{"asOf":"2026-07-23T07:59:41.214Z","block":"500-599 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-south-st","address":"511 SOUTH ST","parcelNumber":"871400875","source":"https://property.phila.gov/?p=871400875","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"CYF INVESTMENT LLC","coOwner":null,"marketValue":882000,"landAssessment":176400,"improvementAssessment":705600,"livableArea":4200,"yearBuilt":1900,"lastSale":{"price":590000,"date":"2016-04-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"1159776","date":"2008-11-12","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3847160","date":"2016-02-19","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3847159","date":"2016-02-19","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"185432","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-11-17","completedDate":"2009-05-19","violations":[{"number":"1159776","date":"2008-11-12","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"520681","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-02-19","completedDate":"2016-03-24","violations":[{"number":"3847160","date":"2016-02-19","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3847159","date":"2016-02-19","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"54928","date":"2006-01-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"185432","date":"2008-11-12","type":"BRU INSP","status":"FAILED"},{"caseNumber":"185432","date":"2009-05-14","type":"BRU INSP","status":"PASSED"},{"caseNumber":"520681","date":"2016-02-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"520681","date":"2016-03-24","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94206961259286,"lng":-75.15120624394977,"geom":{"type":"Polygon","coordinates":[[[-75.151265791,39.941951556],[-75.1512161,39.942196226],[-75.151146871,39.942187806],[-75.151196202,39.941943273],[-75.151265791,39.941951556]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-010871","type":"Sprinkler Certification","inspectionDate":"2023-01-20","result":"Certified","expirationDate":"2024-01-20","buildingId":"1450730"},{"number":"BC-2024-016927","type":"Sprinkler Certification","inspectionDate":"2024-01-19","result":"Certified","expirationDate":"2025-01-19","buildingId":"1450730"},{"number":"BC-2025-002426","type":"Sprinkler Certification","inspectionDate":"2025-01-17","result":"Certified","expirationDate":"2026-01-17","buildingId":"1450730"},{"number":"BC-2026-002977","type":"Fire Alarm Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1450730"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1800,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1032 ARCH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":378000,"taxable":378000,"land":45000,"improvement":333000,"taxableLand":45000,"taxableImprovement":333000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":378000,"taxable":378000,"land":45000,"improvement":333000,"taxableLand":45000,"taxableImprovement":333000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":908400,"taxable":673000,"land":181680,"improvement":726720,"taxableLand":181680,"taxableImprovement":491320,"exemptLand":0,"exemptImprovement":235400},{"y":2019,"v":908400,"taxable":673000,"land":181680,"improvement":726720,"taxableLand":181680,"taxableImprovement":491320,"exemptLand":0,"exemptImprovement":235400},{"y":2020,"v":917400,"taxable":679668,"land":183480,"improvement":733920,"taxableLand":183480,"taxableImprovement":496188,"exemptLand":0,"exemptImprovement":237732},{"y":2021,"v":917400,"taxable":679668,"land":183480,"improvement":733920,"taxableLand":183480,"taxableImprovement":496188,"exemptLand":0,"exemptImprovement":237732},{"y":2022,"v":917400,"taxable":679668,"land":183480,"improvement":733920,"taxableLand":183480,"taxableImprovement":496188,"exemptLand":0,"exemptImprovement":237732},{"y":2023,"v":852400,"taxable":634160,"land":170400,"improvement":682000,"taxableLand":170400,"taxableImprovement":463760,"exemptLand":0,"exemptImprovement":218240},{"y":2024,"v":852400,"taxable":634160,"land":170400,"improvement":682000,"taxableLand":170400,"taxableImprovement":463760,"exemptLand":0,"exemptImprovement":218240},{"y":2025,"v":897700,"taxable":667889,"land":179540,"improvement":718160,"taxableLand":179540,"taxableImprovement":488349,"exemptLand":0,"exemptImprovement":229811},{"y":2026,"v":897700,"taxable":667889,"land":179540,"improvement":718160,"taxableLand":179540,"taxableImprovement":488349,"exemptLand":0,"exemptImprovement":229811},{"y":2027,"v":882000,"taxable":656208,"land":176400,"improvement":705600,"taxableLand":176400,"taxableImprovement":479808,"exemptLand":0,"exemptImprovement":225792}],"taxNow":9349,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"679987","date":"2016-04-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"FOR A VACANT SPACE ON 1ST FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) AND THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"722940","date":"2016-11-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING ATTACHED BUILDING FOR USE AS A VACANT COMMERICAL SPACE(SEPARATE ALTERATIONS AND C.O PERMIT REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR LEVEL WITH A THREE FAMILY DWELLING ABOVE. WORK TO INCLUDE THE ERECTION OF PARTITION WALLS, FRAMING WORK, PROVIDE FINISHES AND FURNISHINGS THROGHOUT. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRES SUPPRESSION WORK."},{"number":"740590","date":"2016-12-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-07","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-(INSTALLATION OF THREE 2.0 TON A/C WITH 45K BTU GAS FURNACE AND NEW DUCTWORK-MIXED USE). FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.(INSTALLATION OF THREE 2.0 TON A/C WITH 45K BTU GAS FURNACE AND NEW DUCTWORK-MIXED USE"},{"number":"738909","date":"2016-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-30","scope":"REWIRE SWITCHES, RECEPTS, LIGHTS, EXIT SIGNS, SMOKES/CO DETECTORS, CABLE , PHONE, INTERNET INTERCOM SYSTEM, INSTALL NEW 400AMP SERVICE WITH 5 METERS, 5 PANELS AND COMPLETE GROUNDING AS PER 2008 NEC (SOUTH DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"739884","date":"2016-12-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-07","scope":"ALTERATION: INTERIOR PLUMBING FOR A 3-STORY BUILDING WITH A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND (3) DWELLING UNITS ON THE 2ND & 3RD FLOORS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. ADDITIONAL PERMITS ARE REQUIRED FOR THE FIT-OUT OF THE VACANT COMMERCIAL SPACE (EXCEPT THE TOILET ROOM SHOWN ON THE PLANS IS INCLUDED IN THIS PERMIT), 5\" SEWER LATERAL & 1\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS, AS WELL AS THE 1\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY."},{"number":"741245","date":"2017-02-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A THREE-STORY STRUCTURE IN ACCORDANCE WITH NFPA 13 & 13R STANDARDS. SYSTEM IS EQUIPPED WITH A BACKFLOW PREVENTION ASSEMBLY AND IS SERVICED VIA A 2\" FIRE SERVICE MAIN LINE."},{"number":"767383","date":"2017-03-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"INSTALLATION OF (1) HVAC UNIT WITH DUCTWORK AND ALL ASSOCIATED ACCESSORIES FOR 1ST FLOOR COMMERCIAL SPACE ONLY. SELF-CONTAINED UNIT. NO PENETRATION OF FIRE RATED WALLS. MIX USE"},{"number":"769865","date":"2017-04-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-13","scope":"FOR A PREPARED FOOD SHOP (NOT TO EXCEED 20 SEATS AND DOES NOT UTILIZE ANY COMMERCIAL COOKING APPLIANCES) ON 1ST FLOOR IN THE SAME BUILDING WITH EXISTING THREE (3) FAMILY DWELLING(MULTI-FAMILY DWELLING) ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"769230","date":"2017-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-14","scope":"REWIRE: SWITCHES,LIGHTS,RECEPTACLES AND EXIT SIGNS PER 2008 NEC (MIXE USE)SOUTH DISTRICT"},{"number":"775977","date":"2017-05-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-02","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED FLAT WALL SIGN, FOR USE AS SIGNS ACCESSORY TO A PREPARED FOOD SHOP ON THE FIRST FLOOR AND THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) ABOVE IN AN EXISTING STRUCTURE, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN,"},{"number":"775978","date":"2017-05-02","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED EXTERIOR FLAT WALL SIGN (CHANNEL LETTERS), FOR USE AS SIGNS ACCESSORY TO A PREPARED FOOD SHOP ON THE FIRST FLOOR AS PER PLANS, ** SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK **"},{"number":"766432","date":"2017-05-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"INTERIOR ALTERATIONS ON THE FIRST FLOOR OF AN EXISTING STRUCTURE, AS PER APPROVED PLANS."},{"number":"789700","date":"2017-06-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"REMOVE FOUR EXISTING WINDOWS ON THE FIRST FLOOR AND FILL IN THE EXSISTING FOUR OPENINGS. REPLACE EXISTING POST IN THE BASEMENT WITH NE 4\"X4\"POST"},{"number":"770529","date":"2017-06-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"ALTERATION: INTERIOR PLUMBING OF A PREPARED FOOD SHOP ON THE 1ST FLOOR OF AN EXISTING STRUCTURE WITH (3) DWELLING UNITS ABOVE. THE FOOD SHOP WILL NOT UTILIZE ANY COMMERCIAL COOKING APPLIANCES. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. ADDITIONAL PERMITS ARE REQUIRED FOR THE (3) DWELLING UNITS ABOVE.ADDITIONAL PERMITS ARE REQUIRED FOR THE 5\" SEWER LATERAL & THE 1\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STRET MAINS, AS WELL AS THE REQUIRED 1\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY."},{"number":"PP-2023-000339","date":"2023-01-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-19","scope":"REPAIR/REPLACE FAI"},{"number":"ZP-2023-001849","date":"2023-02-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2025-002366","date":"2025-04-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"PP-2025-006475","date":"2025-05-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-30","scope":"Replacement of the 0.75 domestic backflow preventer."},{"number":"ZP-2026-006121","date":"2026-05-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"744683","type":"Food Preparing and Serving","status":"Active","businessName":"FROZEN ICE CREAM 2 INC","legalName":"FROZEN ICE CREAM 2 INC ","address":"511 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-07-05","latestIssueDate":"2026-06-07","expirationDate":"2027-07-04","inactiveDate":null},{"number":"744685","type":"Dumpster License - Private Property","status":"Active","businessName":"FROZEN ICE CREAM 2 INC","legalName":"FROZEN ICE CREAM 2 INC ","address":"511 SOUTH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-07-05","latestIssueDate":"2017-07-05","expirationDate":null,"inactiveDate":null},{"number":"784479","type":"Rental","status":"Active","businessName":"YVONNE CHANG","legalName":"YVONNE CHANG","address":"511 SOUTH ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":3,"issuedDate":"2018-07-27","latestIssueDate":"2026-06-11","expirationDate":"2027-07-26","inactiveDate":null},{"number":"924188","type":"Limited Lodging Operator","status":"Inactive","businessName":"Tom Wolsky","legalName":"Tom Wolsky","address":"511 SOUTH ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-05-22","latestIssueDate":"2023-05-22","expirationDate":"2024-05-21","inactiveDate":"2024-07-20"},{"number":"0977570","type":"Limited Lodging Operator","status":"Inactive","businessName":"Michael Semola","legalName":"Michael Semola","address":"511 SOUTH ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-04-30","latestIssueDate":"2025-04-30","expirationDate":"2026-04-29","inactiveDate":"2026-06-28"}],"licenseActivity":[{"number":"0977570","type":"Limited Lodging Operator","businessName":"Michael Semola","legalName":"Michael Semola","issuedDate":"2025-04-30","latestIssueDate":"2025-04-30","closureDate":"2026-06-28","expirationDate":"2026-04-29","inactiveDate":"2026-06-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"924188","type":"Limited Lodging Operator","businessName":"Tom Wolsky","legalName":"Tom Wolsky","issuedDate":"2023-05-22","latestIssueDate":"2023-05-22","closureDate":"2024-07-20","expirationDate":"2024-05-21","inactiveDate":"2024-07-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"784479","type":"Rental","businessName":"YVONNE CHANG","legalName":"YVONNE CHANG","issuedDate":"2018-07-27","latestIssueDate":"2026-06-11","closureDate":null,"expirationDate":"2027-07-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"744685","type":"Dumpster License - Private Property","businessName":"FROZEN ICE CREAM 2 INC","legalName":"FROZEN ICE CREAM 2 INC ","issuedDate":"2017-07-05","latestIssueDate":"2017-07-05","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"744683","type":"Food Preparing and Serving","businessName":"FROZEN ICE CREAM 2 INC","legalName":"FROZEN ICE CREAM 2 INC ","issuedDate":"2017-07-05","latestIssueDate":"2026-06-07","closureDate":null,"expirationDate":"2027-07-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"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":["5 permit events 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":"Use permit #679987: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 17, 2026; Fire Alarm Certification: Certified through Jan 16, 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":"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 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":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 24, 2016.","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":"Limited Lodging Operator #924188: Inactive since Jul 20, 2024; Limited Lodging Operator #0977570: Inactive since Jun 28, 2026","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 3 historical violations across 2 cases.","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/"}],"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/"}]}