{"asOf":"2026-07-27T05:36:32.075Z","block":"800-899 N 13TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-13th-st","address":"821-25 N 13TH ST","parcelNumber":"771261000","source":"https://property.phila.gov/?p=771261000","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"WB1","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 2 STY M+O","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"ZHANG SHENG ZHEN JUN TEMP","coOwner":null,"marketValue":742600,"landAssessment":96538,"improvementAssessment":646062,"livableArea":10986,"yearBuilt":1950,"lastSale":{"price":600000,"date":"2017-10-12T04:00:00Z"},"openViolations":1,"violations":[{"number":"3574261","date":"2013-06-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3574263","date":"2013-06-28","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3574262","date":"2013-06-28","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4488706","date":"2017-10-24","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4488705","date":"2017-10-24","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4893351","date":"2018-12-04","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893348","date":"2018-12-04","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893349","date":"2018-12-04","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893350","date":"2018-12-04","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-015722","date":"2022-03-09","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-043399","date":"2022-06-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-043400","date":"2022-06-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"389518","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-07-03","completedDate":"2016-01-11","violations":[{"number":"3574261","date":"2013-06-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3574263","date":"2013-06-28","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3574262","date":"2013-06-28","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"609463","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-10-24","completedDate":"2017-11-29","violations":[{"number":"4488706","date":"2017-10-24","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4488705","date":"2017-10-24","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"666242","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-12-05","completedDate":null,"violations":[{"number":"4893351","date":"2018-12-04","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893348","date":"2018-12-04","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893349","date":"2018-12-04","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893350","date":"2018-12-04","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-019290","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2022-03-09","completedDate":null,"violations":[{"number":"VI-2022-015722","date":"2022-03-09","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-059880","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-18","completedDate":"2022-07-14","violations":[{"number":"VI-2022-043399","date":"2022-06-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-043400","date":"2022-06-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"68859","date":"2006-06-26","type":"BC INSP","status":"CLOSED"},{"caseNumber":"151177","date":"2008-03-13","type":"BC INSP","status":"PASSED"},{"caseNumber":"389518","date":"2013-06-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"389518","date":"2013-08-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"389518","date":"2013-10-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"389518","date":"2014-07-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"389518","date":"2015-05-28","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"389518","date":"2016-01-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"609463","date":"2017-10-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"609463","date":"2017-11-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"666242","date":"2018-12-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"666242","date":"2019-01-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-019290","date":"2022-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019290","date":"2022-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019290","date":"2022-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-059880","date":"2022-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019290","date":"2022-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-059880","date":"2022-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-019290","date":"2023-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019290","date":"2023-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019290","date":"2024-04-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":0,"passes":1},{"y":2013,"fails":3,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2022,"fails":5,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9681755927261,"lng":-75.15769405348652,"geom":{"type":"Polygon","coordinates":[[[-75.157525971,39.968312259],[-75.157588421,39.968050481],[-75.157873681,39.968087812],[-75.157829968,39.968273089],[-75.15763992,39.968249146],[-75.15759756,39.968330351],[-75.157525971,39.968312259]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":6178,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"2019 S 4TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE.\nFOR THE ERECTION OF A DETACHED STRUCTURE WITH DECK AT THE FRONT AND BALCONIES ON\nTHE 2ND AND 3RD FLOOR LEVELS (SIZE AND LOCATION AS SHOWN ON THE PLAN).\nFOR USE AS AN RELIGIOUS ASSEMB","status":"CLOSED","outcome":"Granted with conditions","date":"2018-10-17","number":"34027","relatedPermit":"862577"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR NEW CONSTRUCTION OF AN ATTACHED STRUCTURE WITH BALCONIES ON THE 2ND AND 3RD FLOOR LEVELS.  SIZE AND LOCATION AS SHOWN ON THE PLAN.  FOR USE AS AN RELIGIOUS ASSEMBLY (MONASTERY) WITHIN THE SINGLE STORY PORTION WITH ACCESSORY PREPA","status":"Scheduled","outcome":null,"date":"2026-09-02","number":"ZP-2025-005445","relatedPermit":"ZP-2025-005445"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":696600,"taxable":0,"land":92700,"improvement":603900,"taxableLand":0,"taxableImprovement":0,"exemptLand":92700,"exemptImprovement":603900},{"y":2017,"v":696600,"taxable":0,"land":92700,"improvement":603900,"taxableLand":0,"taxableImprovement":0,"exemptLand":92700,"exemptImprovement":603900},{"y":2018,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":742600,"taxable":742600,"land":96538,"improvement":646062,"taxableLand":96538,"taxableImprovement":646062,"exemptLand":0,"exemptImprovement":0}],"taxNow":10395,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"834632","date":"2017-11-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-27","scope":"USE AS RELIGIOUS ASSEMEBLY"},{"number":"839211","date":"2017-12-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-02-01","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":"862577","date":"2018-12-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-21","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE. FOR THE ERECTION OF A DETACHED STRUCTURE WITH BALCONIES ON THE 2ND AND 3RD FLOOR LEVELS (SIZE AND LOCATION AS SHOWN ON THE PLAN). FOR USE AS AN RELIGIOUS ASSEMBLY (MONASTERY) WITHIN THE SINGLE STORY PORTION WITH ACCESSORY PREPARED FOOD SHOP (CAFATERIA). AND USE AS SINGLE-ROOM RESIDENCE (CARETAKER RESIDENTIAL UNITS FOR 2 CARETAKERS ONLY) WITHIN THE THREE-STORY PORTION."},{"number":"954511","date":"2019-04-18","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2019-04-18","scope":"AN ADMINISTRATIVE REVIEW TO AMEND THE APPROVAL OF AP#862577, CAL#34027 TO REMOVAL OF FRONT SET BACK TO THE SECOND AND THIRD STORY AREAS AND FOR A FRONT PORCH OF THE PROPOSED MONASTERY OF THE OVERALL STRUCTURE. NO CHANGE IN OCCUPANCY, AREA, HEIGHT OR OTHER USES."},{"number":"1013429","date":"2019-12-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2020-12-23","scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED STRUCTURE, FOR USE AS A RELIGOUS ASSMEBLY AND ACCESSORY SINGLE-ROOM RESIDENCE (TWO (2) CARETAKER RESIDENTIAL UNITS), AS PER APPROVED PLANS."},{"number":"1042573","date":"2020-01-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-09","scope":"SEAL LATERAL AS PER 2004 PPC"},{"number":"1042460","date":"2020-03-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-10-30","scope":"COMPLETE DEMOLITION OF A DETACHED MASONRY AND WOOD INDUSTRIAL BUILDING BY MECHANICAL METHODS. SPECIAL INSPECTIONS TO BE PERFORMED BY ALFA ENGINEERING. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"ZP-2021-014515","date":"2022-02-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"EXTEND AP#862577 FOR A PERIOD OF ONE YEAR PER SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE. A BUILDING PERMIT MUST BE OBTAINED BY (10/17/2022). FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE. FOR THE ERECTION OF A DETACHED STRUCTURE WITH BALCONIES ON THE 2ND AND 3RD FLOOR LEVELS (SIZE AND LOCATION AS SHOWN ON THE PLAN"},{"number":"CP-2021-007376","date":"2022-05-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE OF TYPE VB CONSTRUCTION FOR AN ASSEMBLY SPACE FOR A PLACE OF WHORSHIP WITH OTHER ACCESSORY SPACE AS PER PLANS. AMENDMENT (11/08/2022) FOR STRUCTURAL CHANGES AS PER REVISED PLANS."},{"number":"EP-2022-009944","date":"2022-10-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-28","scope":"INSTALL TEMPORARY 100- AMP SERVICE WITH 4- GFI OUTLETS FOR NEW CONSTRUCTION PROJECT AS PER 2017 NEC"},{"number":"PP-2023-013888","date":"2023-11-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1 BACKFLOW PREVENTER, 2 HOT WATER HEATERS, 1 MOP SINK, 2 KITCHEN SINKS, 10 LAVATORIES, 12 WATER CLOSETS, 3 SHOWER/TUBS, 1 URINAL, 10 ROOF DRAINS AND 1 UTILITY SINK ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"PP-2023-015319","date":"2024-02-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-04","scope":"Supply and install new 6” Storm line main to Building Supply and install (2) new 6” Curb Trap Supply and install new 6” Sanitary line from curb to Building Supply and install (1) 1” domestic Water line main to building Supply (1) new 1” water meter Supply and install (2) new 4” fresh air inlets"},{"number":"FP-2024-000465","date":"2024-03-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2024-003829","date":"2024-03-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-04","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2022-006441","date":"2025-07-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2025-005445","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF AN ATTACHED STRUCTURE WITH BALCONIES ON THE 2ND AND 3RD FLOOR LEVELS. SIZE AND LOCATION AS SHOWN ON THE PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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 2022, 2023, 2024"],"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":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #34027: CLOSED · Granted with conditions; related permit 862577. Use permit #834632: 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":"7 permits not marked completed: 1013429 (Expired), 1042573 (Expired), CP-2021-007376 (Amendment Applicant Revisions), PP-2023-013888 (Issued), FP-2024-000465 (Issued). 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":"1 open L&I violation","finding":"12 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 1, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}