{"asOf":"2026-07-22T11:40:11.403Z","block":"2800-2899 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-master-st","address":"2814 MASTER ST","parcelNumber":"871539250","source":"https://property.phila.gov/?p=871539250","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"FARMAKON & CO","coOwner":null,"marketValue":236300,"landAssessment":47200,"improvementAssessment":189100,"livableArea":2295,"yearBuilt":1915,"lastSale":{"price":140000,"date":"2018-07-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-046073","date":"2020-11-02","code":"PM15-901.2","title":"VACANT PROPERTIES- BLIGHTED CONDITION","status":"CLOSED","resolutionDate":"2021-06-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-046074","date":"2020-11-02","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2020-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046072","date":"2020-11-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-064833","date":"2023-08-28","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-28","resolution":"WARNING ISSUED"},{"number":"VI-2023-076033","date":"2023-10-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-01-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-077663","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-02","completedDate":"2021-06-04","violations":[{"number":"VI-2020-046073","date":"2020-11-02","code":"PM15-901.2","title":"VACANT PROPERTIES- BLIGHTED CONDITION","status":"CLOSED","resolutionDate":"2021-06-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-046074","date":"2020-11-02","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2020-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046072","date":"2020-11-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-12-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-088200","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-28","completedDate":"2023-08-29","violations":[{"number":"VI-2023-064833","date":"2023-08-28","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-28","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-102231","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-02","completedDate":"2024-01-23","violations":[{"number":"VI-2023-076033","date":"2023-10-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-01-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-077663","date":"2020-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-077663","date":"2020-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-077663","date":"2021-06-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-088200","date":"2023-08-28","type":null,"status":null},{"caseNumber":"CF-2023-102231","date":"2023-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102231","date":"2024-01-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9772911469658,"lng":-75.18187436223329,"geom":{"type":"Polygon","coordinates":[[[-75.1819204,39.977206603],[-75.181881232,39.977383012],[-75.181828635,39.977375918],[-75.181866952,39.977199878],[-75.1819204,39.977206603]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-016969","type":"Fire Alarm Certification","inspectionDate":"2023-08-03","result":"Certified","expirationDate":"2024-08-03","buildingId":"1027671"},{"number":"BC-2025-021995","type":"Fire Alarm Certification","inspectionDate":"2024-07-25","result":"Certified","expirationDate":"2025-07-25","buildingId":"1027671"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":975,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"509 GOLDFINCH LN, AMBLER PA, 19002","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PROPOSED VACANT COMMERCIAL SPACE ON 1ST FLOOR AND PROPOSED TWO (2)\nFAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2019-07-17","number":"36749","relatedPermit":"944187"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit For the uses, Commissaries and Catering Services and Personal Services, in an existing attached building. No sign on this \npermit","status":"Scheduled","outcome":null,"date":"2026-08-19","number":"ZP-2026-001490","relatedPermit":"ZP-2026-001490"}],"taxYears":[{"year":1992,"total":175.8,"principal":0,"interest":113.47,"penalty":4.06},{"year":1993,"total":1168.57,"principal":231.33,"interest":713.41,"penalty":25.55},{"year":1994,"total":1304.73,"principal":364.94,"interest":695.21,"penalty":25.55},{"year":1995,"total":1278.85,"principal":364.93,"interest":673.29,"penalty":25.55},{"year":1996,"total":1253.04,"principal":364.94,"interest":651.41,"penalty":25.55},{"year":1997,"total":1227.21,"principal":364.94,"interest":629.52,"penalty":25.55},{"year":1998,"total":1188.46,"principal":364.94,"interest":596.68,"penalty":25.55},{"year":1999,"total":1506.28,"principal":480.5,"interest":742.37,"penalty":33.64},{"year":2000,"total":1455.25,"principal":480.5,"interest":699.12,"penalty":33.64},{"year":2001,"total":1404.22,"principal":480.5,"interest":655.88,"penalty":33.64},{"year":2002,"total":1353.19,"principal":480.5,"interest":612.63,"penalty":33.64},{"year":2003,"total":1302.17,"principal":480.5,"interest":569.39,"penalty":33.64},{"year":2004,"total":1251.13,"principal":480.5,"interest":526.14,"penalty":33.64},{"year":2005,"total":1200.11,"principal":480.5,"interest":482.9,"penalty":33.64},{"year":2006,"total":1149.07,"principal":480.5,"interest":439.65,"penalty":33.64},{"year":2010,"total":139.57,"principal":61.12,"interest":33.92,"penalty":4.28},{"year":2012,"total":370.44,"principal":203.41,"interest":76.28,"penalty":14.24},{"year":2013,"total":931.96,"principal":568.12,"interest":161.91,"penalty":39.77},{"year":2016,"total":290.36,"principal":182.65,"interest":2.74,"penalty":1.83}],"taxNet":19950.41,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":94400,"taxable":94400,"land":6650,"improvement":87750,"taxableLand":6650,"taxableImprovement":87750,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":94400,"taxable":94400,"land":6650,"improvement":87750,"taxableLand":6650,"taxableImprovement":87750,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":81300,"taxable":51300,"land":16260,"improvement":65040,"taxableLand":16260,"taxableImprovement":35040,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":83700,"taxable":83700,"land":16740,"improvement":66960,"taxableLand":16740,"taxableImprovement":66960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":84500,"taxable":84500,"land":16900,"improvement":67600,"taxableLand":16900,"taxableImprovement":67600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":84500,"taxable":84500,"land":16900,"improvement":67600,"taxableLand":16900,"taxableImprovement":67600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":84500,"taxable":84500,"land":16900,"improvement":67600,"taxableLand":16900,"taxableImprovement":67600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":139000,"taxable":139000,"land":27800,"improvement":111200,"taxableLand":27800,"taxableImprovement":111200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":459000,"taxable":139000,"land":91800,"improvement":367200,"taxableLand":91800,"taxableImprovement":47200,"exemptLand":0,"exemptImprovement":320000},{"y":2025,"v":201400,"taxable":60990,"land":40280,"improvement":161120,"taxableLand":40280,"taxableImprovement":20710,"exemptLand":0,"exemptImprovement":140410},{"y":2026,"v":201400,"taxable":60990,"land":40280,"improvement":161120,"taxableLand":40280,"taxableImprovement":20710,"exemptLand":0,"exemptImprovement":140410},{"y":2027,"v":236300,"taxable":71507,"land":47200,"improvement":189100,"taxableLand":47200,"taxableImprovement":24307,"exemptLand":0,"exemptImprovement":164793}],"taxNow":854,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"944187","date":"2019-08-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-21","scope":"FOR VACANT SPACE ON 1ST FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) AND TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"1049534","date":"2020-02-14","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-09-19","scope":"EZ INTERIOR DEMOLITION - For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRIC AND PLUMBING."},{"number":"ZP-2020-007748","date":"2021-01-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"TO REBUILD THE REAR PORTION OF AN AN EXISTING ATTACHED BUILDING WITH THE SAME BUILDING FOOTPRINT(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1053955","date":"2021-04-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-07-29","scope":"For the reconstruction of rear one (1) story portion, interior alterations, and structural work as per approved/marked up plans. ***NO WORK ON THE RIGHT OF WAY WILL BE COVERED ON THIS PERMIT*** SEPARATE STREET'S DEPT. APPROVAL REQUIRED FOR ANY CONCRETE WORK IN RIGHT OF WAY*** Separate CO rrequired for 1st floor. Interior exit stairway required to be 2 hour rated with 90 min rated doors. Floor ceiling assemblies required to have an STC and IIC rating of 50 per section 1206.2 and 1206.3 of the 2018 IBC."},{"number":"CP-2023-000683","date":"2023-03-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-04","scope":"FOR THE RECONSTRUCTION OF 1-STORY REAR PORTION OF BUILDING, LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK AND WORK OUTSIDE THE PROPERTY LINES."},{"number":"EP-2022-012571","date":"2023-03-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-18","scope":"INSTALL A 400 AMP 120/240V 1 PHASE SERVICE, (5) GANG METER BANK, (5) 100 AMP PANELS & FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON AREAS, (2) OFFICE SPACES & (2) DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, AND SMOKE / CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2023-001228","date":"2023-05-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-21","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUST FANS, ASSOCIATED DUCTWORK, AND A FUEL GAS PIPING SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND 2018 IFGC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"PP-2023-002848","date":"2023-05-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-21","scope":"INSTALL 2 KITCHEN SINKS, 2 WASHING MACHINE BOXES, 2 CUP SINKS, 4 LAVATORIES, 4 WATER CLOSETS, 2 SHOWER/TUBS, 3 HOT WATEER HEATERS, 1 SUMP PUMP, 2 FLOOR DRAINS, 2 DISHWASHER, 1 BACKFLOW PREVENTER AND 2 STORM DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"PP-2023-009888","date":"2023-07-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-18","scope":"REPAIR/REPLACE 1.5\" WDP & 1.5\" BACKFLOW DEVICE"},{"number":"ZP-2026-001490","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Personal Services; Commissaries and Catering Services"}],"storyTag":"New construction","storyDelta":3.67,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"796848","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"FARMAKON & CO.","legalName":"FARMAKON & CO. ","address":"2814 MASTER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-12-12","latestIssueDate":"2022-12-21","expirationDate":"2023-12-11","inactiveDate":null},{"number":"943211","type":"Rental","status":"Active","businessName":"FARMAKON & CO.","legalName":"FARMAKON & CO. ","address":"2814 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-02-01","latestIssueDate":"2026-01-14","expirationDate":"2027-01-31","inactiveDate":null}],"licenseActivity":[{"number":"943211","type":"Rental","businessName":"FARMAKON & CO.","legalName":"FARMAKON & CO. ","issuedDate":"2024-02-01","latestIssueDate":"2026-01-14","closureDate":null,"expirationDate":"2027-01-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"796848","type":"Vacant Residential Property / Lot","businessName":"FARMAKON & CO.","legalName":"FARMAKON & CO. ","issuedDate":"2018-12-12","latestIssueDate":"2022-12-21","closureDate":"2023-12-11","expirationDate":"2023-12-11","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-21","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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","1 zoning/board appeal 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":"Appeal #36749: OPEN · Granted; related permit 944187. Use permit #944187: 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":"3 permits not marked completed: 1049534 (Expired), 1053955 (Expired), ZP-2026-001490 (Denied). 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 Jul 25, 2025","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (509 GOLDFINCH LN, AMBLER PA, 19002).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 23, 2024.","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":"Vacant Residential Property / Lot #796848: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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 5 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/"}]}