{"asOf":"2026-07-30T22:24:06.135Z","block":"6500-6599 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-haverford-ave","address":"6522 HAVERFORD AVE","parcelNumber":"871402120","source":"https://property.phila.gov/?p=871402120","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":"ILIOPOULOS REALTY LLC","coOwner":null,"marketValue":1466000,"landAssessment":293200,"improvementAssessment":1172800,"livableArea":13664,"yearBuilt":1900,"lastSale":{"price":450000,"date":"2014-03-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"3165089","date":"2014-05-03","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3165088","date":"2014-05-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3165090","date":"2014-05-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3165091","date":"2014-05-03","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3195129","date":"2014-05-28","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3195128","date":"2014-05-28","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3295496","date":"2014-07-08","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-19","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"429287","type":"STANDARD","priority":"STANDARD","responsibility":"DW","status":"CLOSED","createdDate":"2014-05-05","completedDate":"2014-06-03","noticeUrl":null,"violations":[{"number":"3165089","date":"2014-05-03","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3165088","date":"2014-05-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3165090","date":"2014-05-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3165091","date":"2014-05-03","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null}]},{"number":"433762","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-05-28","completedDate":"2014-06-12","noticeUrl":null,"violations":[{"number":"3195129","date":"2014-05-28","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null},{"number":"3195128","date":"2014-05-28","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-03","underAppeal":false,"noticeUrl":null}]},{"number":"533570","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3295496","date":"2014-07-08","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-19","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2014,"n":7,"worst":null}],"investigations":[{"caseNumber":"85782","date":"2006-10-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"429287","date":"2014-05-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"433762","date":"2014-05-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"429287","date":"2014-06-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"433762","date":"2014-06-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"429286","date":"2016-12-29","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":2},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97198172927196,"lng":-75.25013610517486,"geom":{"type":"Polygon","coordinates":[[[-75.250002448,39.971813153],[-75.25011179,39.971819741],[-75.250116796,39.971851219],[-75.250389491,39.97182554],[-75.250431899,39.972079607],[-75.249780407,39.972140957],[-75.250002448,39.971813153]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-001768","type":"Fire Alarm Certification","inspectionDate":"2022-01-28","result":"Certified","expirationDate":"2023-01-28","buildingId":"1462472"},{"number":"BC-2023-004253","type":"Fire Alarm Certification","inspectionDate":"2023-01-05","result":"Certified","expirationDate":"2024-01-05","buildingId":"1462472"},{"number":"BC-2024-003252","type":"Fire Alarm Certification","inspectionDate":"2024-01-31","result":"Certified","expirationDate":"2025-01-31","buildingId":"1462472"},{"number":"BC-2025-009341","type":"Fire Alarm Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1462472"},{"number":"BC-2025-009342","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1462472"},{"number":"BC-2026-004369","type":"Fire Alarm Certification","inspectionDate":"2026-01-21","result":"Certified","expirationDate":"2027-01-21","buildingId":"1462472"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":null,"lotArea":14427,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"117 ASBURY LOOP, MIDDLETOWN DE, 19709","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":711600,"taxable":711600,"land":271700,"improvement":439900,"taxableLand":271700,"taxableImprovement":439900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":711600,"taxable":711600,"land":271700,"improvement":439900,"taxableLand":271700,"taxableImprovement":439900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1042100,"taxable":1042100,"land":423599,"improvement":618501,"taxableLand":423599,"taxableImprovement":618501,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1065200,"taxable":1065200,"land":428631,"improvement":636569,"taxableLand":428631,"taxableImprovement":636569,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1073100,"taxable":1073100,"land":430215,"improvement":642885,"taxableLand":430215,"taxableImprovement":642885,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1073100,"taxable":1073100,"land":430215,"improvement":642885,"taxableLand":430215,"taxableImprovement":642885,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1073100,"taxable":1073100,"land":430215,"improvement":642885,"taxableLand":430215,"taxableImprovement":642885,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1335500,"taxable":1335500,"land":515600,"improvement":819900,"taxableLand":515600,"taxableImprovement":819900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1335500,"taxable":1335500,"land":515600,"improvement":819900,"taxableLand":515600,"taxableImprovement":819900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1380900,"taxable":1380900,"land":539860,"improvement":841040,"taxableLand":539860,"taxableImprovement":841040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1380900,"taxable":1380900,"land":539860,"improvement":841040,"taxableLand":539860,"taxableImprovement":841040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1466000,"taxable":1466000,"land":293200,"improvement":1172800,"taxableLand":293200,"taxableImprovement":1172800,"exemptLand":0,"exemptImprovement":0}],"taxNow":19330,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"218883","date":"2009-06-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-16","scope":"NSTALLATION OF NEW WIRELESS SERVICE TO INCLUDE NINE (9) PANEL ANTENNAS MAST ERECTED ON THE ROOF AND NOT MORE THAN 15 FEET IN ANY DIRECTION; FIVE (5) BTS EQUIPMENT CABINETS AT GRADE MOUNTED ON A 7 FT X 27 WITH A SIX (6) FOOT HIGH SOLID PRIVACY FENCE (AS PER CITY PLANNING COMMISSION)AND CABLE TRAY FROM EQUIPMENT TO ANTENNAS. EQUIPMENT MEASURES: 63.54\" X 51.18\" X 37.01\" AS PER PLANS.WIRELESS SERVICE SITE LOCATED ON ROOF OF AN EXISTING RETAIL DEPARTMENT STORE.(SIGNS ARE NOT APPLIED FOR ON THIS APPLICATION)"},{"number":"226500","date":"2009-07-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-08","scope":"ERECT 9 ANTENNAS & EQUIPMENT AS PER PLANS.PERMIT INCLUDES THE INSTALLATION OF NINE MAST MOUNTED ANTENNAS, FIVE EQUIPMENT CABINETS WITH CANLE TRAYS ON GRADE AND MOUNTED, A CONCRETE PAD, AND A SIX FOOT PRIVACT FENCE."},{"number":"241539","date":"2009-10-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-10","scope":"(1) 200 AMP METER, (1) DISCONNECT, (1) TELCO CABINET AS PER 2005 NEC (WEST DIST)"},{"number":"300506","date":"2010-09-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-14","scope":"50 AMP CIRCUIT TO RADIO CABINET FROM EXISTING DISTRIBUTION PANEL AS PER 2008 NEC (WEST DIST)"},{"number":"418130","date":"2012-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE AND REPLACE 6 ANTENNAS, INSTALL 3 LINES OF OUTEDOOR RATED FIBER OPTIC CABLES #1PH8353A AS PER 2008 NEC(CELL SITE)(WEST DIST)"},{"number":"442015","date":"2012-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-07","scope":"UPGRADE WIRING TO #6 AND BREAKER FROM 50 AMP TO 60 AMP... IN ACCORDANCE WITH 2008 NEC"},{"number":"530705","date":"2014-04-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-29","scope":"USE TO CHILDCARE CENTER"},{"number":"533570","date":"2014-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-23","scope":"ALTERATIONS TO EXISTING BUILDING TO CREATE A DAYCARE IN SAME BUILDING WITH OTHER EXISTING USES NOT PART OF THIS PERMIT. COMPLIES VIOLATION REQUIREMENTS."},{"number":"551656","date":"2014-07-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-22","scope":"ROUGH IN WASTE AND WATER STACK AND SET FIXTURE 13 WC,22 LAV SINKS AND KITCHEN SINK (DAYCARE)"},{"number":"555346","date":"2014-08-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-22","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM THROUGHOUT A DAY CARE FACILITY AS SHOWN IN APPROVED PLANS. WORK TO INCLUDE NEW APPLIANCES, REGISTERS/DIFFUSERS, FANS AND ALL SUPPLEMENTAL DUCTWORK."},{"number":"549408","date":"2014-09-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-02-24","scope":"INSTALLATION FOR FA,BRANCH CIRCUIT FOR GENERAL RECEPTACLES,LIGHTING,TELECOM DROPS OF DEVICES.TERMINATE INTO EXISTING PANELS PER 2008 NEC & NFPA72 (DAYCARE) INSTALLATION FOR FA,BRANCH CIRCUIT FOR GENERAL RECEPTACLES,LIGHTING,TELECOM DROPS OF DEVICES.TERMINATE INTO EXISTING PANELS PER 2008 NEC & NFPA72 (DAYCARE)"},{"number":"654141","date":"2015-12-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"INSTALL 80A BREAKER... IN ACCORDANCE WITH 2008 NEC"},{"number":"842702","date":"2018-01-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-16","scope":"FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"1042421","date":"2020-01-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-01-16","scope":"FOR EXTENSION OF EXISTING USE CHILDCARE CENTER ON FIRST AND SECOND FLOOR TO BASEMENT AS PREVIOUSLY APPROVED.*NO SIGN N THIS PERMIT*"},{"number":"1042472","date":"2020-02-10","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-06-10","scope":"CERTIFICATE OF OCCUPANCY ONLY FOR EXTENSION OF EXISTING CHILDCARE CENTER ON FIRST AND SECOND FLOOR TO BASEMENT. NO ALTERATION WORK IS PERMITTED UNDER THIS PERMIT."},{"number":"1054314","date":"2020-03-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-10","scope":"INSTALL 6 EMERGENCY LIGHTS AND 3 EXIT LIGHTS IN OPEN CEILINGS AS PER 2017 NEC"},{"number":"GM-2020-005275","date":"2020-07-20","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-06-21","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-2022-003821","date":"2023-01-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-21","scope":"ALTERATION TO THE STRUCTURAL FRAMING IN AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-002796","date":"2023-04-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-06","scope":"We are moving receptacles and adding a 4 lights as per 2017 nec"},{"number":"PP-2023-008235","date":"2023-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-20","scope":"Move a powder room from one side of the room to the other. Install 2 new sinks & 1 toilet"},{"number":"MP-2023-003531","date":"2023-09-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-20","scope":"FOR THE REPLACEMENT OF FOUR (4) HVAC CASSETTES AS PER PLANS. NO NEW DUTC WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"New Construction"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Roof Covering Replacement"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"648607","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"LISA ILIOPOULOS (LITTLE PEOPLES VILLAGE LLC)","legalName":"LISA ILIOPOULOS","address":"6522 HAVERFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-12-01","latestIssueDate":"2026-05-13","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"648607","type":"Food Preparing and Serving (30+ SEATS)","businessName":"LISA ILIOPOULOS (LITTLE PEOPLES VILLAGE LLC)","legalName":"LISA ILIOPOULOS","issuedDate":"2014-12-01","latestIssueDate":"2026-05-13","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","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":["4 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 #218883: 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":"2 permits not marked completed: 549408 (Expired), GM-2020-005275 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 21, 2027; Emergency and Standby Power Systems Certification: Certified through Jan 7, 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 29, 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":"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 7 historical violations across 3 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/"}]}