{"asOf":"2026-07-30T16:51:32.326Z","block":"5000-5099 N 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-n-12th-st","address":"5028 N 12TH ST","parcelNumber":"491466700","source":"https://property.phila.gov/?p=491466700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H50","buildingCodeNew":"36","buildingClass":"SEMI/DET 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"Multi-family","owner":"13 HOMES OPPORTUNITY LLC","coOwner":null,"marketValue":279200,"landAssessment":55840,"improvementAssessment":223360,"livableArea":2754,"yearBuilt":1935,"lastSale":{"price":250000,"date":"2021-10-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-037393","date":"2020-09-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-03-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-10-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-037394","date":"2020-09-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-03-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-10-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053814","date":"2022-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-11-23","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053815","date":"2022-07-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-11-23","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053816","date":"2022-07-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-11-23","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053817","date":"2022-07-26","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2023-01-04","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053818","date":"2022-07-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2023-01-04","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053819","date":"2022-07-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-043490","date":"2024-05-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2024-06-21","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2020-066108","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-09-23","completedDate":"2021-04-21","noticeUrl":null,"violations":[{"number":"VI-2020-037393","date":"2020-09-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-03-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-10-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-037394","date":"2020-09-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-03-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-10-09","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-073882","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-26","completedDate":"2023-01-04","noticeUrl":null,"violations":[{"number":"VI-2022-053814","date":"2022-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-11-23","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053815","date":"2022-07-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-11-23","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053816","date":"2022-07-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-11-23","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053817","date":"2022-07-26","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2023-01-04","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053818","date":"2022-07-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2023-01-04","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053819","date":"2022-07-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2023-01-04","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-053692","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-05-30","completedDate":"2024-06-21","noticeUrl":null,"violations":[{"number":"VI-2024-043490","date":"2024-05-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2024-06-21","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2022,"n":6,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-066108","date":"2020-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-066108","date":"2020-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-073882","date":"2022-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-073882","date":"2022-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-073882","date":"2022-11-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-073882","date":"2023-01-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-053692","date":"2024-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-053692","date":"2024-06-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0296863379163,"lng":-75.14314318793984,"geom":{"type":"Polygon","coordinates":[[[-75.142989125,40.029698282],[-75.143003832,40.029635877],[-75.143297582,40.029674865],[-75.143284252,40.029736414],[-75.142989125,40.029698282]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-005446","type":"Fire Alarm Certification","inspectionDate":"2023-11-28","result":"Certified","expirationDate":"2024-11-28","buildingId":"1180375"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":5,"baths":3,"stories":3,"lotArea":1974,"zoning":"RSA3","grade":"C","basement":"D","heater":"C","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1849 GREEN BAY RD 280, HIGHLAND PARK IL, 60035","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] APPLICATION IS FOR A MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) IN AN EXISTING STRUCTURE\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Ph","status":"Completed","outcome":"Granted","date":"2024-01-12","number":"ZP-2023-002926","relatedPermit":"ZP-2023-002926"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":124700,"taxable":94700,"land":11054,"improvement":113646,"taxableLand":11054,"taxableImprovement":83646,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":124700,"taxable":124700,"land":18705,"improvement":105995,"taxableLand":18705,"taxableImprovement":105995,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":124700,"taxable":124700,"land":18705,"improvement":105995,"taxableLand":18705,"taxableImprovement":105995,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":130400,"taxable":130400,"land":19560,"improvement":110840,"taxableLand":19560,"taxableImprovement":110840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":131000,"taxable":131000,"land":19650,"improvement":111350,"taxableLand":19650,"taxableImprovement":111350,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":131000,"taxable":131000,"land":19650,"improvement":111350,"taxableLand":19650,"taxableImprovement":111350,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":131000,"taxable":131000,"land":19650,"improvement":111350,"taxableLand":19650,"taxableImprovement":111350,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":179200,"taxable":179200,"land":35840,"improvement":143360,"taxableLand":35840,"taxableImprovement":143360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":179200,"taxable":179200,"land":35840,"improvement":143360,"taxableLand":35840,"taxableImprovement":143360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":261500,"taxable":261500,"land":52300,"improvement":209200,"taxableLand":52300,"taxableImprovement":209200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":261500,"taxable":261500,"land":52300,"improvement":209200,"taxableLand":52300,"taxableImprovement":209200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":279200,"taxable":279200,"land":55840,"improvement":223360,"taxableLand":55840,"taxableImprovement":223360,"exemptLand":0,"exemptImprovement":0}],"taxNow":3660,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2023-000586","date":"2023-01-23","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-08-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Interior non-load bearing demo"},{"number":"CP-2022-004934","date":"2023-03-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-12-05","scope":"FOR ALTERATION ONLY**SEPARATE PERMIT REQUIRED FOR THE C/O ISSUANCE*SEPARATE ZONING PERMIT REQUIRED PRIOR TO FINAL OCCUPANCY** SPRINKLER SYSTEM TO BE INSTALLED AS PER NFPA13R MIN**"},{"number":"ZP-2023-002926","date":"2023-12-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"FP-2024-002230","date":"2024-10-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-02","scope":"Rough-In Permit for FP-2024-002135 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"CP-2024-006275","date":"2024-12-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-07-02","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING SPACE FOR USE AS AN APARTMENT (R-2 OCCUPANCY WITH THREE (3) DWELLING UNITS), ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. 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. ***BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R***"},{"number":"FP-2024-002135","date":"2025-01-31","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-29","scope":"FOR THE INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"PP-2025-008467","date":"2025-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-06-29","scope":"Install (3) lavatories, (3) water closets, (3) tub/shower. WITHOUT PIPING"},{"number":"EP-2025-006320","date":"2026-02-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-28","scope":"INSTALL ONE 200 AMP SUBPANELS FOR ONE DWELLING AND ONE 100 AMP SUBPANELS FOR EACH OF THE 2 DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC AND PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":5.94,"timeline":[{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"721125","type":"Rental","status":"Inactive","businessName":"Genesis Real Estate USA 3 LLC","legalName":"Genesis Real Estate USA 3 LLC","address":"5028 N 12TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2016-11-23","latestIssueDate":"2016-11-23","expirationDate":"2017-11-21","inactiveDate":"2018-01-20"},{"number":"728816","type":"Rental","status":"Inactive","businessName":"GENESIS REAL ESTATE USA INC","legalName":"GENESIS REAL ESTATE USA INC","address":"5028 N 12TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2017-02-16","latestIssueDate":"2020-01-31","expirationDate":"2021-02-15","inactiveDate":"2021-04-16"},{"number":"912831","type":"Vacant Residential Property / Lot","status":"Active","businessName":"13 HOMES OPPORTUNITY LLC","legalName":"13 HOMES OPPORTUNITY LLC","address":"5028 N 12TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-12-20","latestIssueDate":"2026-01-22","expirationDate":"2026-12-19","inactiveDate":null},{"number":"1013787","type":"Rental","status":"Active","businessName":"13 Homes Opportunity LLC","legalName":"13 Homes Opportunity LLC","address":"5028 N 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-07-27","latestIssueDate":"2026-07-27","expirationDate":"2027-07-26","inactiveDate":null}],"licenseActivity":[{"number":"1013787","type":"Rental","businessName":"13 Homes Opportunity LLC","legalName":"13 Homes Opportunity LLC","issuedDate":"2026-07-27","latestIssueDate":"2026-07-27","closureDate":null,"expirationDate":"2027-07-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"912831","type":"Vacant Residential Property / Lot","businessName":"13 HOMES OPPORTUNITY LLC","legalName":"13 HOMES OPPORTUNITY LLC","issuedDate":"2022-12-20","latestIssueDate":"2026-01-22","closureDate":null,"expirationDate":"2026-12-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"728816","type":"Rental","businessName":"GENESIS REAL ESTATE USA INC","legalName":"GENESIS REAL ESTATE USA INC","issuedDate":"2017-02-16","latestIssueDate":"2020-01-31","closureDate":"2021-04-16","expirationDate":"2021-02-15","inactiveDate":"2021-04-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"721125","type":"Rental","businessName":"Genesis Real Estate USA 3 LLC","legalName":"Genesis Real Estate USA 3 LLC","issuedDate":"2016-11-23","latestIssueDate":"2016-11-23","closureDate":"2018-01-20","expirationDate":"2017-11-21","inactiveDate":"2018-01-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","units":3,"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":["8 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 #ZP-2023-002926: Completed · Granted; related permit ZP-2023-002926.","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":"3 permits not marked completed: GM-2023-000586 (Expired), CP-2022-004934 (Expired), PP-2025-008467 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 28, 2024","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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1849 GREEN BAY RD 280, HIGHLAND PARK IL, 60035).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1935 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":"7 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 21, 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":"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 9 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/"}],"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"}]}