{"asOf":"2026-07-27T14:21:01.766Z","block":"4800-4899 WALNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-walnut-st","address":"4811 WALNUT ST","parcelNumber":"601044605","source":"https://property.phila.gov/?p=601044605","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"Y & G REAL ESTATE LLC","coOwner":null,"marketValue":737000,"landAssessment":147400,"improvementAssessment":589600,"livableArea":3200,"yearBuilt":1925,"lastSale":{"price":160000,"date":"2018-01-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"2548595","date":"2011-08-18","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2548594","date":"2011-08-18","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058629","date":"2013-08-13","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058632","date":"2013-08-13","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058631","date":"2013-08-13","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058630","date":"2013-08-13","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4746237","date":"2016-10-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4746236","date":"2016-10-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"292619","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-18","completedDate":"2018-11-06","violations":[{"number":"2548595","date":"2011-08-18","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2548594","date":"2011-08-18","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"397441","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-14","completedDate":"2018-11-06","violations":[{"number":"3058629","date":"2013-08-13","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058632","date":"2013-08-13","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058631","date":"2013-08-13","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058630","date":"2013-08-13","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"558591","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-10-06","completedDate":"2018-08-06","violations":[{"number":"4746237","date":"2016-10-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4746236","date":"2016-10-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"292619","date":"2011-08-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"292619","date":"2011-11-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"292619","date":"2011-12-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"292619","date":"2012-05-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"292619","date":"2012-08-18","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"292619","date":"2012-10-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"397441","date":"2013-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"397441","date":"2013-09-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"397441","date":"2013-10-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"397441","date":"2014-01-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"397441","date":"2014-01-11","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"558591","date":"2016-10-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"558591","date":"2017-04-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"558591","date":"2018-07-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"558591","date":"2018-08-03","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95630682409453,"lng":-75.21811749941351,"geom":{"type":"Polygon","coordinates":[[[-75.21805998,39.956414636],[-75.218113872,39.956149965],[-75.21818385,39.956158458],[-75.218120575,39.95646417],[-75.218050663,39.956455551],[-75.21805998,39.956414636]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-000096","type":"Sprinkler Certification","inspectionDate":"2023-04-05","result":"Certified","expirationDate":"2024-04-05","buildingId":"1448172"},{"number":"BC-2023-015058","type":"Fire Alarm Certification","inspectionDate":"2023-06-02","result":"Certified","expirationDate":"2024-06-02","buildingId":"1448172"},{"number":"BC-2024-023506","type":"Fire Alarm Certification","inspectionDate":"2024-08-06","result":"Certified","expirationDate":"2025-08-06","buildingId":"1448172"},{"number":"BC-2026-000874","type":"Fire Alarm Certification","inspectionDate":"2025-10-27","result":"Certified","expirationDate":"2026-10-27","buildingId":"1448172"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":6,"baths":4,"stories":2,"lotArea":2223,"zoning":"RM1","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"509 WALDRON TERRACE, MERION STATION PA, 19066","mailOut":true,"appeals":[],"taxYears":[{"year":2006,"total":541.9,"principal":0,"interest":443.14,"penalty":48.38},{"year":2007,"total":1238.05,"principal":0,"interest":1027.7,"penalty":120.28},{"year":2008,"total":2424.34,"principal":930.96,"interest":1211.42,"penalty":120.28},{"year":2009,"total":3091.11,"principal":1673.91,"interest":1101.95,"penalty":120.28},{"year":2010,"total":2231.89,"principal":1283.42,"interest":712.3,"penalty":89.84},{"year":2011,"total":3093.69,"principal":1888.33,"interest":878.07,"penalty":132.18},{"year":2012,"total":3025.04,"principal":1961.11,"interest":735.42,"penalty":137.28},{"year":2013,"total":2939.18,"principal":2031.59,"interest":579.01,"penalty":142.21},{"year":2014,"total":2992.36,"principal":2162.79,"interest":422.09,"penalty":151.4}],"taxNet":21577.56,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":173100,"taxable":143400,"land":36508,"improvement":136592,"taxableLand":36508,"taxableImprovement":106892,"exemptLand":0,"exemptImprovement":29700},{"y":2017,"v":173100,"taxable":143400,"land":36508,"improvement":136592,"taxableLand":36508,"taxableImprovement":106892,"exemptLand":0,"exemptImprovement":29700},{"y":2018,"v":248700,"taxable":219000,"land":37305,"improvement":211395,"taxableLand":37305,"taxableImprovement":181695,"exemptLand":0,"exemptImprovement":29700},{"y":2019,"v":249600,"taxable":249600,"land":37400,"improvement":212200,"taxableLand":37400,"taxableImprovement":212200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":560000,"taxable":249600,"land":83888,"improvement":476112,"taxableLand":83888,"taxableImprovement":165712,"exemptLand":0,"exemptImprovement":310400},{"y":2021,"v":560000,"taxable":249600,"land":83888,"improvement":476112,"taxableLand":83888,"taxableImprovement":165712,"exemptLand":0,"exemptImprovement":310400},{"y":2022,"v":560000,"taxable":249600,"land":83888,"improvement":476112,"taxableLand":83888,"taxableImprovement":165712,"exemptLand":0,"exemptImprovement":310400},{"y":2023,"v":588600,"taxable":281611,"land":117720,"improvement":470880,"taxableLand":117720,"taxableImprovement":163891,"exemptLand":0,"exemptImprovement":306989},{"y":2024,"v":588600,"taxable":281611,"land":117720,"improvement":470880,"taxableLand":117720,"taxableImprovement":163891,"exemptLand":0,"exemptImprovement":306989},{"y":2025,"v":978400,"taxable":468108,"land":195680,"improvement":782720,"taxableLand":195680,"taxableImprovement":272428,"exemptLand":0,"exemptImprovement":510292},{"y":2026,"v":978400,"taxable":468108,"land":195680,"improvement":782720,"taxableLand":195680,"taxableImprovement":272428,"exemptLand":0,"exemptImprovement":510292},{"y":2027,"v":737000,"taxable":352612,"land":147400,"improvement":589600,"taxableLand":147400,"taxableImprovement":205212,"exemptLand":0,"exemptImprovement":384388}],"taxNow":6553,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"893836","date":"2018-08-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-06","scope":"MAKE SAFE PERMIT -FOR RECONSTRUCTION OF THE ONE-STORY NON-LOAD BEARING FRONT WALL AS PER PLANS TO RESOLVE CASE #558591. 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 #558591."},{"number":"900153","date":"2018-08-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"904276","date":"2018-08-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-30","scope":"FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING [FOUR (4) DWELLING UNITS] THROUGHOUT AN EXISTING BUILDING."},{"number":"902137","date":"2018-08-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"LEVEL II ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A FOUR (4) FAMILY DWELLING IN AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"917692","date":"2018-10-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"INSTALL (4) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"915773","date":"2018-10-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"ALTERATIONS: INTERIOR PLUMBING; CHANGE OF OCCUPANCY TO CREATE A FOUR (4) FAMILY DWELLING; 3 STORY STRUCTURE- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"915933","date":"2018-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-27","scope":"INSTALL 600AMP SERVICE WITH GROUNDING,5 METERS(4 APARTMENTS AND 1 HOUSE) AND WIRING THROUGHOUT 4 FAMILY DWELLLING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,CO DETECTORS,LOW VOLTAGE PHONE,CABLE AND DOORBELL AS PER 2008 NEC (WEST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,PULLS,LIGHTS AND PANEL AS PER NFPA72"},{"number":"931096","date":"2018-12-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"940817","date":"2019-01-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-12","scope":"NEW 5 COMPLETE SEWER/ CURB TRAP/ FAI AND HOUSE DRAIN NEW 1\" WATER SERVICE PA1 2019.0100431"},{"number":"FP-2022-000542","date":"2022-02-16","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-05-18","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (1) Sprinkler Head on first fl."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"sale","p":160000},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"255826","type":"Rental","status":"Inactive","businessName":"CECIL V HANSON JR","legalName":"CECIL V HANSON JR","address":"4811 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"571992","type":"Rental","status":"Inactive","businessName":"PATRICIA THOMAS","legalName":"PATRICIA THOMAS","address":"4811 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-08-22","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"685803","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PATRICIA THOMAS","legalName":"PATRICIA THOMAS","address":"4811 WALNUT ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-12-08","latestIssueDate":"2015-12-08","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"831134","type":"Rental","status":"Active","businessName":"Y&G Real Estate LLC","legalName":"Y&G Real Estate LLC","address":"4811 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2019-12-07","latestIssueDate":"2026-01-26","expirationDate":"2026-12-06","inactiveDate":null}],"licenseActivity":[{"number":"831134","type":"Rental","businessName":"Y&G Real Estate LLC","legalName":"Y&G Real Estate LLC","issuedDate":"2019-12-07","latestIssueDate":"2026-01-26","closureDate":null,"expirationDate":"2026-12-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"685803","type":"Vacant Residential Property / Lot","businessName":"PATRICIA THOMAS","legalName":"PATRICIA THOMAS","issuedDate":"2015-12-08","latestIssueDate":"2015-12-08","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"571992","type":"Rental","businessName":"PATRICIA THOMAS","legalName":"PATRICIA THOMAS","issuedDate":"2012-08-22","latestIssueDate":"2014-03-15","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"255826","type":"Rental","businessName":"CECIL V HANSON JR","legalName":"CECIL V HANSON JR","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 66% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $588,600 to $978,400","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":"Use permit #904276: COMPLETED.","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: FP-2022-000542 (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 8 historical violations across 3 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 5, 2024; Fire Alarm Certification: Certified through Oct 27, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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 (509 WALDRON TERRACE, MERION STATION PA, 19066).","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 1925 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":"8 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 3, 2018.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #685803: Inactive since Mar 1, 2017","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}