{"asOf":"2026-07-28T16:04:17.739Z","block":"1700-1799 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-n-american-st","address":"1705 N AMERICAN ST","parcelNumber":"881000040","source":"https://property.phila.gov/?p=881000040","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":"830","buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"1705-63 N AMERICAN ALPHA LLC","coOwner":null,"marketValue":34338500,"landAssessment":3433800,"improvementAssessment":30904700,"livableArea":66315,"yearBuilt":2022,"lastSale":{"price":1,"date":"2021-03-05T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"CF-2022-008815","date":"2022-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-022420","date":"2022-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008815","date":"2022-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-022420","date":"2022-03-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-022420","date":"2022-04-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-008815","date":"2022-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008815","date":"2022-06-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97692446171336,"lng":-75.13885101296889,"geom":{"type":"Polygon","coordinates":[[[-75.138728213,39.97647434],[-75.13915674,39.976529223],[-75.138973813,39.977374585],[-75.138545284,39.977319699],[-75.138728213,39.97647434]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-016150","type":"Sprinkler Certification","inspectionDate":"2025-09-10","result":"Certified","expirationDate":"2026-09-10","buildingId":"2001460"},{"number":"BC-2026-016039","type":"Fire Alarm Certification","inspectionDate":"2025-10-02","result":"Certified","expirationDate":"2026-10-02","buildingId":"2001460"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":6,"lotArea":38089,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1 RABBIT RUN DR, NEW HOPE PA, 18938","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM EXISTING TWO (2) LOTS (1705-41 N AMERICAN ST AND 1743-63 N AMERICAN ST) AND FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE  ERECTION OF A SEMI-DETACHED BUILDING WITH T","status":"Completed","outcome":"Granted with conditions","date":"2020-11-23","number":"ZP-2020-001640","relatedPermit":"ZP-2020-001640"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":606500,"taxable":606500,"land":606500,"improvement":0,"taxableLand":606500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":16662700,"taxable":9311676,"land":3825000,"improvement":12837700,"taxableLand":3825000,"taxableImprovement":5486676,"exemptLand":0,"exemptImprovement":7351024},{"y":2024,"v":35606400,"taxable":3647700,"land":3647700,"improvement":31958700,"taxableLand":3647700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31958700},{"y":2025,"v":36477000,"taxable":3647700,"land":3647700,"improvement":32829300,"taxableLand":3647700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":32829300},{"y":2026,"v":36477000,"taxable":3647700,"land":3647700,"improvement":32829300,"taxableLand":3647700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":32829300},{"y":2027,"v":34338500,"taxable":3433800,"land":3433800,"improvement":30904700,"taxableLand":3433800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":30904700}],"taxNow":51061,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-001640","date":"2020-11-03","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM EXISTING TWO (2) LOTS (1705-41 N AMERICAN ST AND 1743-63 N AMERICAN ST) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-010307","date":"2020-11-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-20","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF A SEMI-DETACHED BUILDING WITH THREE ROOF DECKS AT SECOND FLOOR, ONE ROOF DECK AT SIXTH FLOOR AND ROOF DECKS ABOVE SIXTH FLOOR ACCESSED BY TWO ROOF DECK ACCESS STRUCTURES (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-010334","date":"2021-01-11","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL STGRUCTURES ON THE LOT."},{"number":"FP-2022-002317","date":"2022-09-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-04","scope":"FOR THE INSTALLATION OF AUTOMATIC WET AND DRY SPRINKLER SYSTEMS THROUGHOUT A SIX (6) STORY MIXED-USE BUILDING (SOUTH BUILDING) IN ACCORDANCE WITH NFPA 13 TO INCLUDE A NEW SIX (6) INCH FIRE SERVICE LINE AND NEW SIX (6) INCH BACKFLOW PREVENTION DEVICE. STANDPIPE SYSTEMS TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. FIRE PUMP TO BE INSTALLED IN A COMPLIANT FIRE PUMP ROOM IN ACCORDANCE WITH NFPA 20. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-004747 FOR ASSOCIATED BUILDING PERMIT. SEPARATE FIRE SUPPRESSION PERMIT REQUIRED FOR NORTH BUILDING."},{"number":"MP-2022-004979","date":"2022-09-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-04","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR USE AS PREVIOUSLY APPROVED. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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 TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-015477","date":"2022-11-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-04","scope":"rough in water, waste, and storm piping for 96 units 10\" sewer lateral connection"},{"number":"ZP-2023-006096","date":"2023-06-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2024-003538","date":"2024-07-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-20","scope":"FOR A MODIFICATION TO A PORTION OF THE FIRST FLOOR OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018** EXISTING BUILDING IS FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"PP-2024-012718","date":"2024-09-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-20","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2024-004180","date":"2024-09-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-20","scope":"FOR THE INSTALLATION OF APPLIANCES. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2024-009036","date":"2024-10-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-18","scope":"Install lighting, receptacles, and power to equipment as per 2017 NEC."},{"number":"ZP-2024-011415","date":"2024-12-27","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-01-24","scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY, STATICALLY-ILLUMINATED, PROJECTING SIGN. SIZE AND LOCATION PER APPROVED PLANS."},{"number":"GP-2024-010003","date":"2024-12-29","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-01-24","scope":"INSTALLATION OF ONE (1) ACCESSORY, STATICALLY-ILLUMINATED, PROJECTING SIGN AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"ZP-2025-001559","date":"2025-02-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-000919","date":"2025-08-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2025-05-30","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. *2018 IEBC* AMENDMENT 12/4/2025 TO INCLUDE NEW PARTITIONS, LAYOUT MODIFICATIONS AS PER APPROVED PLANS. AMENDMENT 3/9/2026 TO CHANGE LAYOUT AS PER PLANS. AMENDMENT 5/17/2026 FOR THE ERECTION OF PLATFORM AS PER PLANS."},{"number":"MP-2026-001158","date":"2026-03-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED EXHAUST FAN, MAKEUP AIR SYSTEM, AND DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2026-000527","date":"2026-03-26","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install new fire suppression system for commercial kitchen"},{"number":"PP-2026-003050","date":"2026-03-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"6/15/2026 AMENDMENT REVISION TO VENTING AND INSTALLATION OF BELOW GRADE GREASE INTERCEPTOR. ALTERATIONS TO EXISTING COMMERCIAL SPACE. 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":"MP-2026-001541","date":"2026-04-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF AN HVAC APPLICANCE, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"EP-2026-002164","date":"2026-05-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-10","scope":"Install 7 SURFACE MOUNT LIGHTS, -120 120 FEET LED LINEAR TAPE -5 TRACK 12 FT SURFACE -2 TRACK 4 FT SURFACE -17 LED TRACK HEADS -3 Dual HEAD EMERGENCY LIGHT -2 2 HEAD REMOTE WP HEADS -7 $D switches Power: 5 Duplex receptacles (2 POS) 14 GFI receptacles 6 USB GFI receptacles 1 WP GFI receptacle 1 Dedicated circuit and disconnect for AHU 1 Dedicated circuit and disconnect for HWH 1 Dedicated circuit with JB For Ice Maker 1 Dedicated circuit for HP with DC 1 Relocating Panel-Provide power (20A/208V/Single Phase) for Walk In Cooler and Disconnect -Provide power (20A/208V/Single Phase) for Espresso Machine -Provide power (20A/120V) for Evaporator -Provide power (20A/120V) for Hood/Ansul System -Provide power (20A/208V) for MUA -Provide power (30A/208V) for KEF -Provide power (30A/208-120V) & Disconnect for Dishwasher -Fire alarm. -NOTED: SHOW-WINDOW RECEPTACLE TO BE INSTALLED-(SEE APPROVED DRAWINGS) ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"AP-2026-004100","date":"2026-06-25","work":"Special Event - Short Term CO","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR SPECIAL EVENT (SHORT TERM CO) AT GROUND FLOOR OF EXISTING BUILDING FOR TEMPORARY MERCANTILE OCCUPANCY. BUILDING TO COMPLY WITH CODE BULLETIN OF INFORMATION NO. A-1501 R1 AND THE 2018 FIRE AND PROPERTY MAINTENANCE CODES. NO ALTERATIONS ALLOWED UNDER THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Special Event - Short Term CO"}],"rented":true,"licenses":[{"number":"280011","type":"Dumpster License - Private Property","status":"Inactive","businessName":"AMERICAN WHOLESALES INC","legalName":"AMERICAN WHOLESALES INC","address":"1705 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1997-09-17","latestIssueDate":"1997-09-17","expirationDate":"2010-07-31","inactiveDate":null},{"number":"405497","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DREXEL FOODS INC","legalName":"DREXEL FOODS INC","address":"1705 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-04-03","latestIssueDate":"2011-07-16","expirationDate":"2012-07-31","inactiveDate":null},{"number":"444312","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"DREXEL FOODS INC","legalName":"DREXEL FOODS INC","address":"1705 N AMERICAN ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2008-05-06","latestIssueDate":"2014-05-10","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"931009","type":"Rental","status":"Active","businessName":"1705-63 N American Alpha, LLC","legalName":"1705-63 N American Alpha, LLC","address":"1705 N AMERICAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":96,"issuedDate":"2023-08-16","latestIssueDate":"2025-08-05","expirationDate":"2026-08-15","inactiveDate":null},{"number":"943662","type":"Rental","status":"Active","businessName":"1705-63 N American Alpha, LLC","legalName":"1705-63 N American Alpha, LLC","address":"1705 N AMERICAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":83,"issuedDate":"2024-02-07","latestIssueDate":"2026-02-04","expirationDate":"2027-02-06","inactiveDate":null},{"number":"1011818","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"1705 Garden LLC (Luna at The Luxe)","legalName":"1705 Garden LLC","address":"1705 N AMERICAN ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-07-02","latestIssueDate":"2026-07-02","expirationDate":"2027-07-01","inactiveDate":null}],"licenseActivity":[{"number":"1011818","type":"Food Preparing and Serving (30+ SEATS)","businessName":"1705 Garden LLC (Luna at The Luxe)","legalName":"1705 Garden LLC","issuedDate":"2026-07-02","latestIssueDate":"2026-07-02","closureDate":null,"expirationDate":"2027-07-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"943662","type":"Rental","businessName":"1705-63 N American Alpha, LLC","legalName":"1705-63 N American Alpha, LLC","issuedDate":"2023-08-16","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2027-02-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"444312","type":"Food Manufacturer / Wholesaler","businessName":"DREXEL FOODS INC","legalName":"DREXEL FOODS INC","issuedDate":"2008-05-06","latestIssueDate":"2014-05-10","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"405497","type":"Dumpster License - Private Property","businessName":"DREXEL FOODS INC","legalName":"DREXEL FOODS INC","issuedDate":"2007-04-03","latestIssueDate":"2011-07-16","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280011","type":"Dumpster License - Private Property","businessName":"AMERICAN WHOLESALES INC","legalName":"AMERICAN WHOLESALES INC","issuedDate":"1997-09-17","latestIssueDate":"1997-09-17","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":96,"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":["12 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":"The record identifies more than one dwelling/use.","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":"6 permits not marked completed: CP-2025-000919 (Issued), MP-2026-001158 (Issued), FP-2026-000527 (Issued), PP-2026-003050 (Issued), MP-2026-001541 (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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"2 active Rental License records matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1 RABBIT RUN DR, NEW HOPE PA, 18938).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 30, 2022.","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":"Dumpster License - Private Property #280011: Inactive; Dumpster License - Private Property #405497: Inactive; Food Manufacturer / Wholesaler #444312: Inactive since Jun 29, 2015","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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Sep 10, 2026; Fire Alarm Certification: Certified through Oct 2, 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/"}]}