{"asOf":"2026-07-27T14:48:31.145Z","block":"1400-1499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-frankford-ave","address":"1412 FRANKFORD AVE","parcelNumber":"871602980","source":"https://property.phila.gov/?p=871602980","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"L50","buildingCodeNew":"818","buildingClass":"S/D OFF/STR 3 STY MASONRY","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"1412-1422 FRANKFORD OWNER LLC","coOwner":null,"marketValue":357600,"landAssessment":71520,"improvementAssessment":286080,"livableArea":2592,"yearBuilt":2012,"lastSale":{"price":11175000,"date":"2023-09-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"2386068","date":"2012-03-14","code":"A-301.1/54","title":"PERMP- INST NEW 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CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":8,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"319538","date":"2012-03-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"319538","date":"2012-04-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-024103","date":"2020-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-024103","date":"2020-10-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97212692288553,"lng":-75.13464884758297,"geom":{"type":"Polygon","coordinates":[[[-75.134511246,39.972126232],[-75.13451331,39.972079709],[-75.134791712,39.972128772],[-75.134778695,39.972173531],[-75.134511246,39.972126232]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-007077","type":"Fire Alarm Certification","inspectionDate":"2021-10-19","result":"Certified","expirationDate":"2022-10-19","buildingId":"1052338"},{"number":"BC-2023-008756","type":"Fire Alarm Certification","inspectionDate":"2022-10-07","result":"Certified","expirationDate":"2023-10-07","buildingId":"1052338"},{"number":"BC-2024-028426","type":"Sprinkler Certification","inspectionDate":"2024-05-23","result":"Certified","expirationDate":"2025-05-23","buildingId":"1052338"},{"number":"BC-2026-015331","type":"Fire Alarm Certification","inspectionDate":"2025-12-30","result":"Certified","expirationDate":"2026-12-30","buildingId":"1052338"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1335,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"C/O JOSS REALTY PARTNERS B LLC 650 5TH AVENUE SUITE 2400, NEW YORK NY, 10019","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE STORY  DETACHED STRUCTURE NOT TO EXCEED 35' HIGH WITH CELLAR,   ROOF DECK ON THE SECOND FLOOR REAR ROOF WITH A  42\"  HIGH PROTECTIVE RAILING,  A ROOF DECK ON THE THIRD FLOOR ROOF, SETBACK 8' FROM THE FRONT","status":"CLOSED","outcome":"Granted with conditions","date":"2011-10-19","number":"15803","relatedPermit":"349816"},{"type":"Building standards appeal","grounds":"ON 12/27/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #881363.","status":"OPEN","outcome":null,"date":"2019-02-14","number":"36421","relatedPermit":"881363"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":341800,"taxable":19700,"land":19700,"improvement":322100,"taxableLand":19700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":322100},{"y":2017,"v":341800,"taxable":93192,"land":93192,"improvement":248608,"taxableLand":93192,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":248608},{"y":2018,"v":341800,"taxable":93192,"land":93192,"improvement":248608,"taxableLand":93192,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":248608},{"y":2020,"v":589000,"taxable":117800,"land":117800,"improvement":471200,"taxableLand":117800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":471200},{"y":2021,"v":589000,"taxable":117800,"land":117800,"improvement":471200,"taxableLand":117800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":471200},{"y":2022,"v":589000,"taxable":117800,"land":117800,"improvement":471200,"taxableLand":117800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":471200},{"y":2023,"v":618400,"taxable":123600,"land":123600,"improvement":494800,"taxableLand":123600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":494800},{"y":2024,"v":618400,"taxable":123600,"land":123600,"improvement":494800,"taxableLand":123600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":494800},{"y":2025,"v":616800,"taxable":123360,"land":123360,"improvement":493440,"taxableLand":123360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":493440},{"y":2026,"v":616800,"taxable":123360,"land":123360,"improvement":493440,"taxableLand":123360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":493440},{"y":2027,"v":357600,"taxable":71520,"land":71520,"improvement":286080,"taxableLand":71520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":286080}],"taxNow":1727,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"349816","date":"2011-12-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-12-01","scope":"NEW CONSTRUCTION OF A NEW 3 STORY DWELLING WITH CELLAR WITH 3RD FLOOR ROOF DECK AND OPTIONAL ROOF DECK WITH PILOT HOUSE; LOTS ON EITHER SIDE, NEW DRIVEWAY AND CURB CUT TO BE SFD.ELIMINATION OF AN ALLEY ON THE SOUTH SIDE OF PROPERTY"},{"number":"382275","date":"2012-01-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"6/21/12 PAYMENT MAILED IN; REC'D 6/13/12(AMS) ERECTION OF A 3 STORY DETACHED FULLY SPRINKLED 13D SINGLE FAMILY DWELLING WITH CELLAR AND DECK ON 2ND FLOOR REAR ROOF, DECK ON THIRD FLOOR ROOF WITH PILOT HOUSE PER SUBMITTED PLAN. NO PARKING. NO GARAGE. SEPARATE PERMITS REQUIRED FOR ELECTRIC; PLUMBING; MECHANICAL AND SPRINKLER SYSTEM."},{"number":"394035","date":"2012-03-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"INSTALL NEW 90% GAS FIRED FURNACE, INSTALL NEW A/C COIL AND CONDENSER,AND RELATED DUCTWORK SUPPLY AND RETURNS DUCTS"},{"number":"394604","date":"2012-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"INSTALL 2-3 PIECE BATHROOMS, 1 KIT, 1 WASWHER, 2 SINKS, 2 TUBS, 2 WC, 1 KS, 1 WASHER, AND 1 FLOOR DRAIN(SFD)"},{"number":"398934","date":"2012-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-10","scope":"INSTALL 200 AMP SERVICE AND WIRING THROUGHOUT AS PER 2008 NEC"},{"number":"398452","date":"2012-05-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"INSTALLATION OF A NFPA 13D (RFSS) FIRE SUPPRESSION SYSTEM IN A 1 FAMILY DWELLING - 1\" FEED MAIN, 1\" RISE, 1\" CROSS MAIN, 1\" BRANCH LINES."},{"number":"737648","date":"2016-11-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND FLOORING, INSTALLATION OF INTERIOR PARTITION WALLS, REPAIR/REPLACEMENT OF STUCCO, AND ROOF REPAIRS-EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"737714","date":"2016-12-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-12-01","scope":"RENOVATION/ADDITION TO EXISTING SFD TO CONVERT INTO MIXED USE BUILDING WITH COMMERCIAL USE OF FIRST FLOOR AND BASEMENT AND 2 RESIDENTIAL UNITS ABOVE. THE ADDITION INCLUDES HE CONSTRUCTION OF A 3 STORY TO MATCH THE EXISTING FLOOR LEVELS IN THE FRONT OUT TO THE SIDEWALK AN ADDITION AT THE REAR OF THE 3RD FLOOR TO MATCH THE REAR WALL AT THE SECOND AND 1ST FLOOR."},{"number":"743218","date":"2017-01-03","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-11-21","scope":"FOUNDATION ONLY FOR NEW FRONT ADDITION AS PART OF RENOVATION/ADDITION TO AN EXISTING BUILDING AS PER APPROVED PLANS. *SEPARATE PERMIT REQUIRED FOR ALTERATIONS AND ADDITION WORK*"},{"number":"784625","date":"2017-07-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"FOR THE ERECTION OF AN ADDITION, ROOF DECK ACCESS STRUCTURE, ROOF DECK, INTERIOR ALTERATIONS, AND ALL OTHER WORK AS PER APPROVED PLANS. ENTIRE BULDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR ANY MEP WORK AND FIRE SUPPRESSION WORK."},{"number":"804598","date":"2017-09-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-13","scope":"FOR THE INSTALLATION OF A NFPA 13 (FIRST FLOOR) AND NFPA 13R (THROUGHOUT) SYSTEM SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. FIRE SUPPRESSION SYSTEM TO BE INSTALLED FOR A COMMERCIAL SPACE ON THE BASEMENT/FIRST FLOOR LEVEL AND RESIDENTIAL ABOVE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH A NFPA 13 & 13R STANDARD. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"824319","date":"2017-10-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"INSTALL 4 TON AIR HANDLER WITH 4 TON HEAT PUMP IN BASEMENT WITH RELATED DUCT WORKT"},{"number":"815554","date":"2017-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-13","scope":"INSTALL 500AMP SERVICE W/GROUNDING,INSTALL (1)200 AMP PANEL IN COMMERCIAL AND (2)150AMP PANELS,(1)100 AMP HOUSE PANEL AND WIRE W/ RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (EAST DISTRICT) INSTALL COMPLETE FIRE ALARM SYSTEM WITH PULLSTATIONS,HORNS,STROBES,HORN/STROBES,PANEL AND LIGHTS AS PER NFPA72"},{"number":"826640","date":"2017-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"ADDITION: INTERIOR PLUMBING; ROOF DECK;3 STORY STRUCTURE; MIXED USE COMMERCIAL USE OF FIRST FLOOR & 2 RESIDENTIAL UNITS ABOVE; DRAIN AND WATER SUPPLY LINES FOR 3 TOILETS,3 VANITIES,2 TUBS,2 KITCHENS,2 WASHER AND WATER HEATERS - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"840549","date":"2018-01-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-01-26","scope":"MAINTENANCE AND REPAIR OF CONSUMER GOODS ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH PREVIOUSLY APPROVED RESIDENTIAL USES. (NO SIGN ON THIS PERMIT)"},{"number":"856695","date":"2018-03-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-13","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 2ND AND 3RD FLOOR UNITS"},{"number":"881363","date":"2019-03-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-04","scope":"FOR INTERIOR ALTERATIONS TO EXISTING FIRST FLOOR TO INLCUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES TO CREATE CELL PHONE RETAIL AND REPAIR SHOP, AS PER APPROVED PLANS. SEE APP# 784625 FOR BUILDING ADDITION PERMIT."},{"number":"EP-2024-002875","date":"2024-04-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-10","scope":"INSTALL (5) LOW FREQUENCY NOTIFICATION APPLIANCES & (1) BOOSTER PANEL. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"ZP-2025-006102","date":"2025-06-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2025-004509","date":"2026-04-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A PREPARED FOOD SHOP ON THE FIRST FLOOR AND BASEMENT OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"ZP-2026-004197","date":"2026-05-29","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"EP-2026-005137","date":"2026-06-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Wiring to existing 200 amp service panel with 45 lights, 53 outlets, 9 emergency lights, and 15 switches. Hookup kitchen appliance."},{"number":"PP-2026-007451","date":"2026-07-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING RESTAURANT. . INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"GP-2026-004596","date":"2026-07-21","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. AS PER APPROVED PLANS. **********SEPARATE ELECTRICAL PERMIT REQUIRED. ********"}],"storyTag":"New construction","storyDelta":30.93,"timeline":[{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"sale","p":11175000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"670161","type":"Rental","status":"Inactive","businessName":"HOFFMAN VIRGINIA RAINEY ROBERT","legalName":"HOFFMAN VIRGINIA RAINEY ROBERT","address":"1412 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-07-06","latestIssueDate":"2015-07-06","expirationDate":"2016-07-31","inactiveDate":"2016-09-29"},{"number":"822899","type":"Rental","status":"Inactive","businessName":"STABLEFISH LLC","legalName":"STABLEFISH LLC ","address":"1412 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-09-05","latestIssueDate":"2022-07-26","expirationDate":"2023-09-04","inactiveDate":"2023-11-03"}],"licenseActivity":[{"number":"822899","type":"Rental","businessName":"STABLEFISH LLC","legalName":"STABLEFISH LLC ","issuedDate":"2019-09-05","latestIssueDate":"2022-07-26","closureDate":"2023-11-03","expirationDate":"2023-09-04","inactiveDate":"2023-11-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"670161","type":"Rental","businessName":"HOFFMAN VIRGINIA RAINEY ROBERT","legalName":"HOFFMAN VIRGINIA RAINEY ROBERT","issuedDate":"2015-07-06","latestIssueDate":"2015-07-06","closureDate":"2016-09-29","expirationDate":"2016-07-31","inactiveDate":"2016-09-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #349816: 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":"4 permits not marked completed: CP-2025-004509 (Issued), EP-2026-005137 (Issued), PP-2026-007451 (Issued), GP-2026-004596 (Issued).","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 Dec 30, 2026; Sprinkler Certification: Certified through May 23, 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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 Oct 1, 2020.","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":"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 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/"}]}