{"asOf":"2026-08-01T05:52:07.310Z","block":"1800-1899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-frankford-ave","address":"1850 FRANKFORD AVE","parcelNumber":"871403310","source":"https://property.phila.gov/?p=871403310","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S70","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 4 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"GOV SIV","coOwner":"LIM GUECHSONG","marketValue":629600,"landAssessment":125900,"improvementAssessment":503700,"livableArea":3148,"yearBuilt":2019,"lastSale":{"price":675000,"date":"2021-01-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"976793","date":"2008-06-07","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-06-21","underAppeal":false,"noticeUrl":null},{"number":"976794","date":"2008-06-07","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-06-21","underAppeal":false,"noticeUrl":null},{"number":"1576012","date":"2010-01-21","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-02","underAppeal":false,"noticeUrl":null},{"number":"1576013","date":"2010-01-21","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-02","underAppeal":false,"noticeUrl":null},{"number":"1725896","date":"2010-06-21","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-30","underAppeal":false,"noticeUrl":null},{"number":"3488285","date":"2015-03-09","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-30","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"163924","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-06-09","completedDate":"2010-06-22","noticeUrl":null,"violations":[{"number":"976793","date":"2008-06-07","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-06-21","underAppeal":false,"noticeUrl":null},{"number":"976794","date":"2008-06-07","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-06-21","underAppeal":false,"noticeUrl":null}]},{"number":"225283","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-01-25","completedDate":"2010-02-03","noticeUrl":null,"violations":[{"number":"1576012","date":"2010-01-21","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-02","underAppeal":false,"noticeUrl":null},{"number":"1576013","date":"2010-01-21","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-02","underAppeal":false,"noticeUrl":null}]},{"number":"240350","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-06-22","completedDate":"2010-07-26","noticeUrl":null,"violations":[{"number":"1725896","date":"2010-06-21","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV GRASS/WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-22","underAppeal":false,"noticeUrl":null},{"number":"1725895","date":"2010-06-21","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-22","underAppeal":false,"noticeUrl":null}]},{"number":"357674","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-10-31","completedDate":"2012-12-03","noticeUrl":null,"violations":[{"number":"2626352","date":"2012-10-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-12-03","underAppeal":false,"noticeUrl":null},{"number":"2626351","date":"2012-10-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-12-03","underAppeal":false,"noticeUrl":null}]},{"number":"470469","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-03-09","completedDate":null,"noticeUrl":null,"violations":[{"number":"3488286","date":"2015-03-09","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-30","underAppeal":false,"noticeUrl":null},{"number":"3488285","date":"2015-03-09","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-30","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2010,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"163924","date":"2008-06-07","type":"CI HAZMAT","status":"FAILED"},{"caseNumber":"225283","date":"2010-01-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"225283","date":"2010-02-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"163924","date":"2010-06-21","type":"CI HAZMAT","status":"PASSED"},{"caseNumber":"240350","date":"2010-06-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"240350","date":"2010-07-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"470469","date":"2015-03-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470469","date":"2015-04-30","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":3},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97813952873053,"lng":-75.13117098323683,"geom":{"type":"Polygon","coordinates":[[[-75.13106556,39.978112198],[-75.131109852,39.978067125],[-75.131277,39.978170151],[-75.131236339,39.978211526],[-75.13106556,39.978112198]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1184,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"482 WICKER AVE, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM THREE (3) LOTS, FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON THE LOT, FOR THE ERECTION OF TWO (2) FOUR (4) STORY STRUCTURES WITH PARTIAL CELLAR (BUILDING \"A\" AND BUIL","status":"CLOSED","outcome":"Granted with conditions","date":"2007-10-10","number":"3521","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE FOURTEEN (14) LOTS [LOTS 1-14] FROM THREE (3) EXISTING LOTS [1850, 1852-60 & 1862 FRANKFORD AVE]. FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH A CELLAR, FIRST STORY RECESSED E","status":"OPEN","outcome":"Granted with conditions","date":"2013-03-19","number":"19638","relatedPermit":"444716"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16000,"taxable":16000,"land":16000,"improvement":0,"taxableLand":16000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":16000,"taxable":16000,"land":16000,"improvement":0,"taxableLand":16000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":54800,"taxable":54800,"land":54800,"improvement":0,"taxableLand":54800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":661200,"taxable":132200,"land":132200,"improvement":529000,"taxableLand":132200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":529000},{"y":2022,"v":661200,"taxable":132200,"land":132200,"improvement":529000,"taxableLand":132200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":529000},{"y":2023,"v":694200,"taxable":138800,"land":138800,"improvement":555400,"taxableLand":138800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555400},{"y":2024,"v":694200,"taxable":138800,"land":138800,"improvement":555400,"taxableLand":138800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555400},{"y":2025,"v":648900,"taxable":129780,"land":129780,"improvement":519120,"taxableLand":129780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":519120},{"y":2026,"v":648900,"taxable":129780,"land":129780,"improvement":519120,"taxableLand":129780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":519120},{"y":2027,"v":629600,"taxable":125900,"land":125900,"improvement":503700,"taxableLand":125900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":503700}],"taxNow":1817,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"98536","date":"2008-02-14","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-02-14","scope":"CONSOLIDATE THREE LOTS INTO ONE LOT ERECTION OF TWO NEW STRUCTURES FOR USE AS FOUR COMMERCIAL AND 20 RESIDENTIAL SPACES BETWEEN THE TWO STRUCTURES."},{"number":"135727","date":"2008-03-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-03-10","scope":"CONSOLIDATE THREE LOTS INTO ONE LOT ERECTION OF TWO NEW STRUCTURES FOR USE AS FOUR COMMERCIAL AND 20 RESIDENTIAL SPACES BETWEEN THE TWO STRUCTURES."},{"number":"152932","date":"2008-06-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-03-06","scope":"COMPLETE DEMOLITION"},{"number":"158588","date":"2008-10-10","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-04-23","scope":"BLDG. A & B, LOWER BLDG HEIGHT FROM 44' TO 35'. LOWER STAIR TOWER AND COVERED DECK FROM 49'6\" TO 43'6\". BLDG A, REAR WALL REDUCED 13'. BLDG B, REAR WALL REDUCED 14' @ 2ND AND 3RD FL."},{"number":"444716","date":"2013-04-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-04-04","scope":"RELOCATION OF LOT LINES TO CREATE (14) LOTS FROM (4). FOR THE ERECTIONOF A FOUR STORY STRUCTURE ON EACH LOT, WITH A RECESSED ENTRYWAY AT THE FIRST FLOOR, A FRONT BALCONY ABOVE ENTRY AND ONE STORY PORTION AND REAR DEC AT 2ND FLOOR AND A DECK ABOVE FRONT THIRD STORY PORTION A GREEN ROOF ABOVE 4TH STORY AND 6' HIGH FENCE AT PROPERTY LINE. LOTS 1-7 TO BE USED AS A SFD WITH (1) PARKING STALL EACH LOT. LOTS 8-14 TO CONTAIN VACANT COMMERCIAL SPACE AT CELLAR-1ST FLOOR AND A FAMILY DWELLING AT 2ND-4TH"},{"number":"483099","date":"2013-09-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-12","scope":"LOTS 8-14 TO CONTAIN VACANT COMMERCIAL SPACE AT CELLAR-1ST FLOOR AND A SINGLE FAMILY DWELLING AT 2ND-4TH"},{"number":"525376","date":"2014-06-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-11-01","scope":"FOR ERECTION OF FOUR (4) STORY ATTACHED STRUCTURE AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED PER NFPA 13. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR SINGLE FAMILY DWELLING ON SECOND THROUGH FOURTH FLOORS ONLY. SERPERATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR FIRST FLOOR VACANT COMMERCIAL SPACE."},{"number":"573712","date":"2014-12-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-24","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM. 13R, 2\" SERVICE"},{"number":"649002","date":"2015-10-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"TEMPORARY 100AMP ELECTRICAL SERVICE FOR CONSTRUCTION SITE (SFD)EAST DISTRICT"},{"number":"832090","date":"2017-12-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"ABANDONED","completedDate":"2019-02-11","scope":"IINSTALLATION OF NEW 2\" FIRE SERVICE. NEW PIPE, HANGERS, AND FITTINGS. NEW CITY APPROVED BACKFLOW PREVENTION ASSEMBLY. NEW FIRE DEPARTMENT CONNECTION. SPRINKLERS SYSTEM THROUGHOUT BUILDING IN ACCORDANCE WITH NFPA 13 & 13R"},{"number":"847196","date":"2018-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"INSTALL 2 FIRE DETAINED SELF CONTAINED HEATERS. (CMX-2)"},{"number":"871217","date":"2018-04-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"FOR USE AS PERSONAL SERVICES, BASEMENT THROUGH FIRST FLOOR, OF AN EXISTING STRUCTURE WITH RESIDENTIAL USE ABOVE AS PREVIOUSLY APPROVED. (NO SIGN ON THIS PERMIT)"},{"number":"849837","date":"2018-05-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING;4 STORY STRUCTURE;FIRST FLOOR VACANT COMMERCIAL SPACE;3 SINGLE FAMILY DWELLINGS 2ND-4TH FLOORS - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"880048","date":"2018-05-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"1.5 IN DOMESTIC SERVICE AND 5\" HOUSE DRAIN CURB TRAP/ FAI PA 1 CALL 2018.1421268"},{"number":"889140","date":"2018-06-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"90 DAY TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"914065","date":"2018-10-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"1 NEW 400 AMP SERVICE AND COMPLETE FIT-OUT OF MIXED USE BLDG WITH OUTLETS. SWITCH LIGHTING AS PER NEC 2008 AND FIRE ALARM TO NFPA 72."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"land","p":185000},{"y":2017,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2021,"k":"sale","p":675000}],"rented":true,"licenses":[{"number":"797228","type":"Rental","status":"Inactive","businessName":"1850 Frankford Ave LLC","legalName":"1850 Frankford Ave LLC","address":"1850 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-12-17","latestIssueDate":"2021-01-05","expirationDate":"2021-12-16","inactiveDate":"2022-02-14"},{"number":"866550","type":"Rental","status":"Active","businessName":"SIV GOV & GUECHSONG LIM","legalName":"SIV GOV & GUECHSONG LIM ","address":"1850 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-04-21","latestIssueDate":"2026-03-09","expirationDate":"2027-04-20","inactiveDate":null}],"licenseActivity":[{"number":"866550","type":"Rental","businessName":"SIV GOV & GUECHSONG LIM","legalName":"SIV GOV & GUECHSONG LIM ","issuedDate":"2021-04-21","latestIssueDate":"2026-03-09","closureDate":null,"expirationDate":"2027-04-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"797228","type":"Rental","businessName":"1850 Frankford Ave LLC","legalName":"1850 Frankford Ave LLC","issuedDate":"2018-12-17","latestIssueDate":"2021-01-05","closureDate":"2022-02-14","expirationDate":"2021-12-16","inactiveDate":"2022-02-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1107% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $54,800 to $661,200","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":"Use permit #135727: 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: 832090 (ABANDONED).","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (482 WICKER AVE, BENSALEM PA, 19020).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 30, 2015.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 10 historical violations across 5 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/"}]}