":399100,"landAssessment":79820,"improvementAssessment":319280,"livableArea":2080,"yearBuilt":1920,"lastSale":{"price":150000,"date":"2019-10-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1778241","date":"2010-08-10","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-19","underAppeal":false,"noticeUrl":null},{"number":"1778240","date":"2010-08-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-19","underAppeal":false,"noticeUrl":null},{"number":"1778239","date":"2010-08-10","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-19","underAppeal":false,"noticeUrl":null},{"number":"2250321","date":"2011-09-14","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-02-08","underAppeal":false,"noticeUrl":null},{"number":"2250324","date":"2011-09-14","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-02-08","underAppeal":false,"noticeUrl":null},{"number":"2250322","date":"2011-09-14","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-02-08","underAppeal":false,"noticeUrl":null},{"number":"3885348","date":"2015-07-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885346","date":"2015-07-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885345","date":"2015-07-20","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885349","date":"2015-07-20","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885347","date":"2015-07-20","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"246613","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-10","completedDate":"2010-08-19","noticeUrl":null,"violations":[{"number":"1778241","date":"2010-08-10","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-19","underAppeal":false,"noticeUrl":null},{"number":"1778240","date":"2010-08-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-19","underAppeal":false,"noticeUrl":null},{"number":"1778239","date":"2010-08-10","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-19","underAppeal":false,"noticeUrl":null}]},{"number":"296873","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2011-09-14","completedDate":"2019-10-02","noticeUrl":null,"violations":[{"number":"2250321","date":"2011-09-14","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-02-08","underAppeal":false,"noticeUrl":null},{"number":"2250324","date":"2011-09-14","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-02-08","underAppeal":false,"noticeUrl":null},{"number":"2250322","date":"2011-09-14","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-02-08","underAppeal":false,"noticeUrl":null}]},{"number":"492443","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-07-20","completedDate":null,"noticeUrl":null,"violations":[{"number":"3885348","date":"2015-07-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885346","date":"2015-07-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885345","date":"2015-07-20","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885349","date":"2015-07-20","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null},{"number":"3885347","date":"2015-07-20","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-07","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2015,"n":5,"worst":null}],"investigations":[{"caseNumber":"246613","date":"2010-07-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246613","date":"2010-08-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"296873","date":"2011-09-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"296873","date":"2011-10-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"296873","date":"2012-02-08","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"492443","date":"2015-07-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"492443","date":"2015-08-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"492443","date":"2015-10-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"492443","date":"2016-03-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"492443","date":"2016-10-07","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92878712629809,"lng":-75.18364698741846,"geom":{"type":"Polygon","coordinates":[[[-75.183532506,39.928797892],[-75.183542486,39.928748708],[-75.183760592,39.92877598],[-75.183751741,39.928825753],[-75.183532506,39.928797892]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-012790","type":"Fire Alarm Certification","inspectionDate":"2024-05-06","result":"Deficient","expirationDate":null,"buildingId":"1440146"},{"number":"BC-2025-027018","type":"Fire Alarm Certification","inspectionDate":"2025-10-14","result":"Certified","expirationDate":"2026-10-14","buildingId":"1440146"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":4,"stories":2,"lotArea":1132,"zoning":"CMX2","grade":"C","basement":"D","heater":"A","centralAir":false,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1839 S 23RD ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"PROPERTY REPAIRED; PROPERTY NOT A RENTAL BUT USED BY OWNER.","status":"OPEN","outcome":"City affirmed","date":"2016-02-11","number":"25934","relatedPermit":"492443"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2020-03-04","number":"39095","relatedPermit":"1015461"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use as Multi-Family Household Living (Three Dwelling Units) in an existing attached structure.","status":"Completed","outcome":"Granted","date":"2023-01-17","number":"ZP-2022-008080","relatedPermit":"ZP-2022-008080"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":75100,"taxable":75100,"land":11292,"improvement":63808,"taxableLand":11292,"taxableImprovement":63808,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":75100,"taxable":75100,"land":14269,"improvement":60831,"taxableLand":14269,"taxableImprovement":60831,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":75100,"taxable":45100,"land":14269,"improvement":60831,"taxableLand":14269,"taxableImprovement":30831,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":128200,"taxable":88200,"land":24358,"improvement":103842,"taxableLand":24358,"taxableImprovement":63842,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":137900,"taxable":137900,"land":26201,"improvement":111699,"taxableLand":26201,"taxableImprovement":111699,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":137900,"taxable":137900,"land":26201,"improvement":111699,"taxableLand":26201,"taxableImprovement":111699,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":137900,"taxable":137900,"land":26201,"improvement":111699,"taxableLand":26201,"taxableImprovement":111699,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":530000,"taxable":137900,"land":106000,"improvement":424000,"taxableLand":106000,"taxableImprovement":31900,"exemptLand":0,"exemptImprovement":392100},{"y":2024,"v":530000,"taxable":137900,"land":106000,"improvement":424000,"taxableLand":106000,"taxableImprovement":31900,"exemptLand":0,"exemptImprovement":392100},{"y":2025,"v":530000,"taxable":137900,"land":106000,"improvement":424000,"taxableLand":106000,"taxableImprovement":31900,"exemptLand":0,"exemptImprovement":392100},{"y":2026,"v":530000,"taxable":137900,"land":106000,"improvement":424000,"taxableLand":106000,"taxableImprovement":31900,"exemptLand":0,"exemptImprovement":392100},{"y":2027,"v":399100,"taxable":103841,"land":79820,"improvement":319280,"taxableLand":79820,"taxableImprovement":24021,"exemptLand":0,"exemptImprovement":295259}],"taxNow":1930,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"372211","date":"2011-11-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"THIS PERMIT IS ISSUED TO MAKE A DANGEROUS CONDITION SAFE BY REMOVING ALL HAZARDS AND DEBRIS FROM THE PROPERTY, ALSO TO SEAL IN TO PREVENT INTRUSION, TO MAKE WEATHER TIGHT, AND TO COMPLY VIOLATION #296873. ADDITIONAL PERMITS WILL BE REQUIRED FOR FUTURE ALTERATIONS (CONSTRUCTION) WHICH WILL REQUIRE SEALED DRAWINGS PREPARED BY A LICENSED DESIGN PROFESSIONAL IF STRUCTURAL OR FIRE SEPARATION WORK IS REQUIRED."},{"number":"ZP-2020-004660","date":"2020-10-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Two-Family"},{"number":"RP-2020-012253","date":"2020-12-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-04-01","scope":"FOR THE CONSTRUCTION/ ALTERATIONS AND REMODELING THROUGHOUT AN EXISTING ATTACHED STRUCTURE. FOR VACANT COMMERCIAL SPACE ON THE FIRST FLOOR FRONT TO A DEPTH OF 30 FEET, FOR TWO-FAMILY HOUSEHOLD LIVING, SINGLE FAMILY HOUSEHOLD LIVING ON THE FIRST FLOOR REAR AND ONE SINGLE FAMILY HOUSEHOLD LIVING ON SECOND FLOOR (TOTAL TWO DWELLING UNITS IN AN EXISTING STRUCTURE. AS PER PLANS. *******NO UNDERPINNING ON THIS APPLICATION. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH., OR ELECTRICAL WORK. ***** AMENDMENT: Vacant Commercial space in front 30 feet will now be residential per the zoning variance granted via ZP-2022-008080. Notice of decision attached."},{"number":"PP-2021-000417","date":"2021-01-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-19","scope":"supply and install water and drainage to 4 tubs 4toilets 4 lavs 3 kitchen sinks"},{"number":"EP-2020-011720","date":"2021-02-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-31","scope":"Install new 400 amp service with 4 meters. Interior wiring is less than 2000 square feet. Install 50 lights, 50 Receptacles, and 20 switches as per 2017 NEC."},{"number":"CP-2021-002197","date":"2021-05-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-20","scope":"FOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE RATED FLOOR/CEILING ASSEMBLY, RATED OPENING PROTECTIVES, INTERIOR WALL PARTITIONS, EXTERIOR FENESTRATION REPLACEMENT, AND FLOOR/CEILING/WALL FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL III ALTERATIONS) **SEPARATE PERMIT REQ'D PRIOR TO OCCUPANCY OF GROUND FLOOR COMMERCIAL SPACE. SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. Amendment to 1st floor layout to show vacant commercial space as per revised plans."},{"number":"FP-2021-000843","date":"2021-05-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-19","scope":"FOR THE INSTALLATION OF A TWO-INCH (2\") FIRE SERVICE LINE WITH A TWO-INCH (2\") BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2021-014588","date":"2021-08-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-01","scope":"Curb trap, fresh air inlet, main drain, complete 1\" water service"},{"number":"EP-2021-013020","date":"2021-12-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-22","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2022-000639","date":"2022-02-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-19","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install 3 hvac systems All Electric 1. 2ton heat pump system for firsf floor apt located in basement with 7 supply vents and 1 main return in main rool floor 1. 2 ton heat pump system for 2nd floor apt located in 2nd floor apt mechanical room with 7 supply vents 1 main return in hallway 1. Dual head ductlless wall mounted unit heat pump)."},{"number":"ZP-2022-008080","date":"2022-12-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2023-000058","date":"2023-02-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-01","scope":"Install New Fire Alarm System per provided drawings in accordance with the APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. -NOTED: CIRCLED APPLIANCES ARE TO BE LOW FREQUENCY(SEE DRAWINGS). ** SEPARATE ELCTRICAL PERMITS ARE REQUIRED FOR INTERIOR WIRING**"},{"number":"PP-2023-016408","date":"2023-12-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-03","scope":"Supply and install water and drainage to 1 toilet, 1 lav, 1 shower, 1 kitchen sink & 1 washerbox."}],"storyTag":"New construction","storyDelta":0.22,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"235737","type":"Rental","status":"Inactive","businessName":"VAN HOORN DEVELOPMENT LLC","legalName":"VAN HOORN DEVELOPMENT LLC","address":"1839 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-12","latestIssueDate":"2005-04-01","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"235737","type":"Rental","businessName":"VAN HOORN DEVELOPMENT LLC","legalName":"VAN HOORN DEVELOPMENT LLC","issuedDate":"2003-03-12","latestIssueDate":"2005-04-01","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"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":["2 permit events since 2023","1 zoning/board appeal 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 #25934: OPEN · City affirmed; related permit 492443. 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":"1 permit not marked completed: EP-2021-013020 (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":"5 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 7, 2016.","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":"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 11 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 14, 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":"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"}]}