{"asOf":"2026-07-25T01:59:08.854Z","block":"400-499 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-girard-ave","address":"437-39 W GIRARD AVE","parcelNumber":"871299870","source":"https://property.phila.gov/?p=871299870","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&T BUILDERS OF DELAWARE INC","coOwner":null,"marketValue":1915000,"landAssessment":383000,"improvementAssessment":1532000,"livableArea":6696,"yearBuilt":1875,"lastSale":{"price":null,"date":"2025-03-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-062554","date":"2022-08-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062555","date":"2022-08-19","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057009","date":"2023-08-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057010","date":"2023-08-02","code":"PM15-304.16","title":"EXTERIOR STRUCTURE HATCHWAY","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057011","date":"2023-08-02","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057008","date":"2023-08-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057012","date":"2023-08-02","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-052317","date":"2024-06-25","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"SVN ISSUED","resolutionDate":"2024-06-25","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2022-085232","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-19","completedDate":"2023-01-04","violations":[{"number":"VI-2022-062554","date":"2022-08-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062555","date":"2022-08-19","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-076796","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-04","completedDate":"2023-10-19","violations":[{"number":"VI-2023-057009","date":"2023-08-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057010","date":"2023-08-02","code":"PM15-304.16","title":"EXTERIOR STRUCTURE HATCHWAY","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057011","date":"2023-08-02","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057008","date":"2023-08-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-057012","date":"2023-08-02","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-10-19","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-066864","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-25","completedDate":"2024-07-14","violations":[{"number":"VI-2024-052317","date":"2024-06-25","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"SVN ISSUED","resolutionDate":"2024-06-25","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2022,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":5,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"38121","date":"2005-04-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"73913","date":"2006-07-31","type":"BC INSP","status":"CLOSED"},{"caseNumber":"CF-2022-085232","date":"2022-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-085232","date":"2022-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-085232","date":"2023-01-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-076796","date":"2023-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-076796","date":"2023-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-076796","date":"2023-10-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-066864","date":"2024-06-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":2},{"y":2024,"fails":1,"passes":0}],"taxOwed":2954.21,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2954.21,"principalDue":2288.75,"penaltyDue":137.33,"interestDue":120.16,"otherChargesDue":407.97,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-11-19","assessmentYear":2022,"totalAssessment":270000,"taxableAssessment":270000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3779.46,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97038355014491,"lng":-75.14459513696089,"geom":{"type":"Polygon","coordinates":[[[-75.144553332,39.970272044],[-75.144680609,39.970288071],[-75.144636243,39.970496182],[-75.144509878,39.970478098],[-75.144553332,39.970272044]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-020111","type":"Fire Alarm Certification","inspectionDate":"2025-07-30","result":"Certified","expirationDate":"2026-07-30","buildingId":"1043865"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":2765,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"630 SOUTH COLLEGE AVE, NEWARK DE, 19713","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-01-31","number":"HA-2024-000863","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":239000,"taxable":239000,"land":41500,"improvement":197500,"taxableLand":41500,"taxableImprovement":197500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":239000,"taxable":239000,"land":41500,"improvement":197500,"taxableLand":41500,"taxableImprovement":197500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":270000,"taxable":270000,"land":54000,"improvement":216000,"taxableLand":54000,"taxableImprovement":216000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":270000,"taxable":270000,"land":54000,"improvement":216000,"taxableLand":54000,"taxableImprovement":216000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":270000,"taxable":270000,"land":54000,"improvement":216000,"taxableLand":54000,"taxableImprovement":216000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":270000,"taxable":270000,"land":54000,"improvement":216000,"taxableLand":54000,"taxableImprovement":216000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":270000,"taxable":270000,"land":54000,"improvement":216000,"taxableLand":54000,"taxableImprovement":216000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":531000,"taxable":531000,"land":106200,"improvement":424800,"taxableLand":106200,"taxableImprovement":424800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":531000,"taxable":318600,"land":106200,"improvement":424800,"taxableLand":106200,"taxableImprovement":212400,"exemptLand":0,"exemptImprovement":212400},{"y":2025,"v":1034800,"taxable":620880,"land":206960,"improvement":827840,"taxableLand":206960,"taxableImprovement":413920,"exemptLand":0,"exemptImprovement":413920},{"y":2026,"v":1034800,"taxable":931320,"land":206960,"improvement":827840,"taxableLand":206960,"taxableImprovement":724360,"exemptLand":0,"exemptImprovement":103480},{"y":2027,"v":1915000,"taxable":1915000,"land":383000,"improvement":1532000,"taxableLand":383000,"taxableImprovement":1532000,"exemptLand":0,"exemptImprovement":0}],"taxNow":13037,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"579808","date":"2014-12-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-15","scope":"USE AS A DWELLING UNIT ON THE 2ND FLOOR @ (437 W GIRARD) 3RD FLOOR TO REMAIN VACANT."},{"number":"GM-2020-009394","date":"2020-11-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-05-25","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":"CP-2022-006100","date":"2022-11-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-05","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to include masonry repair and infill at exterior and party walls, and star-bolts at front façade to connect the front wall to the structure to resolve façade bowing and separation resolve case #CF-2022-085232. 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 #CF-2022-085232. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"ZP-2023-001462","date":"2023-04-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2023-006687","date":"2023-09-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. *A NEW DEED IS REQUIRED PRIOR TO ISSUANCE OF A CO, OR THE EXPIRATION OF THIS ZONING PERMIT."},{"number":"CP-2023-004687","date":"2023-09-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE CONSTRUCTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (FIVE (5) DWELLING UNITS ABOVE AND EXISTING COMMERCIAL USE AT FIRST FLOOR. AS PER APPROVED PLANS. ********* SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK. ****************************** 1/23/2025 AMENDMENT: For the installation of concrete slab to the backyard."},{"number":"ZP-2024-005698","date":"2024-06-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A TWO-STORY ADDITION ABOVE AN EXISTING ONE-STORY PORTION TO THE REAR OF AN EXISTING THREE STORY ATTACHED BUILDING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"EP-2024-004685","date":"2024-07-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-01","scope":"INSTALL A 600 AMP SERVICE, (7) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (6) 100 AMP PANELS & FEEDERS. PROVIDE WIRING THROUGHOUT THE COMMON AREA, COMMERCIAL SHELL SPACE & FIVE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, SMOKE & CARBON MONOXIDE ALARMS. FROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"MP-2024-001716","date":"2024-07-16","work":"Addition and/or Alterations","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. AMENDMENT APPROVED AS OF 10/09/2024: TO CHANGE STEEL PIPE TO CSST PIPE IN SECTIONS, CHANGE DRYER TO GAS AND TAKE OUT GAS WATER HEATER TO BE ELECTRIC PER AMENDED PLANS."},{"number":"FP-2024-000928","date":"2024-07-31","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2023-004687 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-007900","date":"2024-08-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-30","scope":"Installation of a 1\" Domestic (residential); 1\" Domestic (commercial) 5\" Sanitary Lateral 6\" Stormwater Lateral"},{"number":"PP-2024-005518","date":"2024-09-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"5 residential units above and no bathroom in the commercial space as per the plan"},{"number":"CP-2024-004200","date":"2024-09-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"EXPANSION OF PREVIOUSLY APPROVED SECOND AND THIRD FLOOR ADDITION (SEE CP-2023-004687) FOR USE AS FIVE (5) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"821915","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ANGELITA LUZ-TOBIAS","legalName":"ANGELITA LUZ-TOBIAS","address":"437-39 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-08-23","latestIssueDate":"2019-08-23","expirationDate":"2020-08-22","inactiveDate":"2020-10-21"},{"number":"0993757","type":"Rental","status":"Active","businessName":"A&T Builders of Delaware","legalName":"A&T Builders of Delaware","address":"437-39 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-11-18","latestIssueDate":"2025-11-18","expirationDate":"2026-11-17","inactiveDate":null}],"licenseActivity":[{"number":"0993757","type":"Rental","businessName":"A&T Builders of Delaware","legalName":"A&T Builders of Delaware","issuedDate":"2025-11-18","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"821915","type":"Vacant Residential Property / Lot","businessName":"ANGELITA LUZ-TOBIAS","legalName":"ANGELITA LUZ-TOBIAS","issuedDate":"2019-08-23","latestIssueDate":"2019-08-23","closureDate":"2020-10-21","expirationDate":"2020-08-22","inactiveDate":"2020-10-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":5,"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":["$2,954 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 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":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 85% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,034,800 to $1,915,000","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":"Use permit #579808: 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":"6 permits not marked completed: GM-2020-009394 (Expired), CP-2023-004687 (Issued), MP-2024-001716 (Issued), FP-2024-000928 (Issued), PP-2024-005518 (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 8 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 30, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,954.21 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 (630 SOUTH COLLEGE AVE, NEWARK DE, 19713).","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 1875 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":"5 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 25, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #821915: Inactive since Oct 21, 2020","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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/"}]}