{"asOf":"2026-07-24T21:30:52.896Z","block":"1700-1799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-frankford-ave","address":"1764 FRANKFORD AVE","parcelNumber":"871300005","source":"https://property.phila.gov/?p=871300005","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"218","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"MIXED - RES/COMM","useLabel":"Mixed-use","owner":"1764 FRANKFORD AVENUE LLC","coOwner":null,"marketValue":369300,"landAssessment":73800,"improvementAssessment":295500,"livableArea":3078,"yearBuilt":1915,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97630157373141,"lng":-75.13234845358299,"geom":{"type":"Polygon","coordinates":[[[-75.132459306,39.976312491],[-75.132433189,39.976357633],[-75.132237601,39.976290656],[-75.132263718,39.976245514],[-75.132459306,39.976312491]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-008966","type":"Special Hazards Certification","inspectionDate":"2022-06-28","result":"Certified","expirationDate":"2023-06-28","buildingId":"1056698"},{"number":"BC-2022-016468","type":"Fire Alarm Certification","inspectionDate":"2022-11-07","result":"Certified","expirationDate":"2023-11-07","buildingId":"1056698"},{"number":"BC-2022-018031","type":"Special Hazards Certification","inspectionDate":"2022-12-02","result":"Certified","expirationDate":"2023-12-02","buildingId":"1056698"},{"number":"BC-2023-005835","type":"Sprinkler Certification","inspectionDate":"2023-02-23","result":"Certified","expirationDate":"2023-02-23","buildingId":"1056698"},{"number":"BC-2023-011673","type":"Special Hazards Certification","inspectionDate":"2023-06-01","result":"Certified","expirationDate":"2024-06-01","buildingId":"1056698"},{"number":"BC-2023-024498","type":"Fire Alarm Certification","inspectionDate":"2023-11-02","result":"Certified","expirationDate":"2024-11-02","buildingId":"1056698"},{"number":"BC-2023-024490","type":"Special Hazards Certification","inspectionDate":"2023-11-30","result":"Certified","expirationDate":"2024-11-30","buildingId":"1056698"},{"number":"BC-2024-016412","type":"Special Hazards Certification","inspectionDate":"2024-05-31","result":"Certified","expirationDate":"2025-05-31","buildingId":"1056698"},{"number":"BC-2024-028873","type":"Fire Alarm Certification","inspectionDate":"2024-10-24","result":"Certified","expirationDate":"2025-10-24","buildingId":"1056698"},{"number":"BC-2024-029636","type":"Fire Alarm Certification","inspectionDate":"2024-10-24","result":"Certified","expirationDate":"2025-10-24","buildingId":"1056698"},{"number":"BC-2025-000670","type":"Special Hazards Certification","inspectionDate":"2024-12-31","result":"Certified","expirationDate":"2025-12-31","buildingId":"1056698"},{"number":"BC-2026-000015","type":"Special Hazards Certification","inspectionDate":"2025-12-31","result":"Certified","expirationDate":"2026-12-31","buildingId":"1056698"},{"number":"BC-2026-018614","type":"Special Hazards Certification","inspectionDate":"2026-06-30","result":"Certified","expirationDate":"2027-06-30","buildingId":"1056698"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1028,"zoning":"CMX2","grade":"3","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":640000,"taxable":329700,"land":128000,"improvement":512000,"taxableLand":128000,"taxableImprovement":201700,"exemptLand":0,"exemptImprovement":310300},{"y":2024,"v":640000,"taxable":329700,"land":128000,"improvement":512000,"taxableLand":128000,"taxableImprovement":201700,"exemptLand":0,"exemptImprovement":310300},{"y":2025,"v":608000,"taxable":313215,"land":121600,"improvement":486400,"taxableLand":121600,"taxableImprovement":191615,"exemptLand":0,"exemptImprovement":294785},{"y":2026,"v":608000,"taxable":313215,"land":121600,"improvement":486400,"taxableLand":121600,"taxableImprovement":191615,"exemptLand":0,"exemptImprovement":294785},{"y":2027,"v":369300,"taxable":190211,"land":73800,"improvement":295500,"taxableLand":73800,"taxableImprovement":116411,"exemptLand":0,"exemptImprovement":179089}],"taxNow":4384,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"982670","date":"2019-06-05","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-09-18","scope":"Interior demolition thru out. Interior demolition of non-load bearing walls only, no structural work on this permit. Applicant agrees to limit the demolition to comply with EZ Interior Demolition Permit Standards. NOTE: STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT.) (Deviation from the standard will result in revocation of this permit and imposition of further penalties.) SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"1000264","date":"2019-08-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-24","scope":"FOR THE ERECTION OF A 3RD FLOOR LEVEL ADDITION AND INTERIOR ALTERATIONS TO CONSTRUCTION A THREE (3) FAMILY DWELLING AND VACANT COMMERCIAL SPACE AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"1029464","date":"2020-01-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 ON THE FIRST FLOOR COMMERCIAL SPACE AND NFPA 13R ABOVE, WITHIN ALL RESIDENTIAL AREAS, WITH A TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1034777","date":"2020-02-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-02","scope":"NEW 400AMP SVC 3-125A SUBPANELS 1-100 SUBPANEL 1-200A ALL NEW WIRING FOR 3 RES APTS AND COMM. SPACE HARD WIRED SMOKE DETECTS ALL ELECTRICAL WORK WILL BE COMPLETED ACCORDING TO PLANS INSTALL NEW FIRE ALARM SYSTEM COMPLETE W/STROBES HORN AND PULL STATI INSTALL A NEW FIRE ALARM SYSTEM THROUGH OUT AS PER THE 2017 NEC AND 2016 NFPA-72"},{"number":"RP-2020-004222","date":"2020-09-16","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-05-06","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE (BUILDING #2 ON LOT) TO BE USED AND A SINGLE FAMILY DWELLING, WITH TWO (2) PARKING SPACES GARAGE. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM SYSTEM THROUGHOUT. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9.5 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***2018 IBC*** **UNDERPINNING IS IN SCOPE OF WORK**"},{"number":"MP-2020-004001","date":"2020-09-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-24","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"PP-2020-008984","date":"2020-09-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-24","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":"PP-2020-008691","date":"2020-12-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-30","scope":"Plumbing Permit (Interior) for combo RP-2020-004222"},{"number":"ZP-2020-008672","date":"2021-01-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-11-05","scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"FP-2021-000579","date":"2021-03-05","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-25","scope":"Rough-In Permit for FP-2021-000539 INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R (RP-2020-004222) Building 2"},{"number":"MP-2021-001681","date":"2021-03-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-30","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Install (2) Electric Air Handlers with ductwork, registers, grilles, and diffusers. Install (2) Heat Pumps)."},{"number":"EP-2021-001402","date":"2021-03-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-30","scope":"Install new 320 amp service and wire house with new outlets, switches, lighting, cable, and 120v smoke detectors per 2014 nec code"},{"number":"FP-2021-000539","date":"2021-03-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-30","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT NEW FOUR STORY BUIDLING TO INCLUDE BACKFLOW PREVENTION ASSEMBLY AND 2-INCH FIRE SERVICE LINE AS PER APPROVED PLANS."},{"number":"PP-2020-008690","date":"2021-04-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-04","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2020-004222"},{"number":"PP-2020-008689","date":"2021-05-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-04","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE (BUILDING #2 ON LOT) TO BE USED AND A SINGLE FAMILY DWELLING, WITH TWO (2) PARKING SPACES GARAGE. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM SYSTEM THROUGHOUT. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9.5 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***2018 IBC*** **UNDERPINNING IS IN SCOPE OF WORK**"},{"number":"CP-2021-001809","date":"2021-06-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-05","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACES FOR USE AS A F-1 OCCUPANCY (BAKERY) ON THE FIRST FLOOR LEVEL WITH ACCESSORY PREPARATION IN THE BASEMENT. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS. PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS FULLY SPRINKLERED (NFPA 13 BASEMENT THROUGH THE FIRST FLOOR LEVEL) WITH 13R ABOVE. 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."},{"number":"EP-2021-006451","date":"2021-07-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-05","scope":"Interior electrical fit out of commercial space, provide new electric for appliances/equipment and lighting with GFCI protection installed in commercial kitchen as noted on drawings. ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE FIRE ALARM PERMIT REQ'D**"},{"number":"PP-2021-011744","date":"2021-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-05","scope":"install 4 floor drains/ 4 floor sinks/ 1 lavy/ 1 toilet/ 1mop sink on 1st floor and basement"},{"number":"MP-2021-005256","date":"2021-09-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-05","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":"MP-2021-005558","date":"2021-09-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-05","scope":"FOR THE INSTALLATION OF KITCHEN HOODS AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2021-002695","date":"2021-09-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-05","scope":"Install Ansul System See MP-2021 005558"}],"storyTag":"New construction","storyDelta":1.08,"timeline":[{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"855107","type":"Rental","status":"Inactive","businessName":"GPS Properties LLC","legalName":"GPS Properties LLC","address":"1764 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-11-06","latestIssueDate":"2020-11-06","expirationDate":"2021-11-05","inactiveDate":"2022-01-04"},{"number":"856518","type":"Rental","status":"Active","businessName":"Elisabeth Beraquit (1764 Frankford Ave, LLC )","legalName":"Elisabeth Beraquit","address":"1764 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-12-01","latestIssueDate":"2025-10-17","expirationDate":"2026-11-30","inactiveDate":null},{"number":"881117","type":"Food Preparing and Serving","status":"Closed","businessName":"Beehive Bake Shop, Inc.","legalName":"Beehive Bake Shop, Inc. ","address":"1764 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-11-08","latestIssueDate":"2022-09-26","expirationDate":"2023-11-07","inactiveDate":null},{"number":"0966528","type":"Food Preparing and Serving","status":"Active","businessName":"Dottie's Donuts LLC (Dottie's Donuts)","legalName":"Dottie's Donuts LLC","address":"1764 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-11-27","latestIssueDate":"2025-11-30","expirationDate":"2026-11-26","inactiveDate":null}],"licenseActivity":[{"number":"0966528","type":"Food Preparing and Serving","businessName":"Dottie's Donuts LLC (Dottie's Donuts)","legalName":"Dottie's Donuts LLC","issuedDate":"2024-11-27","latestIssueDate":"2025-11-30","closureDate":null,"expirationDate":"2026-11-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"881117","type":"Food Preparing and Serving","businessName":"Beehive Bake Shop, Inc.","legalName":"Beehive Bake Shop, Inc. ","issuedDate":"2021-11-08","latestIssueDate":"2022-09-26","closureDate":"2023-11-07","expirationDate":"2023-11-07","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"856518","type":"Rental","businessName":"Elisabeth Beraquit (1764 Frankford Ave, LLC )","legalName":"Elisabeth Beraquit","issuedDate":"2020-12-01","latestIssueDate":"2025-10-17","closureDate":null,"expirationDate":"2026-11-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"855107","type":"Rental","businessName":"GPS Properties LLC","legalName":"GPS Properties LLC","issuedDate":"2020-11-06","latestIssueDate":"2020-11-06","closureDate":"2022-01-04","expirationDate":"2021-11-05","inactiveDate":"2022-01-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jun 30, 2027; Fire Alarm Certification: Certified through Oct 24, 2025; Sprinkler Certification: Certified through Feb 23, 2023","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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #881117: Closed","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/"}]}