{"asOf":"2026-07-28T02:23:39.892Z","block":"4200-4299 MAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-main-st","address":"4239 MAIN ST","parcelNumber":"871017550","source":"https://property.phila.gov/?p=871017550","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"A&J MAIN STREET INVESTMENTS LLC","coOwner":null,"marketValue":1020600,"landAssessment":204100,"improvementAssessment":816500,"livableArea":4050,"yearBuilt":1900,"lastSale":{"price":1150000,"date":"2022-01-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-030405","date":"2025-05-08","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - 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USES, FIRST FLOOR VACANT RETAIL STORE AND ABOVE THREE FAMILY DWEELING. SIZE AND LOCATION AS SHOWN ON THE AP","status":"CLOSED","outcome":"Granted","date":"2013-11-12","number":"21002","relatedPermit":"481594"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ROOF DECK WITH A ROOF DECK ACCESS STRUCTURE AND FOR THE CREATION OF AN INTERIOR OFF STREET PARKING SPACE ACCESSED BY A FRONT STREET (STATION STREET). ROOF DECK AND PARKING SPACE ACCESSORY TO RESIDENTIAL USE IN E","status":"OPEN","outcome":"Granted","date":"2017-02-14","number":"28952","relatedPermit":"700643"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":463500,"taxable":463500,"land":46800,"improvement":416700,"taxableLand":46800,"taxableImprovement":416700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":463500,"taxable":463500,"land":46800,"improvement":416700,"taxableLand":46800,"taxableImprovement":416700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":451200,"taxable":451200,"land":90240,"improvement":360960,"taxableLand":90240,"taxableImprovement":360960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":464700,"taxable":464700,"land":92940,"improvement":371760,"taxableLand":92940,"taxableImprovement":371760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":615000,"taxable":305000,"land":123000,"improvement":492000,"taxableLand":123000,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":310000},{"y":2021,"v":615000,"taxable":305000,"land":123000,"improvement":492000,"taxableLand":123000,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":310000},{"y":2022,"v":615000,"taxable":305000,"land":123000,"improvement":492000,"taxableLand":123000,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":310000},{"y":2023,"v":421100,"taxable":208838,"land":84220,"improvement":336880,"taxableLand":84220,"taxableImprovement":124618,"exemptLand":0,"exemptImprovement":212262},{"y":2024,"v":421100,"taxable":208838,"land":84220,"improvement":336880,"taxableLand":84220,"taxableImprovement":124618,"exemptLand":0,"exemptImprovement":212262},{"y":2025,"v":513600,"taxable":254712,"land":102720,"improvement":410880,"taxableLand":102720,"taxableImprovement":151992,"exemptLand":0,"exemptImprovement":258888},{"y":2026,"v":513600,"taxable":254712,"land":102720,"improvement":410880,"taxableLand":102720,"taxableImprovement":151992,"exemptLand":0,"exemptImprovement":258888},{"y":2027,"v":1020600,"taxable":506139,"land":204100,"improvement":816500,"taxableLand":204100,"taxableImprovement":302039,"exemptLand":0,"exemptImprovement":514461}],"taxNow":3565,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"477216","date":"2013-06-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-01-05","scope":"1500 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. NO CHANGES TO EXTERIOR."},{"number":"481594","date":"2014-06-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-06-24","scope":"ERECTION OF A ONE STORY REAR ADDITION ABOVE THE EXISTING SECOND FLOOR OF THE EXISTING THREE STORY ATTACHED STRUCTURE. USES, FIRST FLOOR VACANT RETAIL STORE AND ABOVE THREE FAMILY DWELLING. SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"700643","date":"2017-04-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"FOR THE ERECTION OF A ROOF DECK WITH A ROOF DECK ACCESS STRUCTURE AND FOR THE CREATION OF AN INTERIOR OFF STREET PARKING SPACE ACCESSED BY A FRONT STREET (STATION STREET). ROOF DECK AND PARKING SPACE ACCESSORY TO RESIDENTIAL USE IN EXISTING ATTACHED STRUCTURE. STRUCTURE FOR USE AS A VACANT RETAIL SPACE ON THE FIRST FLOOR LEVEL WITH A MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS) ON THE SECOND AND THIRD FLOOR AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN."},{"number":"680163","date":"2017-04-04","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"FOR THE ERECTION OF AN ADDITION ON THE THIRD FLOOR LEVEL WITH A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED BY A ROOF DECK ACCESS STRUCTURE FOR RESIDENTIAL USE ONLY TO AN EXISTING ATTACHED BUILDING. BUILDING FOR USE AS A VACANT RETAIL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND C/O TO BE OBTAINED PRIOR TO OCCUPANCY) WITH ACCESSORY PARKING FOR RESIDENTIAL USE WITH A MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS) FROM THE SECOND THROUGH THIRD FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED. 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 MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"798712","date":"2017-09-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13 & 13R WITH A 4-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY, 2-INCH DIAMETER SERVICE LINE, AND A FIRE DEPARTMENT CONNECTION TO BE PROVIDED ONLY THROUGH THE FLAT PANEL OF THE STOREFRONT BASE PER PLANS REVIEWED BY THE HISTORICAL COMMISSION."},{"number":"883139","date":"2018-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-22","scope":"REPLACE 1 1/2\" WATER LINE FROM MAIN TO BUILDING WITH NO INTERIOR WORK-PA1#20181562973-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"888150","date":"2018-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"INSTALL VISTA 32 FBPT FIRE ALARM SYSTEM, 1 KEY PAD, 1 SMOKE DETECTOR, 3 PULL STATIONS, 10 HORN STROBES, 9 MINI HORNS IN APARTMENTS, 2 MODULES FOR SPRINKLER SYSTEM, BUILDING IS FULLY SPRINKLED AS PER NFPA72 (NORTH DISTRICT)"},{"number":"885830","date":"2018-08-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-22","scope":"ADDITION: INTERIOR/EXTERIOR PLUMBING; THIRD FLOOR LEVEL; ROOF DECK; BUILDING FOR USE AS A VACANT RETAIL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND C/O TO BE OBTAINED PRIOR TO OCCUPANCY) WITH THREE DWELLING UNITS SECOND THROUGH THIRD FLOOR LEVEL; DOMESTIC WATER SUPPLY SHALL BE PROTECTED AGAINST BACKFLOW; VENT TERMINALS SHALL BE PROVIDED 7 FEET ABOVE THE ROOF SURFACE IN ACCORDANCE WITH SECTION P1103.4.1PPC; THE DWELLING UNITS SHALL BE PROVIDED WITH A GARBAGE GRINDER IN ACCORDANCE WITH SECTION P-106 ET SEQ OF TITLE 4., THE PHILADELPHIA BUILDING CONSTRUCTION AND OCCUPANCY CODE - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004."},{"number":"882090","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-07","scope":"INSTALL 800AMP SERVICE,INSTALL 5 GANG METER PACK,BUS RATE AT 800AMP,FOR MIX USE BUILDING,INSTALL WIRING THROUGHOUT,INSTALL SWITCHES,OUTLETS,CONDUIT AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"914244","date":"2018-10-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-07","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. CONDENSING UNIT TO BE LOCATED ON ROOF. APPROVED BY PHC AS PER ATTACHED DRAWING. (MIXED-USE)"},{"number":"869800","date":"2018-10-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-07","scope":"INSTALL (4) DUCTLESS MINI SPLIT SYSTEMS. CONDENSENING UNITS TO BE LOCATED ON ROOF. APPROVED BY PHC AS PER ATTACHED DRAWING.(MIXED USE)"},{"number":"962019","date":"2019-03-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"INSTALL SWITCHES, OUTLETS AND LIGHTS, PER 2008 NEC"},{"number":"978215","date":"2019-05-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR NINETY DAYS 2ND AND 3RED FLOOR APARTMENTS ONLY. (3 UNITS)"},{"number":"987183","date":"2019-07-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #680163 FOR STEPS ON GROUND FLOOR LEVEL AS SHOWN PER PLANS.ORIGINAL PLANS APPROVED FORFOR THE ERECTION OF AN ADDITION ON THE THIRD FLOOR LEVEL WITH A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED BY A ROOF DECK ACCESS STRUCTURE FOR RESIDENTIAL USE ONLY TO AN EXISTING ATTACHED BUILDING. BUILDING FOR USE AS A VACANT RETAIL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND C/O TO BE OBTAINED PRIOR TO OCCUPANCY) WITH ACCESSORY PARKING FOR RESIDENTIAL USE WITH A MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS) FROM THE SECOND THROUGH THIRD FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED. 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 MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"996654","date":"2019-08-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"FOR THE AMENMENT OF PREVIOUSLY APPROVED AP#680163 TO DOCUMENT INSTALLATION OF A BATHROOM ON THE FIRST FLOOR LEVEL AS SHOWN PER PLANS. ORIGINAL PERMIT APPROVED THE ERECTION OF AN ADDITION ON THE THIRD FLOOR LEVEL WITH A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED BY A ROOF DECK ACCESS STRUCTURE FOR RESIDENTIAL USE ONLY TO AN EXISTING ATTACHED BUILDING. BUILDING FOR USE AS A VACANT RETAIL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND C/O TO BE OBTAINED PRIOR TO OCCUPANCY) WITH ACCESSORY PARKING FOR RESIDENTIAL USE WITH A MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS) FROM THE SECOND THROUGH THIRD FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED. 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 MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"1000935","date":"2019-08-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"NEW WATER CLOSET LAV AS PER 2004 PPC"},{"number":"ZP-2020-008793","date":"2020-11-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-10","scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2025-004687","date":"2025-05-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Renovated & sold on","storyDelta":1.88,"timeline":[{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2022,"k":"sale","p":1150000},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"697912","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DIANA VILARES","legalName":"DIANA VILARES","address":"4239 MAIN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-03-30","latestIssueDate":"2016-03-30","expirationDate":"2017-03-29","inactiveDate":"2017-05-28"},{"number":"734030","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Albufeira Real Estate LLC","legalName":"Albufeira Real Estate LLC","address":"4239 MAIN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-04-04","latestIssueDate":"2018-03-22","expirationDate":"2019-04-03","inactiveDate":null},{"number":"807013","type":"Rental","status":"Inactive","businessName":"ALBUFEIRA REAL ESTATE LLC","legalName":"ALBUFEIRA REAL ESTATE LLC","address":"4239 MAIN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-03-26","latestIssueDate":"2021-02-17","expirationDate":"2022-03-25","inactiveDate":"2022-05-24"},{"number":"855954","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Manayunk Ms Bakery LLC","legalName":"Manayunk Ms Bakery LLC ","address":"4239 MAIN ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-11-19","latestIssueDate":"2020-11-19","expirationDate":"2021-11-18","inactiveDate":"2022-01-17"},{"number":"897809","type":"Rental","status":"Active","businessName":"A&J MAIN STREET INVESTMENT LLC","legalName":"A&J MAIN STREET INVESTMENT LLC","address":"4239 MAIN ST","revenueCode":"3202","rentalCategory":"Other|Residential Dwellings","units":3,"issuedDate":"2022-06-08","latestIssueDate":"2026-06-18","expirationDate":"2027-06-07","inactiveDate":null}],"licenseActivity":[{"number":"897809","type":"Rental","businessName":"A&J MAIN STREET INVESTMENT LLC","legalName":"A&J MAIN STREET INVESTMENT LLC","issuedDate":"2022-06-08","latestIssueDate":"2026-06-18","closureDate":null,"expirationDate":"2027-06-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"855954","type":"Food Establishment, Retail Permanent Location","businessName":"Manayunk Ms Bakery LLC","legalName":"Manayunk Ms Bakery LLC ","issuedDate":"2020-11-19","latestIssueDate":"2020-11-19","closureDate":"2022-01-17","expirationDate":"2021-11-18","inactiveDate":"2022-01-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"807013","type":"Rental","businessName":"ALBUFEIRA REAL ESTATE LLC","legalName":"ALBUFEIRA REAL ESTATE LLC","issuedDate":"2019-03-26","latestIssueDate":"2021-02-17","closureDate":"2022-05-24","expirationDate":"2022-03-25","inactiveDate":"2022-05-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"734030","type":"Vacant Residential Property / Lot","businessName":"Albufeira Real Estate LLC","legalName":"Albufeira Real Estate LLC","issuedDate":"2017-04-04","latestIssueDate":"2018-03-22","closureDate":"2019-04-03","expirationDate":"2019-04-03","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"697912","type":"Vacant Residential Property / Lot","businessName":"DIANA VILARES","legalName":"DIANA VILARES","issuedDate":"2016-03-30","latestIssueDate":"2016-03-30","closureDate":"2017-05-28","expirationDate":"2017-03-29","inactiveDate":"2017-05-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":3,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 99% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $513,600 to $1,020,600","no permit shown in 2026-2028"],"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":"Appeal #21002: CLOSED · Granted; related permit 481594. Use permit #481594: COMPLETED. The history also contains “NEW 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":"1 permit not marked completed: ZP-2020-008793 (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":"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-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 (853 MONTGOMERY AVENUE, NARBERTH PA, 19072).","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 1900 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 8, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #697912: Inactive since May 28, 2017; Vacant Residential Property / Lot #734030: Closed; Food Establishment, Retail Permanent Location #855954: Inactive since Jan 17, 2022","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":"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 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 24, 2026; Sprinkler Certification: Certified through Jun 1, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}