{"asOf":"2026-07-27T09:41:46.605Z","block":"1100-1199 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-52nd-st","address":"1102 S 52ND ST","parcelNumber":"511197500","source":"https://property.phila.gov/?p=511197500","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"WUBAYEH DESSIE AKABE","coOwner":null,"marketValue":399500,"landAssessment":79900,"improvementAssessment":319600,"livableArea":1820,"yearBuilt":1915,"lastSale":{"price":20000,"date":"2012-09-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-005348","date":"2020-05-05","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-005349","date":"2020-05-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-005350","date":"2020-05-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-045484","date":"2020-10-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-01-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-045483","date":"2020-10-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-045482","date":"2020-10-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-045481","date":"2020-10-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-02-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-051657","date":"2020-12-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051658","date":"2020-12-08","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051659","date":"2020-12-08","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051655","date":"2020-12-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051656","date":"2020-12-08","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-034672","date":"2022-05-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034673","date":"2022-05-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034674","date":"2022-05-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-02-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-034675","date":"2022-05-18","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034676","date":"2022-05-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034677","date":"2022-05-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-07-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-014852","date":"2023-03-10","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014853","date":"2023-03-10","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014854","date":"2023-03-10","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014855","date":"2023-03-10","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-018013","date":"2025-04-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-018014","date":"2025-04-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2020-012981","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-05","completedDate":"2020-06-12","violations":[{"number":"VI-2020-005348","date":"2020-05-05","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-005349","date":"2020-05-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-005350","date":"2020-05-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-076930","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-29","completedDate":"2022-07-06","violations":[{"number":"VI-2020-045484","date":"2020-10-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-01-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-045483","date":"2020-10-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-045482","date":"2020-10-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-045481","date":"2020-10-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-02-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-085765","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-12-08","completedDate":null,"violations":[{"number":"VI-2020-051657","date":"2020-12-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051658","date":"2020-12-08","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051659","date":"2020-12-08","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051655","date":"2020-12-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051656","date":"2020-12-08","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-04","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-046111","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-18","completedDate":"2024-04-19","violations":[{"number":"VI-2022-034672","date":"2022-05-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034673","date":"2022-05-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034674","date":"2022-05-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-02-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-034675","date":"2022-05-18","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034676","date":"2022-05-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-04-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-034677","date":"2022-05-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-07-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-019533","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-10","completedDate":"2023-04-11","violations":[{"number":"VI-2023-014852","date":"2023-03-10","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014853","date":"2023-03-10","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014854","date":"2023-03-10","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014855","date":"2023-03-10","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-023878","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-01","completedDate":"2025-05-19","violations":[{"number":"VI-2025-018013","date":"2025-04-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-018014","date":"2025-04-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2020,"n":12,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":6,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2025,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2020-012981","date":"2020-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-012981","date":"2020-06-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-076930","date":"2020-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076930","date":"2020-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085765","date":"2020-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076930","date":"2021-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085765","date":"2021-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085765","date":"2021-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085765","date":"2021-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085765","date":"2022-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085765","date":"2022-05-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-046111","date":"2022-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076930","date":"2022-07-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-046111","date":"2023-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019533","date":"2023-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019533","date":"2023-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019533","date":"2023-04-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-046111","date":"2024-04-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-023878","date":"2025-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023878","date":"2025-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023878","date":"2025-05-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":4,"passes":1},{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":2,"passes":2},{"y":2023,"fails":3,"passes":1},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943501016715786,"lng":-75.22284807819057,"geom":{"type":"Polygon","coordinates":[[[-75.22295836,39.943395211],[-75.222994137,39.943425384],[-75.222739092,39.943606478],[-75.222702438,39.94357564],[-75.22295836,39.943395211]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":1,"lotArea":1465,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7304 SANDERLING PL, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[{"type":"BBS Unsafe","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-07-29","number":"HA-2025-001727","relatedPermit":null}],"taxYears":[{"year":2014,"total":699.54,"principal":0,"interest":407.77,"penalty":165.47},{"year":2015,"total":2264.52,"principal":1626.11,"interest":239.75,"penalty":165.47},{"year":2016,"total":880.66,"principal":725.97,"interest":10.88,"penalty":7.26}],"taxNet":3844.72,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":153400,"taxable":153400,"land":6647,"improvement":146753,"taxableLand":6647,"taxableImprovement":146753,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":153400,"taxable":153400,"land":23010,"improvement":130390,"taxableLand":23010,"taxableImprovement":130390,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":153400,"taxable":153400,"land":23010,"improvement":130390,"taxableLand":23010,"taxableImprovement":130390,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":157100,"taxable":157100,"land":23565,"improvement":133535,"taxableLand":23565,"taxableImprovement":133535,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":180300,"taxable":180300,"land":27045,"improvement":153255,"taxableLand":27045,"taxableImprovement":153255,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":180300,"taxable":180300,"land":27045,"improvement":153255,"taxableLand":27045,"taxableImprovement":153255,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":180300,"taxable":180300,"land":27045,"improvement":153255,"taxableLand":27045,"taxableImprovement":153255,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":304100,"taxable":304100,"land":60820,"improvement":243280,"taxableLand":60820,"taxableImprovement":243280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":304100,"taxable":304100,"land":60820,"improvement":243280,"taxableLand":60820,"taxableImprovement":243280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":374400,"taxable":374400,"land":74880,"improvement":299520,"taxableLand":74880,"taxableImprovement":299520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":374400,"taxable":374400,"land":74880,"improvement":299520,"taxableLand":74880,"taxableImprovement":299520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":399500,"taxable":399500,"land":79900,"improvement":319600,"taxableLand":79900,"taxableImprovement":319600,"exemptLand":0,"exemptImprovement":0}],"taxNow":5241,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2023-004292","date":"2023-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-12","scope":"Created from Demolition Permit DP-2023-000420. Sealing lateral"},{"number":"DP-2023-000420","date":"2023-03-31","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-04-24","scope":"For the complete demolition of a SFD as part of the City of Philadelphia demolition program. Add'l specs: Remove free standing party wall c/w 110 S 52nd St and sheath if needed. replace front sidewalk. 2 stucco c/w 1100 & 1104 to be completed by third part contractor."}],"storyTag":"Improved","storyDelta":13.14,"timeline":[{"y":2020,"k":"viol","w":"12 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"demo"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"722075","type":"Vacant Residential Property / Lot","status":"Active","businessName":"DESSIE WUBAYEH","legalName":"DESSIE WUBAYEH","address":"1102 S 52ND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-12-04","latestIssueDate":"2026-03-18","expirationDate":"2026-12-03","inactiveDate":null}],"licenseActivity":[{"number":"722075","type":"Vacant Residential Property / Lot","businessName":"DESSIE WUBAYEH","legalName":"DESSIE WUBAYEH","issuedDate":"2016-12-04","latestIssueDate":"2026-03-18","closureDate":null,"expirationDate":"2026-12-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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","demolition activity 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":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 24 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-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":"15 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 19, 2025.","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/"}],"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"}]}