{"asOf":"2026-07-27T12:03:48.984Z","block":"200-299 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-w-girard-ave","address":"225-29 W GIRARD AVE","parcelNumber":"871403220","source":"https://property.phila.gov/?p=871403220","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"9916 REAL ESTATE HOLDING","coOwner":null,"marketValue":1532100,"landAssessment":306400,"improvementAssessment":1225700,"livableArea":6056,"yearBuilt":2017,"lastSale":{"price":160000,"date":"2015-01-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"3670637","date":"2015-08-10","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3670636","date":"2015-08-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-000059","date":"2024-12-31","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-000058","date":"2024-12-31","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-000055","date":"2024-12-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-000060","date":"2024-12-31","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"496410","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-10","completedDate":"2015-09-11","violations":[{"number":"3670637","date":"2015-08-10","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3670636","date":"2015-08-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-128707","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-20","completedDate":"2025-02-13","violations":[{"number":"VI-2025-000059","date":"2024-12-31","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-000058","date":"2024-12-31","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-000055","date":"2024-12-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-000060","date":"2024-12-31","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2024-128707","date":"2024-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128707","date":"2025-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128707","date":"2025-02-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96980061578273,"lng":-75.14047088999794,"geom":{"type":"Polygon","coordinates":[[[-75.140369302,39.969855363],[-75.140388324,39.969749049],[-75.140586187,39.969774053],[-75.14059723,39.969818715],[-75.140369302,39.969855363]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-001730","type":"Fire Alarm Certification","inspectionDate":"2025-01-21","result":"Certified","expirationDate":"2026-01-21","buildingId":"1544979"},{"number":"BC-2025-001945","type":"Sprinkler Certification","inspectionDate":"2025-01-23","result":"Certified","expirationDate":"2026-01-23","buildingId":"1544979"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1514,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"349 EAST CAMBRIA ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A FOUR STORY BUILDING WITH A CELLAR, THREE BAY WINDOWS, (TWO ON STILES STREET, ONE ON GIRARD AVE.) WITH A 2'6\" PROJECTION OVER THE PROPERTY LINE, A BALCONY WITH A 2' 5-3/8\" PROJECTION OVER THE PROPERTY LINE, A PIL","status":"CLOSED","outcome":"Withdrawn","date":"2007-09-25","number":"2368","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 39') WITH A CELLAR, A PILOT HOUSE ON THE FOURTH FLOOR AND A ROOFTOP DECK (ROOF TOP TO BE USED AS DECK FLOOR) WITH A 42\" HIGH RAILING AND PARAPET; F","status":"CLOSED","outcome":"Granted with conditions","date":"2011-01-12","number":"13359","relatedPermit":"293161"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT  \"PARCEL \"C\"  FROM TWO(2) OPA ACCOUNTS; \n PARCEL\"B\" ( 225 W GIRARD AVE) AND PARCEL\"A\" ( 227-229 W GIRARD AVE) AS FOLLOWS:\nPARCEL\"C\": FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR; B","status":"CLOSED","outcome":"Granted with conditions","date":"2014-09-30","number":"23496","relatedPermit":"546172"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2022,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2023,"v":1171100,"taxable":234220,"land":234220,"improvement":936880,"taxableLand":234220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":936880},{"y":2024,"v":1171100,"taxable":234220,"land":234220,"improvement":936880,"taxableLand":234220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":936880},{"y":2025,"v":1246100,"taxable":249220,"land":249220,"improvement":996880,"taxableLand":249220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":996880},{"y":2026,"v":1246100,"taxable":249220,"land":249220,"improvement":996880,"taxableLand":249220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":996880},{"y":2027,"v":1532100,"taxable":306400,"land":306400,"improvement":1225700,"taxableLand":306400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1225700}],"taxNow":3489,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"293161","date":"2011-01-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-01-13","scope":"APPLICATION FOR: ERECTION OF A FOUR STORY BUILDING WITH A CELLAR THREE BAYS WINDOWS(TWO ON STILES STREET, ONE ON GIRARD ST) WITH A 2' 6\" PROJECTION OVER THE PROPERTY LINE, A BALCONY WITH A 2'53/8\" PROJECTION OVER THE PROPERTY LINE, A PILOT HOUSE ON THE FOURTH FLOOR WITH A ROOF DECK FOR A PORTION OF THE FOURTH FLOOR WITH A 42\" HIGH RAILING, A PARAPET WALL 42\" HIGH FOR THE REST OF THE FOURTH FLOOR FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND A TOTAL OF TWO RESIDENTIAL DWELLINGS ON FLOORS TWO THRU THREE. (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"442361","date":"2012-12-07","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-12-07","scope":"EXTENSION OF PERMIT #293161 PURSUANT TO PA ACT 46. THIS EXTENSION TO EXPIRE ON JULY 2, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE RQUIRED INSPECTIONS."},{"number":"546172","date":"2014-10-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-10-22","scope":"FOR THE LOT CONSIOLIDATION TO CREATE ONE(1) LOT FROM TWO(2) LOTS."},{"number":"569587","date":"2014-10-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-10-22","scope":"FOR THE LOT CONSIOLIDATION TO CREATE ONE(1) LOT FROM TWO(2) LOTS."},{"number":"570432","date":"2015-01-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-01-12","scope":"FOR THE NEW CONSTRUCTION FOR A THREE(3) FAMILY DWELLING."},{"number":"595709","date":"2015-06-17","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-06-17","scope":"ADMINISTRATIVE REVIEW FOR THE ERECTION OF TWO(2) PILOT HOUSES. THE SIZE AND PLACEMENT OF PREVIOUSLY APPROVED BAY WINDOWS AND BALCONIES AS FOLLOWS: GIRARD AVE SIDE: THE PROPOSED BAY WINDOW FROM 2ND FLOOR THROUGH FORTH FLOORS ( BALCONY AT 4TH FLOOR LEVEL) ANOTHER BAY WINDOW 5' AWAY FROM THE MEASURING 8'5\" FROM SECOND (2ND) FLOOR THROUGH FORTH FLOORS WITH BALCONIES AT 3RD AND 4TH FLOORS. FACING GERMANTOWN AVE THE PROPOSED BALCONONIES ON 2ND FLOOR THROUGH 4TH FLOORS THAT ARE RECESSED 3'INTO THE PROPERTY LINE. FACING STILES STREET; THE PROPOSED TWO (2) BAY WINDOWS ; ONE 7' WIDE AND 2' DEEP, AND ANOTHER (8'7\" WIDE BY 2'5\" DEEP ) IN THE SAME BUILDING COMMERCIAL USE FROM CELLAR THRU FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING FROM 2ND FLOOR THRU 4TH FLOORS (THREE (3) DWELLING UNITS) AS PREVIOUSLY APPROVED."},{"number":"686289","date":"2016-08-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"FOR THE ERECTION OF A FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURES, MIXED-USE MULTI-FAMILY BUILDING OF WOOD FRAME & CONCRETE FOUNDATION CONSTRUCTION W. LOW-SLOPE WALKABLE ROOF ASSEMBLY; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 THROUGHOUT. SEPARATE PERMIT REQ'D FOR BSMT-1ST FLOOR TENANT SPACE FIT-OUT & ANY MECH., ELEC., PLUMB. & FIRESUPP WORK. SITE TO BE EXCAVATED AT AREAS ADJACENT TO EXISTING STRUCTURE(S) NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK."},{"number":"719554","date":"2016-09-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"TO PERFORM UNDERPINNING TO PROTECT THE ADJACENT LOT AS PER APPROVED PLANS."},{"number":"722735","date":"2016-12-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A FOUR-STORY MIXED-USED STRUCTURE IN ACCORDANCE WITH NFPA 13 STANDARDS. SYSTEM IS EQUIPPED WITH A BACKFLOW PREVENTION ASSEMVLY AND IS SERVICED VIA A 2\" FIRE SERVICE MAIN LINE."},{"number":"730241","date":"2016-12-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"NEW CONSTRUCTION: PLUMBING THROUGHOUT; FOUR STORY BUILDING WITH ROOFTOP ACCESS - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"741451","date":"2017-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"INSTALLATION OF HVAC SYSTEM FOR NEW MIXED USE BUILDING TO INCLUDE ALL NEW EQUIPMENT AND DUCTWORK FOR RESIDENTIAL UNITS AND TEMPORARY UNIT HEATERS FOR CURRENTLY VACANT COMMERCIAL SPACE AS PER APPROVED PLANS."},{"number":"744873","date":"2017-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"28 OUTLETS,CO/SMOKES DETECTORS,8 BATH FANS,194 SWITCHES,150 RECESSED LIGHTS,EXIT LIGHTS,TV/CABLE,55 SURFACE LIGHTS,(3)125AMP PANELS,(1)200AMP PANEL,(1)100AMP PANEL,600AMP SERVICE METER WITH GROUND PER 2008 NEC (MIXED USE)INSTALL FIRE ALARM PER NFPA 72"},{"number":"766045","date":"2017-05-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"FOR THE INSTALLATION OF A NEW MECHANICAL SYSTEM TON INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, APPLIANCES, SUPPORTS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK. AMENDED BUILDING PERMIT REQUIRED FOR SYSTEM REBALANCE FOR MINIMUM VENTILATION RATES FOR FUTURE USE OF VACANT SPACE."},{"number":"901435","date":"2018-08-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-10","scope":"NAIL SALOON ON FIRST FLOOR IN EXISTING STRUCTURE WITH OTHER PREVIOUSLY APPROVED USES. NO SIGNS ON THIS APPLICATION."},{"number":"904698","date":"2018-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"NEW TENANT FIT-OUT OF FIRST FLOOR AS PER PLANS. ** SEPARATE MECHANICAL EXHAUST PERMIT REQUIRED."},{"number":"918288","date":"2018-10-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"RELOCATE 8 OUTLETS 2 SWITCHES 6 LIGHTS FIXTURES"},{"number":"911911","date":"2018-11-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"INSTALL 1 LAVY SINK, 8 NAIL SPA, WATER HEATER - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"930989","date":"2018-12-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"FOR THE ERECTION OF ONE CHANNEL LETTER FLAT WALL SIGN 125\"X42\""},{"number":"934348","date":"2019-01-04","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-12-01","scope":"FOR THE INSTALLATION OF ONE CHANNEL LETTER SIGN AS PER PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"791448","type":"Rental","status":"Active","businessName":"9916 REAL ESTATE HOLDING LLC","legalName":"9916 REAL ESTATE HOLDING LLC","address":"225-29 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-10-10","latestIssueDate":"2026-02-02","expirationDate":"2026-10-09","inactiveDate":null}],"licenseActivity":[{"number":"791448","type":"Rental","businessName":"9916 REAL ESTATE HOLDING LLC","legalName":"9916 REAL ESTATE HOLDING LLC","issuedDate":"2018-10-10","latestIssueDate":"2026-02-02","closureDate":null,"expirationDate":"2026-10-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 7185% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $15,100 to $1,100,000","no permit shown in 2020-2022"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13359: CLOSED · Granted with conditions; related permit 293161. Use permit #293161: 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":"1 permit not marked completed: 934348 (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, 2026; Sprinkler Certification: Certified through Jan 23, 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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 13, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 and appears related-party/family-held.","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 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/"}]}