{"asOf":"2026-07-28T06:19:36.695Z","block":"1800-1899 POINT BREEZE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-point-breeze-ave","address":"1831 POINT BREEZE AVE","parcelNumber":"482265700","source":"https://property.phila.gov/?p=482265700","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"PLATA GUSTAVO RIVAS","coOwner":null,"marketValue":386500,"landAssessment":77300,"improvementAssessment":309200,"livableArea":1542,"yearBuilt":1920,"lastSale":{"price":408000,"date":"2026-02-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"2435834","date":"2012-02-28","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2435835","date":"2012-02-28","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2889058","date":"2013-08-02","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4607226","date":"2017-06-12","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4607225","date":"2017-06-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134233","date":"2015-08-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134235","date":"2015-08-01","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134234","date":"2015-08-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4129809","date":"2016-10-31","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4129808","date":"2016-10-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5187594","date":"2019-09-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"317467","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-02-28","completedDate":"2018-07-11","violations":[{"number":"2435834","date":"2012-02-28","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2435835","date":"2012-02-28","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"395695","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-08-06","completedDate":"2013-08-06","violations":[{"number":"2889058","date":"2013-08-02","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"405915","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-10-07","completedDate":"2018-06-28","violations":[{"number":"4607226","date":"2017-06-12","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4607225","date":"2017-06-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"495241","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-08-01","completedDate":"2018-07-11","violations":[{"number":"4134233","date":"2015-08-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134235","date":"2015-08-01","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134234","date":"2015-08-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"561725","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-10-31","completedDate":"2017-04-18","violations":[{"number":"4129809","date":"2016-10-31","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4129808","date":"2016-10-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"707529","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-09-19","completedDate":"2019-11-08","violations":[{"number":"5187594","date":"2019-09-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"317467","date":"2012-02-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"317467","date":"2012-04-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"317467","date":"2012-05-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"395695","date":"2013-08-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"405915","date":"2013-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2013-12-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2014-01-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2015-05-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"495241","date":"2015-08-01","type":"VAC INSP","status":"FAILED"},{"caseNumber":"495241","date":"2015-09-18","type":"VAC INSP","status":"FAILED"},{"caseNumber":"405915","date":"2016-02-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"495241","date":"2016-10-24","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"561725","date":"2016-10-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"561725","date":"2017-04-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"405915","date":"2017-06-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2017-07-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2017-09-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2018-03-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"405915","date":"2018-06-27","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"317467","date":"2018-07-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"495241","date":"2018-07-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"707529","date":"2019-09-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"707529","date":"2019-10-17","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":3,"passes":1},{"y":2018,"fails":1,"passes":3},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92916496540678,"lng":-75.18423683085932,"geom":{"type":"Polygon","coordinates":[[[-75.184103845,39.929118855],[-75.184113716,39.92907149],[-75.184380444,39.929217394],[-75.184347762,39.929252835],[-75.184103845,39.929118855]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":3,"stories":2,"lotArea":1384,"zoning":"CMX2","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1831 POINT BREEZE AVE, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":24900,"taxable":24900,"land":15876,"improvement":9024,"taxableLand":15876,"taxableImprovement":9024,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24900,"taxable":24900,"land":9462,"improvement":15438,"taxableLand":9462,"taxableImprovement":15438,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24900,"taxable":24900,"land":9462,"improvement":15438,"taxableLand":9462,"taxableImprovement":15438,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":33800,"taxable":33800,"land":12844,"improvement":20956,"taxableLand":12844,"taxableImprovement":20956,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":36300,"taxable":36300,"land":13794,"improvement":22506,"taxableLand":13794,"taxableImprovement":22506,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":36300,"taxable":36300,"land":13794,"improvement":22506,"taxableLand":13794,"taxableImprovement":22506,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":36300,"taxable":36300,"land":13794,"improvement":22506,"taxableLand":13794,"taxableImprovement":22506,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":93100,"taxable":93100,"land":18620,"improvement":74480,"taxableLand":18620,"taxableImprovement":74480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":93100,"taxable":93100,"land":18620,"improvement":74480,"taxableLand":18620,"taxableImprovement":74480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":335200,"taxable":335200,"land":67040,"improvement":268160,"taxableLand":67040,"taxableImprovement":268160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":335200,"taxable":335200,"land":67040,"improvement":268160,"taxableLand":67040,"taxableImprovement":268160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":386500,"taxable":386500,"land":77300,"improvement":309200,"taxableLand":77300,"taxableImprovement":309200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4692,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"734962","date":"2016-11-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-18","scope":"MAKE SAFE PERMIT - FOR REPLACEMENT OF EXISTING DOOR HEADER WITH STEEL LINTEL AND REPAIRS TO FRONT FACADE AS PER ENGINEER’S REPORT TO RESOLVE CASE #561725. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #561725."},{"number":"883157","date":"2018-06-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"MAKE SAFE PERMIT- FOR REPAIR TO SIDE AND REAR WALLS WITH LIKE IN KIND MATERIAL TO RESOLVE CASE #405915. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #405915."},{"number":"915423","date":"2018-11-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-12","scope":"FOR THE RELOCATION OF STAIRS AT THE 1ST AND 2ND FLOOR. FOR THE RENOVATION OF TWO EXISTING RESIDENTIAL UNITS W/ ALL PROPOSED ALTERATIONS BEING NON-LOAD BEARING. FOR THE ESTABLISHMENT OF REQUIRED FIRE RATINGS BETWEEN THE TWO RESIDENTIAL UNITS."},{"number":"950005","date":"2019-02-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2020-03-18","scope":"INSTALL 10 FIXTURES AS PER 2004 PPC"},{"number":"949800","date":"2019-02-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-09","scope":"(Wire or re-wire) (one- or two-) family dwelling. COMPLETE WITH 200 AMP SERVICE AND (3) GANG METER SOCKET WITH (2) SUB-PANELS AND HOUSE PANELS. ALL WORK AS PER 2008 NEC"},{"number":"1012579","date":"2019-09-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-03-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL TWO(2) HVAC SYSTEMS INSTALLED WHERE CONFINED IN THE SPACE WHICH IT CONDITIONS. TWO 14SEER 2.5TON HEAT PUMP WITH 81CFM. For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."}],"storyTag":"New construction","storyDelta":15.32,"timeline":[{"y":2017,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"sale","p":110000},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":409900},{"y":2026,"k":"sale","p":408000}],"rented":true,"licenses":[{"number":"418135","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BLOODSAW-NELSON DELORES","legalName":"BLOODSAW-NELSON DELORES                           ","address":"1831 POINT BREEZE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-07-24","latestIssueDate":"2015-03-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"793994","type":"Rental","status":"Inactive","businessName":"RUSHDI KOTARJA AND LUAN KOTARJA","legalName":"RUSHDI KOTARJA AND LUAN KOTARJA","address":"1831 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-11-08","latestIssueDate":"2018-11-08","expirationDate":"2019-11-07","inactiveDate":"2020-01-06"},{"number":"839281","type":"Rental","status":"Inactive","businessName":"JOHN CHANG (JPK INVESTMENT LLC )","legalName":"JOHN CHANG (JPK INVESTMENT LLC )","address":"1831 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-03-06","latestIssueDate":"2020-03-06","expirationDate":"2021-03-05","inactiveDate":"2021-05-04"},{"number":"892321","type":"Rental","status":"Inactive","businessName":"Keith Hale","legalName":"Keith Hale","address":"1831 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-04-18","latestIssueDate":"2026-02-12","expirationDate":"2026-04-17","inactiveDate":"2026-06-16"},{"number":"1010250","type":"Rental","status":"Active","businessName":"Gustavo Rivas Plata (Gustavo Rivas Plata)","legalName":"Gustavo Rivas Plata","address":"1831 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-12","latestIssueDate":"2026-06-12","expirationDate":"2027-06-11","inactiveDate":null}],"licenseActivity":[{"number":"1010250","type":"Rental","businessName":"Gustavo Rivas Plata (Gustavo Rivas Plata)","legalName":"Gustavo Rivas Plata","issuedDate":"2026-06-12","latestIssueDate":"2026-06-12","closureDate":null,"expirationDate":"2027-06-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"892321","type":"Rental","businessName":"Keith Hale","legalName":"Keith Hale","issuedDate":"2022-04-18","latestIssueDate":"2026-02-12","closureDate":"2026-06-16","expirationDate":"2026-04-17","inactiveDate":"2026-06-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"839281","type":"Rental","businessName":"JOHN CHANG (JPK INVESTMENT LLC )","legalName":"JOHN CHANG (JPK INVESTMENT LLC )","issuedDate":"2020-03-06","latestIssueDate":"2020-03-06","closureDate":"2021-05-04","expirationDate":"2021-03-05","inactiveDate":"2021-05-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"793994","type":"Rental","businessName":"RUSHDI KOTARJA AND LUAN KOTARJA","legalName":"RUSHDI KOTARJA AND LUAN KOTARJA","issuedDate":"2018-11-08","latestIssueDate":"2018-11-08","closureDate":"2020-01-06","expirationDate":"2019-11-07","inactiveDate":"2020-01-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"418135","type":"Vacant Residential Property / Lot","businessName":"BLOODSAW-NELSON DELORES","legalName":"BLOODSAW-NELSON DELORES                           ","issuedDate":"2007-07-24","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 260% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $93,100 to $335,200","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"1 permit not marked completed: 950005 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 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":"15 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 17, 2019.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #418135: Inactive since Apr 29, 2016","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/"}],"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"}]}