{"asOf":"2026-07-24T05:24:25.329Z","block":"2300-2399 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-front-st","address":"2325 N FRONT ST","parcelNumber":"881000002","source":"https://property.phila.gov/?p=881000002","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"ACG 2315 FRONT LLC","coOwner":null,"marketValue":11618900,"landAssessment":1161800,"improvementAssessment":10457100,"livableArea":53665,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-089326","date":"2025-11-14","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-089327","date":"2025-11-14","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2026-02-19","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-089328","date":"2025-11-14","code":"F-907.4.2.6","title":"MANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089329","date":"2025-11-14","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089330","date":"2025-11-14","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089331","date":"2025-11-14","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-123896","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-13","completedDate":"2026-03-23","violations":[{"number":"VI-2025-089326","date":"2025-11-14","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-089327","date":"2025-11-14","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2026-02-19","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-089328","date":"2025-11-14","code":"F-907.4.2.6","title":"MANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089329","date":"2025-11-14","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089330","date":"2025-11-14","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089331","date":"2025-11-14","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2025-123896","date":"2025-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-123896","date":"2026-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-123896","date":"2026-03-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":8939.05,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":8939.05,"principalDue":6727.22,"penaltyDue":403.63,"interestDue":353.17,"otherChargesDue":1455.03,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":417900,"taxableAssessment":417900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":5849.76,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98534272261102,"lng":-75.1316759786583,"geom":{"type":"Polygon","coordinates":[[[-75.131280937,39.985295303],[-75.131483985,39.985188988],[-75.131559033,39.985273804],[-75.13163466,39.985234206],[-75.131762169,39.985250279],[-75.131771499,39.985206482],[-75.132002756,39.985235629],[-75.131947387,39.985497329],[-75.131400357,39.985428381],[-75.131280937,39.985295303]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":5,"lotArea":14991,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2186 E NORRIS ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR AN ANIMAL SERVICES (DOGGY DAY CARE) AT FIRST FLOOR AND BOARDING AND OTHER SERVICES AT BASEMENT ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION. \n\nThe permit for the above location cannot be","status":"Completed","outcome":"Granted","date":"2023-06-08","number":"ZP-2022-013537","relatedPermit":"ZP-2022-013537"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":417900,"taxable":417900,"land":417900,"improvement":0,"taxableLand":417900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":417900,"taxable":417900,"land":417900,"improvement":0,"taxableLand":417900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":417900,"taxable":417900,"land":417900,"improvement":0,"taxableLand":417900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":11375000,"taxable":1137500,"land":1137500,"improvement":10237500,"taxableLand":1137500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10237500},{"y":2025,"v":11375000,"taxable":1137500,"land":1137500,"improvement":10237500,"taxableLand":1137500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10237500},{"y":2026,"v":11375000,"taxable":1137500,"land":1137500,"improvement":10237500,"taxableLand":1137500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10237500},{"y":2027,"v":11618900,"taxable":1161800,"land":1161800,"improvement":10457100,"taxableLand":1161800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10457100}],"taxNow":15923,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-001601","date":"2020-09-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT (PARCEL \"D\") FROM THREE EXISTING ZONING LOTS (2315, 2317 AND 2319-25 N. FRONT STREET), WITH TWO OPA ACCOUNTS (2315 AND 2317-25 N. FRONT STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2021-000528","date":"2021-01-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-04-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURES WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURES. SIZES AND LOCATIONS AS SHOWN IN APPLICATION / PLANS."},{"number":"CP-2020-003001","date":"2021-01-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-20","scope":"FOR THE ERECTION OF FIVE (5) STORY ATTACHED MIXED-USE STRUCTURES WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURES TO BE USED AS A TOTAL OF SIXTY THREE [63] DWELLING UNITS (TWO OF WHICH ARE ADA 'TYPE A' ACCESSIBLE) AND TWO [2] COMMERCIAL UNITS [USRE REGISTRATION REQUIRED PRIOR TO OCCUPANCY] WITH TWENTY-TWO (22) BICYCLE SPACES ON AN ACCESSIBLE ROUTE, AS PER PLANS; STANDBY POWER WILL BE PROVIDED FOR ACCESSIBLE MEANS OF EGRESS. SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13 W/STANDPIPES W/IN INTERIOR EXIT STAIRWAYS AS PER NFPA 14; PEDESTRIAN PROTECTION AS PER 2018 IBC CH33 AND L&I CODE BULLETIN B-0503-R2. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. **UNDERPINNING IS INCLUDED IN SCOPE OF WORK** AMENDED AS OF 6.16.2021: REVISIONS TO BASEMENT, FOUNDATIONS AND SHORING PLANS; REMOVAL OF HORIZONTAL EXIT, EMERGENCY BACKUP POWER FOR ELEVATORS PROVIDED; RELOCAITON OF TYPE A DWELLING UNIT."},{"number":"EP-2021-007931","date":"2021-11-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-16","scope":"Install 3 phase 120-208 v Service. Install 1 meter bank with a 1200 amp Disconnect and (35) 150amp feeders & meters for apartments Install 1 meter bank with a 1000 amp disconnect and (28) 150 amp feeders & meters for apartments Install 2 400 amp 3 phase service for commercial 1 and 2 Install 400 amp 3 phase service for House Panel Install Service for Fire Pump Ground Services as per Code Install Complete Generator System Install complete Fire Alarm System with a 2 way communication system. Install wiring for 2 Elevators with standby power. Install and Wire complete wiring System for all Devices, 110v smokes, Carbon Smokes, Lighting, Exhaust Fan, TV and Telephone Install wiring for the mechanical and hvac equipment. As per 2017 nec and 2016 nfpa 72"},{"number":"MP-2022-001066","date":"2022-03-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-10","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"FP-2022-000906","date":"2022-04-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-12","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, four (4) inch fire service line from Jasper Street as per PWD Utility Plan dated 05/04/2020, a new four (4) inch backflow prevention device located within the basement, fire pump installed as per NFPA 20, and two (2), four (4) inch manual wet standpipes within the exit stairways installed as per NFPA 14), throughout a new five (5) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Groups R-2/S-2/U, as per plans and hydraulic calculations; see CP-2020-003001 for building permit."},{"number":"PP-2022-007152","date":"2022-05-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-27","scope":"3 CT, 3 FAI, 2 MD, 1 Strom Drain, 3 DW 1IN., 1.5IN., 3IN., 6 AD"},{"number":"PP-2022-007470","date":"2022-06-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-11","scope":"WC 71, LAV 71, S/T 71, KS 63, LS 63, HWH 63, FD 1, BF 3, SP 6, AD 7"},{"number":"ZP-2022-013537","date":"2023-05-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Animal Services; Animal Services - Boarding and Other Services"},{"number":"ZP-2023-004741","date":"2023-05-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2023-004618","date":"2023-12-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-07","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A FIT OUT TO A TENANT SPACE ON THE BASEMENT AND 1ST FLOOR OF AN EXISTING STRUCTURE. FOR THE CREATION OF A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-000667","date":"2024-02-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-07","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. ** SEE CP-2023-004618 FOR PARENT PERMIT **"},{"number":"EP-2024-001849","date":"2024-03-11","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-24","scope":"Rough-In Permit for EP-2024-001785"},{"number":"PP-2024-001340","date":"2024-03-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-06","scope":"WC 1, LAV 1, S/T 2, LS 1, HWH 1, SEP 1, FD 2"},{"number":"EP-2024-001785","date":"2024-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-02","scope":"Existing Service Install new wiring/ devices smokes & co detectors throughout as per code Install 2x4 led lights install all the wiring Throughout . Install all breakers for all new circuit. Wire And install Fire Alarm System ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2026-002205","date":"2026-04-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial.; Retail Sales - Consumer Goods"},{"number":"CP-2026-001378","date":"2026-06-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2026-007838","date":"2026-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"CAST AND COPPER 1 WATER CLOSET; 1 LAV; 1 HAND SINK; 1 TWO BASIN SINK; 1 HOT WATER HEATER"},{"number":"EP-2026-005452","date":"2026-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install and Wire 1 Exhaust Fan 2 6” LED Surface Mount Lights 1 Switch 1 GFI 20 Amp Circuit 1 Emergency Pack Kiln Room Install and Wire (3) 1x4 LED Strip Lights 1 Switch 1 Switch Exhaust Fan 1 Exhaust Fan 1 Hot Water Heater 30A Disconnect 1 Exhaust Fan Kiln 1 70 Amp Kiln Circuits with Disconnects 2 50 Amp Kiln Circuit with Disconnect 2 60 Amp Circuits and Disconnects 1 Emergency Pack 1 GFI Outlet Circuit Main Room Install and Wire 14 1x4 LED Strip Lights 1 Switch 1 Exit/Combo 8 20amp down outlets 6 Outlets, 1 on each Pillar 20 Outlets on walls J B in Ceiling 20amp Circuit ,fire alarm . Price includes to relocate existing 400 amp Panel to wall on Kiln Room. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. -NOTED: SHOW-WINDOW RECEPTACLES-"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"200015","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FRONT STREET LOT STORES,INC","legalName":"FRONT STREET LOT STORES,INC","address":"2325 N FRONT ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-07-21","latestIssueDate":"2008-04-19","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"438707","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"PAYLESS SHOESOURCE INC","legalName":"PAYLESS SHOESOURCE INC","address":"2325 N FRONT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2008-03-18","latestIssueDate":"2008-03-18","expirationDate":"2009-03-31","inactiveDate":"2010-10-12"},{"number":"516729","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"PAYLESS SHOE SOURCE INC","legalName":"PAYLESS SHOE SOURCE INC","address":"2325 N FRONT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-11-17","latestIssueDate":"2011-03-29","expirationDate":"2012-03-31","inactiveDate":null},{"number":"927881","type":"Rental","status":"Active","businessName":"ACG 2315 Front LLC","legalName":"ACG 2315 Front LLC","address":"2325 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":63,"issuedDate":"2023-07-06","latestIssueDate":"2026-07-23","expirationDate":"2027-07-05","inactiveDate":null}],"licenseActivity":[{"number":"927881","type":"Rental","businessName":"ACG 2315 Front LLC","legalName":"ACG 2315 Front LLC","issuedDate":"2023-07-06","latestIssueDate":"2026-07-23","closureDate":null,"expirationDate":"2027-07-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"516729","type":"Dumpster License - Public ROW","businessName":"PAYLESS SHOE SOURCE INC","legalName":"PAYLESS SHOE SOURCE INC","issuedDate":"2008-03-18","latestIssueDate":"2011-03-29","closureDate":"2012-03-31","expirationDate":"2012-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200015","type":"Food Establishment, Retail Permanent Location","businessName":"FRONT STREET LOT STORES,INC","legalName":"FRONT STREET LOT STORES,INC","issuedDate":"2004-07-21","latestIssueDate":"2008-04-19","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":63,"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":["$8,939 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2025"],"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":["9 permit events 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 #ZP-2022-013537: Completed · Granted; related permit ZP-2022-013537.","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: CP-2026-001378 (Issued), PP-2026-007838 (Issued), EP-2026-005452 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$8,939.05 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 23, 2026.","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":"8 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #200015: Inactive since Dec 22, 2012; Dumpster License - Public ROW #438707: Inactive since Oct 12, 2010; Dumpster License - Public ROW #516729: Inactive","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 apartments. 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 6 historical violations across 1 case.","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/"}]}