{"asOf":"2026-07-26T19:47:32.376Z","block":"100-199 RICHMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-richmond-st","address":"118-20 RICHMOND ST","parcelNumber":"871602860","source":"https://property.phila.gov/?p=871602860","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"820","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"NEILL JOHN J","coOwner":"NEILL JANICE","marketValue":668100,"landAssessment":133620,"improvementAssessment":534480,"livableArea":5100,"yearBuilt":1913,"lastSale":{"price":180000,"date":"2007-10-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"849654","date":"2008-02-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849660","date":"2008-02-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849659","date":"2008-02-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849655","date":"2008-02-25","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3206549","date":"2014-03-17","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336534","date":"2016-04-07","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336536","date":"2016-04-07","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336532","date":"2016-04-07","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336533","date":"2016-04-07","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336535","date":"2016-04-07","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3113704","date":"2014-03-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3113711","date":"2014-03-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3113710","date":"2014-03-07","code":"A-302.8/30","title":"PERM - MUST 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849655","date":"2008-02-25","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"147883","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-21","completedDate":"2008-03-03","violations":[{"number":"849660","date":"2008-02-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849659","date":"2008-02-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"422409","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2014-03-17","completedDate":"2017-09-12","violations":[{"number":"3206549","date":"2014-03-17","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"526863","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-04-07","completedDate":"2017-09-12","violations":[{"number":"4336534","date":"2016-04-07","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336536","date":"2016-04-07","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336532","date":"2016-04-07","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336533","date":"2016-04-07","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4336535","date":"2016-04-07","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"449420","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3113704","date":"2014-03-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3113703","date":"2014-03-07","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"448124","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3113711","date":"2014-03-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3113710","date":"2014-03-07","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"501028","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3428285","date":"2014-03-07","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3428286","date":"2014-03-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"405958","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3919559","date":"2016-04-07","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2014,"n":7,"worst":null},{"y":2016,"n":6,"worst":null}],"investigations":[{"caseNumber":"35335","date":"2004-12-16","type":"L_CLIP","status":"FAILED"},{"caseNumber":"59096","date":"2006-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"35335","date":"2006-08-19","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"59096","date":"2006-08-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"147882","date":"2008-02-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"147883","date":"2008-02-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"147882","date":"2008-03-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"147883","date":"2008-03-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"422409","date":"2014-03-17","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"422409","date":"2014-05-01","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"422409","date":"2014-06-06","type":"EP_ELEC","status":"CLOSED"},{"caseNumber":"526863","date":"2016-04-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"526863","date":"2016-05-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"526863","date":"2016-10-28","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"526863","date":"2017-03-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"526863","date":"2017-06-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"526863","date":"2017-08-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"422409","date":"2017-08-23","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":2,"passes":2},{"y":2014,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9661369938242,"lng":-75.13369964996502,"geom":{"type":"Polygon","coordinates":[[[-75.133621552,39.966016214],[-75.133668226,39.965997725],[-75.133822866,39.966240102],[-75.133730396,39.96627594],[-75.133576513,39.966034597],[-75.133621552,39.966016214]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":2959,"zoning":"RSA5","grade":"2","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"118-20 RICHMOND ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"THE APPLICATION IS FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) NEW LOT\nFROM FOUR EXISTING LOTS (118 RICHMOND, 120 RICHMOND, 131 MELVALE AND 133 MELVALE); FOR THE ERECTION OF A (3) THREE STORY BUILDING (35 FEET HIGH) FOR USE AS STORAGE","status":"CLOSED","outcome":"Denied","date":"2008-04-29","number":"4081","relatedPermit":"105745"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE MAINTENANCE OR REPAIR OF CONSUMER GOODS WITH ACCESSORY OFFICE ON FIRST FLOOR IN THE SAME BUILDING WITH TWO (2) APARTMENTS ON SECOND FLOOR","status":"CLOSED","outcome":"Granted with conditions","date":"2014-04-08","number":"21452","relatedPermit":"493291"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF THE ERECTION OF A FRONT DECK, A REDUCTION IN THE BUILDING\nFOOTPRINT TO CREATE A FRONT SETBACK BEYOND THE ALLOWABLE LIMIT AND CREATION OF\nTHREE (3) ACCESSORY SURFACE PARKING SPACES, ALL AS PART OF AN ATTACHED S","status":"CLOSED","outcome":"Granted","date":"2017-06-06","number":"29247","relatedPermit":"730750"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8600,"taxable":8600,"land":8600,"improvement":0,"taxableLand":8600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":8600,"taxable":8600,"land":8600,"improvement":0,"taxableLand":8600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":191600,"taxable":191600,"land":191600,"improvement":0,"taxableLand":191600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":197300,"taxable":197300,"land":197300,"improvement":0,"taxableLand":197300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":197300,"taxable":197300,"land":197300,"improvement":0,"taxableLand":197300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":197300,"taxable":197300,"land":197300,"improvement":0,"taxableLand":197300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":197300,"taxable":197300,"land":197300,"improvement":0,"taxableLand":197300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":197300,"taxable":197300,"land":197300,"improvement":0,"taxableLand":197300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":197300,"taxable":197300,"land":197300,"improvement":0,"taxableLand":197300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":217000,"taxable":217000,"land":217000,"improvement":0,"taxableLand":217000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":714000,"taxable":428400,"land":142800,"improvement":571200,"taxableLand":142800,"taxableImprovement":285600,"exemptLand":0,"exemptImprovement":285600},{"y":2027,"v":668100,"taxable":400860,"land":133620,"improvement":534480,"taxableLand":133620,"taxableImprovement":267240,"exemptLand":0,"exemptImprovement":267240}],"taxNow":5997,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"375938","date":"2012-02-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-02-08","scope":"CONSOLIDATE 4 LOTS INTO 1 LOT"},{"number":"385699","date":"2012-02-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-02-08","scope":"CONSOLIDATE 4 LOTS INTO 1 LOT"},{"number":"385702","date":"2012-03-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-14","scope":"NEW CONSTRUCTION"},{"number":"405958","date":"2012-08-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF A TWO (2) STORY STRUCTURE FOR USE AS A PLUMBING SHOP. BUILDING IS TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK.SEPARATE APPROVAL REQUIRED FOR MANUFACTURED TRUSS DRAWINGS AS AN AMENDED PERMIT."},{"number":"449420","date":"2013-01-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-08","scope":"INSTALL WATER AND SEWER LINES FROM MAIN THROUGHOUT BLDG AND INSTALL 10 FIXTURES & DRAIN LINES,WATER LINES & BACKFLOW (GARAGE + 2 CUSTODIAL UNITS)PA1#20130082048"},{"number":"448124","date":"2013-03-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-09-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"458576","date":"2013-06-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":"2014-01-15","scope":"WIRE & INSTALL 400 AMP SERVICE W/THREE METERS WIRE BUILDING AS PER PLANS AS PER NEC 2008"},{"number":"501028","date":"2013-11-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-11","scope":"INSTALL FIRE ALARM SYSTEM IN GARAGE, 1ST AND 2ND FL FIRE LITE 5024 PANEL - 5 ZONE AS PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"493291","date":"2014-05-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-12","scope":"CHANGE USE OF 2ND FLOOR TO TWO UNITS"},{"number":"607822","date":"2015-05-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-08","scope":"INSTALL 2 AIR HANDLERS WITH DUCTWORK(RESIDENTIAL UNITS) AND 1 DUCTLESS MINI-SPLIT(COMMERCIAL)(MIXED USE)"},{"number":"522622","date":"2016-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-01","scope":"COMPLETE WIRING OF 2ND FLOOR 2 APARTMENTS AS PER 2008 NEC (EAST DISTRICT)LEGALIZING 400A SERVICE & 1ST FLOOR WORK DONE BY OTHERS."},{"number":"730750","date":"2017-06-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-13","scope":"LEGALIZE FRONT DECK AT SECOND FLOOR AND OFF-STREET PARKING AS PART OF PLUMBER'S OFFICE / SHOP AND 2 APARTMENTS"},{"number":"694085","date":"2017-07-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-12","scope":"ALTERATIONS PERMIT TO LEGALIZE THE AS-BUILT SECOND FLOOR RESIDENTIAL AREA CONTAINING A TOTAL OF TWO (2) DWELLING UNITS, INCLUDING COMPLETE RECONFIGURATION OF PARTITIONS, ONE (1) HOUR FIRE AND SOUND / STC 50 SEPARATION BETWEEN UNITS AND COMMERCIAL SPACE BELOW, RATED DOORS AT STAIR AND ALL FINISHES. PERMIT ALSO TO DOCUMENT FRAMING CHANGES FOR ELIMINATION OF A PREVIOUSLY APPROVED STAIRWAY ALONG THE REAR AT THE NORTHEAST SIDE AND CREATION OF A FRONT DECK AT THE SECOND FLOOR LEVEL PER PLANS. BUILDING ALREADY SPRINKLERED UNDER PERMIT # 448124; ALL AS-BUILT CONDITIONS CERTIFIED BY CHRISTOPHER MENNA, PE056788 PER PLANS PREPARED BY ANTHONY PALIMORE, RA011444X. SEPARATE PERMIT REQUIRED FOR RELOCATION OF HEADS. SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK FOR RESIDENTIAL."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"viol","w":"7 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"6 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"949177","type":"Rental","status":"Active","businessName":"John Neill","legalName":"John Neill ","address":"118-20 RICHMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-04-16","latestIssueDate":"2026-04-13","expirationDate":"2027-04-15","inactiveDate":null}],"licenseActivity":[{"number":"949177","type":"Rental","businessName":"John Neill","legalName":"John Neill ","issuedDate":"2024-04-16","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-04-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 229% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $217,000 to $714,000","no permit shown in 2025-2027"],"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 #4081: CLOSED · Denied; related permit 105745. Use permit #385702: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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: 405958 (EXPIRED), 458576 (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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1913 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":"10 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 23, 2017.","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":"4 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 17 historical violations across 8 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/"}]}