{"asOf":"2026-07-31T06:23:07.755Z","block":"3700-3799 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-haverford-ave","address":"3713 HAVERFORD AVE","parcelNumber":"871602875","source":"https://property.phila.gov/?p=871602875","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":"PG BUILDING GROUP LP","coOwner":null,"marketValue":889400,"landAssessment":177800,"improvementAssessment":711600,"livableArea":4137,"yearBuilt":2018,"lastSale":{"price":65000,"date":"2014-12-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"769387","date":"2007-12-11","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-01-08","underAppeal":false,"noticeUrl":null},{"number":"769388","date":"2007-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-01-08","underAppeal":false,"noticeUrl":null},{"number":"769389","date":"2007-12-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-01-08","underAppeal":false,"noticeUrl":null},{"number":"2640342","date":"2012-11-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-12-07","underAppeal":false,"noticeUrl":null},{"number":"2640341","date":"2012-11-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-12-07","underAppeal":false,"noticeUrl":null},{"number":"2859745","date":"2013-07-11","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"2859747","date":"2013-07-11","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"2859746","date":"2013-07-11","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"2859744","date":"2013-07-11","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"4166223","date":"2016-12-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-07","underAppeal":false,"noticeUrl":null},{"number":"4166224","date":"2016-12-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-07","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"138509","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-12-13","completedDate":"2008-01-10","noticeUrl":null,"violations":[{"number":"769387","date":"2007-12-11","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-01-08","underAppeal":false,"noticeUrl":null},{"number":"769388","date":"2007-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-01-08","underAppeal":false,"noticeUrl":null},{"number":"769389","date":"2007-12-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-01-08","underAppeal":false,"noticeUrl":null}]},{"number":"359573","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-11-14","completedDate":"2012-12-07","noticeUrl":null,"violations":[{"number":"2640342","date":"2012-11-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-12-07","underAppeal":false,"noticeUrl":null},{"number":"2640341","date":"2012-11-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-12-07","underAppeal":false,"noticeUrl":null}]},{"number":"391036","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-07-12","completedDate":"2013-09-24","noticeUrl":null,"violations":[{"number":"2859745","date":"2013-07-11","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"2859747","date":"2013-07-11","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"2859746","date":"2013-07-11","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null},{"number":"2859744","date":"2013-07-11","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-23","underAppeal":false,"noticeUrl":null}]},{"number":"566154","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-12-08","completedDate":"2017-03-07","noticeUrl":null,"violations":[{"number":"4166223","date":"2016-12-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-07","underAppeal":false,"noticeUrl":null},{"number":"4166224","date":"2016-12-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-07","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"138509","date":"2007-12-11","type":"BRU INSP","status":"FAILED"},{"caseNumber":"138509","date":"2008-01-08","type":"BRU INSP","status":"PASSED"},{"caseNumber":"391036","date":"2013-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"391036","date":"2013-09-23","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96372760589809,"lng":-75.19649563175417,"geom":{"type":"Polygon","coordinates":[[[-75.196439254,39.963601715],[-75.196505415,39.963594871],[-75.196551063,39.963855107],[-75.196487413,39.963862008],[-75.196439254,39.963601715]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-026301","type":"Sprinkler Certification","inspectionDate":"2025-04-30","result":"Certified","expirationDate":"2026-04-30","buildingId":"3000387"},{"number":"BC-2025-031596","type":"Fire Alarm Certification","inspectionDate":"2025-11-26","result":"Certified","expirationDate":"2026-11-26","buildingId":"3000387"},{"number":"BC-2026-016195","type":"Sprinkler Certification","inspectionDate":"2026-04-13","result":"Certified","expirationDate":"2027-04-13","buildingId":"3000387"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":1833,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"244 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) FOR A GROUP DAY CARE AT FIRST FLOOR IN THE SAME BUILDING WITH EXISTING MULTI-FAMILY (THREE (3) DWELLING UNITS) ABOVE IN AN EXISTING ATTACHED STRUCTURE. NO SIGN ON THIS APPLICATION\n\nThe permit for the above location cannot be issued","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-03-09","number":"ZP-2022-011010","relatedPermit":"ZP-2022-011010"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT APPLICATION IS FOR A FOOD, BEVERAGES AND GROCERIES AT FIRST FLOOR IN THE SAME BUILDING WITH EXISTING MULTI-FAMILY (THREE (3) DWELLING UNITS) ABOVE IN AN EXISTING ATTACHED STRUCTURE. \nNO SIGN ON THIS APPLICATION\n\nThe permit for the ab","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2024-06-20","number":"ZP-2023-004901","relatedPermit":"ZP-2023-004901"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":17700,"taxable":17700,"land":17700,"improvement":0,"taxableLand":17700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":17700,"taxable":17700,"land":17700,"improvement":0,"taxableLand":17700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":17700,"taxable":17700,"land":17700,"improvement":0,"taxableLand":17700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":683500,"taxable":136700,"land":136700,"improvement":546800,"taxableLand":136700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":546800},{"y":2021,"v":683500,"taxable":136700,"land":136700,"improvement":546800,"taxableLand":136700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":546800},{"y":2022,"v":683500,"taxable":136700,"land":136700,"improvement":546800,"taxableLand":136700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":546800},{"y":2023,"v":310200,"taxable":62000,"land":62000,"improvement":248200,"taxableLand":62000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":248200},{"y":2024,"v":310200,"taxable":62000,"land":62000,"improvement":248200,"taxableLand":62000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":248200},{"y":2025,"v":294600,"taxable":58920,"land":58920,"improvement":235680,"taxableLand":58920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":235680},{"y":2026,"v":294600,"taxable":58920,"land":58920,"improvement":235680,"taxableLand":58920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":235680},{"y":2027,"v":889400,"taxable":177800,"land":177800,"improvement":711600,"taxableLand":177800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":711600}],"taxNow":825,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"617652","date":"2016-03-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-15","scope":"FOR THE ERECTION OF A THREE STORY PLUS CELLAR, FOUR FAMILY DWELLING, WITH COMMERCIAL SPACE AT THE CELLAR AND FIRST FL FRONT WITH REAR DECK AT THE SECOND FL AND ROOF DECKS ACCESSED BY PILOT HOUSE"},{"number":"745447","date":"2017-02-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE WITH CELLAR, TWO (2) PILOT HOUSES, AND TWO (2) ROOF DECKS TO BE USED AS A VACANT COMMERCIAL SPACE AND THREE (3) DWELLING UNITS. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"802627","date":"2017-07-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"INSTALL (4) HEAT PUMPS WITH DUCTWORK. (MIXED-USE)"},{"number":"818412","date":"2017-11-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-06","scope":"400AMP OVERHEAD SERVICE COMPLETE WIRING THROUGHOUT AS PER NEC 2008 AND FIRE ALARM AS PER NFPA 72"},{"number":"821184","date":"2017-11-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R AND 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE (VACANT COMMERCIAL AND MULTI-FAMILY) WITH PILOT HOUSE."},{"number":"803561","date":"2017-11-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-06","scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE WITH CELLAR, TWO (2) PILOT HOUSES, AND TWO (2) ROOF DECKS TO BE USED AS A VACANT COMMERCIAL SPACE AND THREE (3) DWELLING UNITSTHE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 \""},{"number":"831571","date":"2017-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-24","scope":"5\"X4\" COMBINATION SYSTEM (STORM/SANITARY) HOUSE TRAP AND FRESH AIR INLET REPLACEMENT, HOUSE DRAIN, 1\" WATER SERVICE AND BACK FLOW - \"SELF-CERTIFICATIONS ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2020-000568","date":"2020-04-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"PP-2024-013975","date":"2024-10-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-04-16","scope":"replace backflow device"},{"number":"ZP-2023-004901","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-07-22","scope":null},{"number":"ZP-2022-011010","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-05-03","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"appeal","w":"Appeal dismissed"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"432082","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HOWARD WILMA","legalName":"HOWARD WILMA                                      ","address":"3713 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-12-31","latestIssueDate":"2007-12-31","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"785699","type":"Rental","status":"Active","businessName":"PG BUILDING GROUP LP","legalName":"PG BUILDING GROUP LP ","address":"3713 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2018-08-09","latestIssueDate":"2026-06-24","expirationDate":"2027-08-08","inactiveDate":null}],"licenseActivity":[{"number":"785699","type":"Rental","businessName":"PG BUILDING GROUP LP","legalName":"PG BUILDING GROUP LP ","issuedDate":"2018-08-09","latestIssueDate":"2026-06-24","closureDate":null,"expirationDate":"2027-08-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"432082","type":"Vacant Residential Property / Lot","businessName":"HOWARD WILMA","legalName":"HOWARD WILMA                                      ","issuedDate":"2007-12-31","latestIssueDate":"2007-12-31","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":4,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 202% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $294,600 to $889,400","no permit shown in 2026-2028"],"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 #ZP-2022-011010: Dismissed / Withdrawn · Withdrawn; related permit ZP-2022-011010. Use permit #617652: 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: PP-2024-013975 (Expired), ZP-2023-004901 (Refused), ZP-2022-011010 (Refused). 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":"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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 23, 2013.","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 #432082: Inactive since Dec 22, 2012","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 11 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 13, 2027; Fire Alarm Certification: Certified through Nov 26, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}