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Dwellings","units":1,"issuedDate":"2005-06-27","latestIssueDate":"2005-06-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"563930","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","address":"4645 N 13TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-10","latestIssueDate":"2013-01-30","expirationDate":"2013-02-28","inactiveDate":null},{"number":"650364","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CHARLES WILLIES","legalName":"CHARLES WILLIES","address":"4645 N 13TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-18","latestIssueDate":"2015-03-14","expirationDate":"2016-02-29","inactiveDate":null},{"number":"741630","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SHELLPOINT MORTGAGE SERVICES","legalName":"SHELLPOINT MORTGAGE SERVICES","address":"4645 N 13TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-06-10","latestIssueDate":"2017-06-10","expirationDate":"2018-06-09","inactiveDate":"2018-08-08"},{"number":"824233","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Victory America, LLC","legalName":"Victory America, LLC","address":"4645 N 13TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-09-19","latestIssueDate":"2019-09-19","expirationDate":"2020-09-18","inactiveDate":"2020-11-17"},{"number":"912836","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"13 HOMES OPPORTUNITY LLC","legalName":"13 HOMES OPPORTUNITY LLC ","address":"4645 N 13TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-12-20","latestIssueDate":"2024-11-27","expirationDate":"2025-12-19","inactiveDate":"2026-02-17"},{"number":"0971867","type":"Rental","status":"Active","businessName":"13 Homes Opportunity LLC (Dwellings)","legalName":"13 Homes Opportunity LLC","address":"4645 N 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-02-19","latestIssueDate":"2026-01-05","expirationDate":"2027-02-18","inactiveDate":null}],"licenseActivity":[{"number":"0971867","type":"Rental","businessName":"13 Homes Opportunity LLC (Dwellings)","legalName":"13 Homes Opportunity LLC","issuedDate":"2025-02-19","latestIssueDate":"2026-01-05","closureDate":null,"expirationDate":"2027-02-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"912836","type":"Vacant Residential Property / Lot","businessName":"13 HOMES OPPORTUNITY LLC","legalName":"13 HOMES OPPORTUNITY LLC ","issuedDate":"2022-12-20","latestIssueDate":"2024-11-27","closureDate":"2026-02-17","expirationDate":"2025-12-19","inactiveDate":"2026-02-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"824233","type":"Vacant Residential Property / Lot","businessName":"Victory America, LLC","legalName":"Victory America, LLC","issuedDate":"2019-09-19","latestIssueDate":"2019-09-19","closureDate":"2020-11-17","expirationDate":"2020-09-18","inactiveDate":"2020-11-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"741630","type":"Vacant Residential Property / Lot","businessName":"SHELLPOINT MORTGAGE SERVICES","legalName":"SHELLPOINT MORTGAGE SERVICES","issuedDate":"2017-06-10","latestIssueDate":"2017-06-10","closureDate":"2018-08-08","expirationDate":"2018-06-09","inactiveDate":"2018-08-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"650364","type":"Vacant Residential Property / Lot","businessName":"CHARLES WILLIES","legalName":"CHARLES WILLIES","issuedDate":"2014-12-18","latestIssueDate":"2015-03-14","closureDate":"2016-02-29","expirationDate":"2016-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"563930","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","issuedDate":"2012-05-10","latestIssueDate":"2013-01-30","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"324332","type":"Rental","businessName":"1435 WEST WYOMING LLC","legalName":"1435 WEST WYOMING LLC","issuedDate":"2005-06-27","latestIssueDate":"2005-06-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-013337: Completed · Granted; related permit ZP-2022-013337.","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":"violations","level":"attention","title":"1 open L&I violation","finding":"28 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-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-STE 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":"25 failed, 10 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 16, 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":"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 #563930: Closed; Vacant Residential Property / Lot #650364: Closed; Vacant Residential Property / Lot #741630: Inactive since Aug 8, 2018; Vacant Residential Property / Lot #824233: Inactive since Nov 17, 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/"}],"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"}]}