{"asOf":"2026-07-27T19:43:37.546Z","block":"1500-1599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-frankford-ave","address":"1500 FRANKFORD AVE","parcelNumber":"871000413","source":"https://property.phila.gov/?p=871000413","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"821","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"1500 FRANKFORD OWNER LLC","coOwner":null,"marketValue":1687000,"landAssessment":337400,"improvementAssessment":1349600,"livableArea":6748,"yearBuilt":2025,"lastSale":{"price":950000,"date":"2024-08-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"211960420","date":"2019-03-27","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960419","date":"2019-03-27","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960417","date":"2019-03-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960418","date":"2019-03-27","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-025229","date":"2025-04-25","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-04-25","resolution":"SVN ISSUED"}],"violationCases":[{"number":"677801","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-03-27","completedDate":null,"violations":[{"number":"211960420","date":"2019-03-27","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960419","date":"2019-03-27","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960417","date":"2019-03-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960418","date":"2019-03-27","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-033537","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-25","completedDate":null,"violations":[{"number":"VI-2025-025229","date":"2025-04-25","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-04-25","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2019,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"677801","date":"2020-04-30","type":null,"status":"FAILED"},{"caseNumber":"677801","date":"2020-07-22","type":null,"status":"FAILED"},{"caseNumber":"677801","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"677801","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"677801","date":"2024-06-07","type":null,"status":"FAILED"},{"caseNumber":"677801","date":"2024-06-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-017678","date":"2025-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-017678","date":"2025-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033537","date":"2025-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-017678","date":"2025-09-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97306182265218,"lng":-75.1342926306833,"geom":{"type":"Polygon","coordinates":[[[-75.134104658,39.973042396],[-75.134135002,39.972990585],[-75.134449559,39.973047551],[-75.13442025,39.973149229],[-75.134104658,39.973042396]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":2620,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1500 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-09-26","number":"HA-2025-001317","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-09-26","number":"HA-2025-001318","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":381500,"taxable":381500,"land":381500,"improvement":0,"taxableLand":381500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":381500,"taxable":381500,"land":381500,"improvement":0,"taxableLand":381500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1687000,"taxable":1687000,"land":337400,"improvement":1349600,"taxableLand":337400,"taxableImprovement":1349600,"exemptLand":0,"exemptImprovement":0}],"taxNow":5340,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"965653","date":"2019-04-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2020-05-28","scope":"MAKE SAFE PERMIT - For (INSTALL WINDOW SILL, A WINDOW STEEL LINTEL, REPLACE A LIMITED AMOUNT OF RED BRICK WITH LIKE KIND AT A FEW SELECTED AREAS, REPAIR REAR BAY WALL,(REMOVE SHEATHING AND REPLACE WITH LIKE KIND) AND INSTALL VAPOR BARRIER AND SIDING) to resolve case #677801. 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 #677801."},{"number":"PP-2024-005482","date":"2024-04-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-05-20","scope":"Lateral Seal : ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"DP-2024-000506","date":"2024-05-09","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-06-10","scope":"FOR THE COMPLETE DEMOLITION OF ONE EXISTING SEMI-DETACHED 2-STORY, UNSAFE VACANT RESIDENTIAL STRUCTURE BY HAND DEMOLITION ONLY TO RESOLVE CASE FILE: 677801. 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. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2024-003979","date":"2024-05-29","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE FULL DEMOLITION OF AN EXISTING UNSAFE SEMI-DETACHED STRUCTURE. SIZE & LOCATION AS SHOWN ON THE APPLICATION/PLANS. REF CASE FILE: 677801 FOR VIOLATIONS"},{"number":"ZP-2024-004810","date":"2024-06-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-27","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ATTACHED STRUCTURE HEIGHT NTE 38 FEET; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"SP-2024-000870","date":"2024-12-04","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-03-24","scope":"FOR EXCAVATION WORK ASSOCIATED WITH NEW CONSTRUCTION AS PER APPROVED PLANS. WORK TO INCLUDE TEMPORARY EXCAVATION SUPPORT SYSTEM. NO BUILDING CONSTRUCTION APPROVED ON THIS PERMIT. **2018 IBC REVIEW** **PROTECTION OF ADJACENT STRUCTURES TO BE MAINTAINED DURING EXCAVATION ACTIVITIES. SCOPE INCLUDES SPECIAL INSPECTIONS / MONITORING OF STRUCTURAL STABILITY OF ADJACENT STRUCTURE(S) IN ACCORDANCE WITH B-1704.6.4.**"},{"number":"CP-2024-003547","date":"2024-12-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-03-27","scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED THREE-STORY VB BUILDING FOR THE USE OF VACANT SPACE (SEPARATE PERMIT REQUIRED PRIOR TO OCCUANCY) AT THE FIRST FLOOR AND R2 OCCUPANCY (4 DWELLING UNITS) ON SECOND AND THIRD FLOORS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. ** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 04/10/2025: FOR THE FLOOR LAYOUT CHANGES AND STRUCTURAL REVISIONS AS PER AMENDED PLANS."},{"number":"EP-2025-000539","date":"2025-02-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-08","scope":"Install 400 amp, 1phase, 120/240v main service with 5-gang meter module for 4 apartments and House meter. Install 400 amp, 1phase, 120/240v main service for commercial space. Install all wiring throughout apartments, common area, and commercial space as per plans. Install coax cable for TV as per 2017 NEC. Install fire alarm system as per plans and 2016 NFPA 72."},{"number":"MP-2025-000364","date":"2025-03-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-24","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"PP-2025-003559","date":"2025-05-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-24","scope":"installation of new 1.5\" water service ,6\" sanitary cast iron curb copper on trap with fai,6' storm curb trap with fresh air inlet, new pvc drains and pex water lines on residential and cast iron and copper water lines for commercial . 8-toilets 8-lavs 8 tub/showers,4-kitchen sinks,1 washing washine"},{"number":"FP-2025-001024","date":"2025-05-14","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-28","scope":"Rough-In Permit for FP-2025-001011 INSTALL NEW 4\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 4\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2025-001011","date":"2025-05-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-27","scope":"FOR THE INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 4-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS. AMENDMENT#1 TO CHANGE IT TO FREE STANDING FDC."},{"number":"ZP-2026-001223","date":"2026-04-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2026-000905","date":"2026-04-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *NO SIGNS ON THIS PERMIT.*"},{"number":"PP-2026-004584","date":"2026-05-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO RESTAURANT. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"MP-2026-002419","date":"2026-05-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATION."},{"number":"EP-2026-002957","date":"2026-05-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"1500 Frankford - Call Your Mother Deli - Install owner supplied 3 phase panels A2 and A3 panel board MLO , both 125 A 120/208 V deriving from the EXISTING 400 A MCB panel already in the building . - Wiring of all new equipment including Make Up Air, dish washer, oven, toasters and all other equipment included on the plans provided with sized breakers and disconnecting means included on the plans. - Air condensers HP1- . HP-2 and HP.3 are noted as existing and to remain with their wire sizing and existing disconnects. AMENDMENT: New Power riser and panel schedule changes. Existing panel board 400A 120/240V 3 phase 4 Wire with new breakers. New panel boards 1 A2, A3, and A4 100 A single phase 120/240 V 3 wire with new breaker schedules. All other scope of work remains the same . - Wiring of new heating and Air conditioning units with disconnects by the prints. - Wiring of the prep kitchen, washing area , dining area ,waiting area and all other rooms according to the plans - All outlets rated 150 A to ground shall be GFCI protected . Coordination with GC is needed to provide location for readily accessible GFCI protection for outlets behind equipment. - Wiring of the roof equipment by us with rated disconnects. - Lighting circuits by the plans . Dimmers as noted on the plans - no dimming panel - Maestro dimmers only. - Wiring of standard exit and emergency lights supplied and installed by us with night lights (always on) as shown on the plans - Installation of owner supplied 2 x 2 lay-in LED lights on the drop ceiling, all other light fixtures to be supplied by the owner . - Wiring of all the outlets shown on the prints. - Wiring of the walking cooler motor and light on site by us. - Wiring of the kitchen exhaust fans by the plans . - 80A 3 phase 120/208v dishwasher line with disconnect. Installation shall comply with 2017 NEC."},{"number":"FP-2026-001313","date":"2026-06-26","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"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 18 SPRINKLER HEADS FOR NEW FLOOR PLAN"},{"number":"MP-2026-003363","date":"2026-06-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"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","2 zoning/board appeals 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: 965653 (Expired), PP-2024-005482 (Expired), CP-2026-000905 (Issued), PP-2026-004584 (Issued), MP-2026-002419 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 2 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 25, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}