{"asOf":"2026-07-23T16:03:18.008Z","block":"0-99 S 51ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-51st-st","address":"40 S 51ST ST","parcelNumber":"602167700","source":"https://property.phila.gov/?p=602167700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"TRILOGY REALTY LLC","coOwner":null,"marketValue":237000,"landAssessment":47400,"improvementAssessment":189600,"livableArea":1935,"yearBuilt":1925,"lastSale":{"price":1,"date":"2024-12-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"3872489","date":"2016-01-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4113512","date":"2016-09-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2023-043438","date":"2023-06-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043439","date":"2023-06-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043440","date":"2023-06-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043441","date":"2023-06-21","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2024-04-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-043442","date":"2023-06-21","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043443","date":"2023-06-21","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043444","date":"2023-06-21","code":"PM15-304.11","title":"EXTERIOR STRUCTURE CHIMNEYS TOWERS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043445","date":"2023-06-21","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043446","date":"2023-06-21","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043447","date":"2023-06-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-04-18","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-026649","date":"2024-04-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-04-18","resolution":"SVN ISSUED"},{"number":"VI-2025-009803","date":"2025-02-26","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-02-26","resolution":"SVN ISSUED"},{"number":"VI-2025-013659","date":"2025-03-15","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-11-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-013660","date":"2025-03-15","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-11-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"516102","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-01-09","completedDate":null,"violations":[{"number":"3872489","date":"2016-01-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"555793","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-09-20","completedDate":"2016-11-29","violations":[{"number":"4113512","date":"2016-09-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-057947","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-21","completedDate":"2024-05-10","violations":[{"number":"VI-2023-043438","date":"2023-06-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043439","date":"2023-06-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043440","date":"2023-06-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043441","date":"2023-06-21","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2024-04-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-043442","date":"2023-06-21","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043443","date":"2023-06-21","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043444","date":"2023-06-21","code":"PM15-304.11","title":"EXTERIOR STRUCTURE CHIMNEYS TOWERS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043445","date":"2023-06-21","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043446","date":"2023-06-21","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"CLOSED","resolutionDate":"2024-05-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043447","date":"2023-06-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-04-18","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2024-032462","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-04-18","completedDate":null,"violations":[{"number":"VI-2024-026649","date":"2024-04-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-04-18","resolution":"SVN ISSUED"}]},{"number":"CF-2025-012563","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-26","completedDate":"2025-09-16","violations":[{"number":"VI-2025-009803","date":"2025-02-26","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-02-26","resolution":"SVN ISSUED"}]},{"number":"CF-2025-018070","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-16","completedDate":"2025-11-19","violations":[{"number":"VI-2025-013659","date":"2025-03-15","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-11-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-013660","date":"2025-03-15","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-11-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2023,"n":10,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"5645","date":"2003-01-27","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"516102","date":"2016-01-07","type":"VAC INSP","status":"FAILED"},{"caseNumber":"516102","date":"2016-02-11","type":"VAC INSP","status":"FAILED"},{"caseNumber":"516102","date":"2016-03-17","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"555793","date":"2016-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"555793","date":"2016-10-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"555793","date":"2016-11-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2023-057947","date":"2023-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-057947","date":"2024-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-032462","date":"2024-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-012563","date":"2025-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018070","date":"2025-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018070","date":"2025-11-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2003,"fails":0,"passes":1},{"y":2016,"fails":4,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.958431437162275,"lng":-75.22343505287269,"geom":{"type":"Polygon","coordinates":[[[-75.223592536,39.958429233],[-75.223582735,39.95847254],[-75.223277096,39.958433231],[-75.223286415,39.95839051],[-75.223592536,39.958429233]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1440,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"6","garage":null,"homestead":false,"mail":"221 S 52ND ST STE 06, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":5772.7,"principal":5228.53,"interest":78.42,"penalty":52.29}],"taxNet":5772.7,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":61900,"taxable":61900,"land":13618,"improvement":48282,"taxableLand":13618,"taxableImprovement":48282,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":107400,"taxable":107400,"land":21480,"improvement":85920,"taxableLand":21480,"taxableImprovement":85920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":107400,"taxable":107400,"land":21480,"improvement":85920,"taxableLand":21480,"taxableImprovement":85920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":187600,"taxable":187600,"land":37500,"improvement":150100,"taxableLand":37500,"taxableImprovement":150100,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":187600,"taxable":187600,"land":37500,"improvement":150100,"taxableLand":37500,"taxableImprovement":150100,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":237000,"taxable":237000,"land":47400,"improvement":189600,"taxableLand":47400,"taxableImprovement":189600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2626,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"922005","date":"2018-10-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR(4) DWELLING UNITS) IN AN EXISTING STRUCTURE."},{"number":"1019501","date":"2020-08-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-27","scope":"LEVEL 3 ALTERATIONS TO AN EXISTING BUILDING TO CREATE FOUR DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R. ISSUANCE OF CERTIFICATE OF OCCUPANCY. SEPARATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPPRESSION WORK."},{"number":"ZP-2021-002009","date":"2021-03-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2023-008330","date":"2023-08-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2023-006090","date":"2024-02-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-22","scope":"FOR LEVEL III INTERIOR ALTERATIONS AND EXTERIOR ALTERATIONS (NEW STAIR TO BASEMENT) WITH A COMPLETE CHANGE IN OCCUPANCY TO FIVE (5) DWELLING UNITS (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"EP-2024-006097","date":"2024-07-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-11","scope":"Install 400 amp service & wire building as per submitted plans and 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"FP-2024-001793","date":"2024-08-21","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-10","scope":"Rough-In Permit for FP-2024-001755 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":"FP-2024-001755","date":"2024-09-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-22","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS. AMENDMENT#1 TO RELOCATE LOCATION OF FIRE SERVICE LINE AND FDC."},{"number":"PP-2024-008933","date":"2024-12-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-22","scope":"INSTALL 5 WATER CLOSETS, 5 LAVATORIES, 5 SHOWER/TUBS, 5 KITCHEN SINKS, 6 FLOOR DAINS, 1 WASHING MACHINE BOX, 1 EJECTOR SUMP PUMP, 6 HOT WATER HEATERS, 5 AREA DRAINS AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2024-002783","date":"2025-02-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-22","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES/REGISTERS/DIFFUSERS, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY FIVE-FAMILY DWELLING. ALL WORK TO BE DONE AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"PP-2025-002864","date":"2025-03-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-22","scope":"Supply & install (1) 1” Domestic water lines main to bldg.. Supply (1) 1” water meter (INSTALLED BY PWD) Supply and install (2) water boxes at curb Supply and install (1) 6” Storm Sewer Main To Building Supply and Install (1) 5” Sanitary Line from Wye in Street to building Supply and install (1) 6” Curb Trap Supply and install (1) 5” Curb Trap Supply and install (2) Fresh Air Inlets at Curb Traps"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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 2023, 2024, 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":["8 permit events 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":"Use permit #922005: 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: 1019501 (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":"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":"9 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits 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":"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":"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 16 historical violations across 6 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"}]}