{"asOf":"2026-07-28T00:57:56.210Z","block":"100-199 CONARROE ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-conarroe-st","address":"176 CONARROE ST","parcelNumber":"881000167","source":"https://property.phila.gov/?p=881000167","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"620","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"RELIGIOUS","useLabel":"Apartment building","owner":"AMERICAN CONCEPTS OF MANA","coOwner":null,"marketValue":3296400,"landAssessment":329600,"improvementAssessment":2966800,"livableArea":30276,"yearBuilt":1880,"lastSale":{"price":1,"date":"2018-08-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-011152","date":"2021-03-02","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2022-03-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-040504","date":"2023-06-08","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-021031","date":"2026-04-14","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2026-05-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-014363","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2021-03-02","completedDate":"2022-03-07","violations":[{"number":"VI-2021-011152","date":"2021-03-02","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2022-03-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-054007","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-06-08","completedDate":"2023-10-05","violations":[{"number":"VI-2023-040504","date":"2023-06-08","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-034860","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2026-04-14","completedDate":"2026-05-12","violations":[{"number":"VI-2026-021031","date":"2026-04-14","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2026-05-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-014363","date":"2021-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-014363","date":"2022-03-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-054007","date":"2023-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-054007","date":"2023-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-054007","date":"2023-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-034860","date":"2026-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-034860","date":"2026-05-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02803551687332,"lng":-75.2236704430149,"geom":{"type":"Polygon","coordinates":[[[-75.223361877,40.028057295],[-75.223728066,40.027807915],[-75.223986321,40.02803203],[-75.223589436,40.02825477],[-75.223361877,40.028057295]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-008226","type":"Facade Report","inspectionDate":"2013-10-17","result":"Safe with Repair","expirationDate":"2018-10-17","buildingId":"1088603"},{"number":"BC-2023-012082","type":"Fire Escape Report","inspectionDate":"2018-04-10","result":"Safe with Repair","expirationDate":"2023-04-10","buildingId":"1088619"},{"number":"BC-2022-002826","type":"Facade Report","inspectionDate":"2021-04-09","result":"Safe with Repair","expirationDate":"2026-03-31","buildingId":"1088603"},{"number":"BC-2026-005766","type":"Sprinkler Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1088619"},{"number":"BC-2026-005920","type":"Fire Alarm Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1088619"},{"number":"BC-2026-005919","type":"Fire Alarm Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1088603"},{"number":"BC-2026-005765","type":"Sprinkler Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1088603"},{"number":"BC-2026-013413","type":"Facade Report","inspectionDate":"2026-04-30","result":"Safe with Repair","expirationDate":"2031-04-30","buildingId":"1088603"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":3,"lotArea":14042,"zoning":"RMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"828 RED LION RD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A ROOMING HOUSE WITH FIVE (5) ROOMING UNITS (FIVE FAMILY DWELLING) FOR A MAXIMUM OF TEN (10) PERSONS WHERE ALL PERSONS ARE SELF-SUSTAINING AND CAPABLE OF SELF-PRESERVATION AND NO PERSONS ARE UNDER THE JURISDICTION OF ANY COURT.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-05-15","number":"17383","relatedPermit":"389355"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit FOR THE ERECTION OF ONE (1) FREESTANDING, ACCESSORY SIGN. SIZE AND LOCATION AS SHOWN ON PLANS. SIGN ACCESORY TO \nEXISTING MULTI-FAMILY HOUSEHOLD LIVING (FIFTEEN (15) FAMILIES) AS PREVIOUSLY APPROVED.","status":"Completed","outcome":"Granted with conditions","date":"2024-04-04","number":"ZP-2023-010439","relatedPermit":"ZP-2023-010439"},{"type":"LIRB Violation Appeal","grounds":"Need more time","status":"In Process","outcome":null,"date":"2026-09-10","number":"HA-2026-001632","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1131800,"taxable":123396,"land":335700,"improvement":796100,"taxableLand":0,"taxableImprovement":123396,"exemptLand":335700,"exemptImprovement":672704},{"y":2017,"v":1131800,"taxable":123396,"land":335700,"improvement":796100,"taxableLand":0,"taxableImprovement":123396,"exemptLand":335700,"exemptImprovement":672704},{"y":2018,"v":1206100,"taxable":1206100,"land":361830,"improvement":844270,"taxableLand":361830,"taxableImprovement":844270,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":788400,"taxable":788400,"land":236520,"improvement":551880,"taxableLand":236520,"taxableImprovement":551880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":788400,"taxable":788400,"land":236520,"improvement":551880,"taxableLand":236520,"taxableImprovement":551880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":788400,"taxable":788400,"land":236520,"improvement":551880,"taxableLand":236520,"taxableImprovement":551880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":788400,"taxable":788400,"land":78840,"improvement":709560,"taxableLand":78840,"taxableImprovement":709560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":788400,"taxable":788400,"land":78840,"improvement":709560,"taxableLand":78840,"taxableImprovement":709560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":788400,"taxable":788400,"land":78840,"improvement":709560,"taxableLand":78840,"taxableImprovement":709560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3245400,"taxable":788400,"land":324500,"improvement":2920900,"taxableLand":324500,"taxableImprovement":463900,"exemptLand":0,"exemptImprovement":2457000},{"y":2027,"v":3296400,"taxable":800790,"land":329600,"improvement":2966800,"taxableLand":329600,"taxableImprovement":471190,"exemptLand":0,"exemptImprovement":2495610}],"taxNow":11036,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"389355","date":"2013-01-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-01-08","scope":"FOR THE USE OF A ROOMING HOUSE WITH FIVE (5) ROOMING UNITS (FIVE FAMILY DWELLING) FOR A MAXIMUM OF TEN (10) PERSONS WHERE ALL PERSONS ARE SELF-SUSTAINING AND CAPABLE OF SELF-PRESERVATION AND NO PERSONS ARE UNDER THE JURISDICTION OF ANY COURT. PER PROVISO***THIS USE PERMIT IS A FIVE (5) YEAR TEMPORARY PERMIT*** NO CHANGE IN HEIGHT OR AREA OF EXISTING BUILDING."},{"number":"448393","date":"2013-02-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"CERTIFICATE OF OCCUPANY ONLY. PER ZONING PROVISO***THIS USE PERMIT IS A FIVE (5) YEAR TEMPORARY PERMIT***"},{"number":"468179","date":"2013-09-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INST FA SYS TO OF 18-SMOKE DETECTORS, 4-HEAT DET, 5-CO DET, 6-AUD ALRM SIRENS, HONEYWELL VISTA # 128BPT, FIRE PULL STAT/ADD SM DET,ALRM SOUNDER, EXIT SIGNAGE & EMER LGT UNITS AS PER NEC 2008 & NFPA 72 (RM HOUSE)"},{"number":"875910","date":"2018-08-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-08-02","scope":"FOR THE DOCUMENTATION OF LOT LINES TO STATE ONE (1) LOT (PARCEL \"A\") FROM FOUR (4) EXISTING LOTS (172, 174, 176 AND 178 CONARROE STREET) WITH ONE OPA ACCOUNT (176 CONARROE STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"928609","date":"2018-11-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-21","scope":"FOR USE CHANGE TO 15 FAMILY DWELLING WITH PARKING"},{"number":"GM-2020-008498","date":"2020-11-12","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-02-05","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. 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. Interior demolition of residential rectory house and church building. removal of all interior finishes including carpet, tiles, plaster, drywall, windows and trim to remain in place"},{"number":"ZP-2021-013885","date":"2021-11-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-008688","date":"2022-03-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-21","scope":"FOR LEVEL III INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO AN EXISTING STRUCTURE .FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED NFPA13R. 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":"PP-2022-015943","date":"2023-01-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-10","scope":"installation of new plumbing and fixtures"},{"number":"GP-2022-009709","date":"2023-03-21","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-08-21","scope":"Installation of 21.825kWdc worth of solar modules, one 17.3kWac solar inverter, ac disconnect, and all wiring racking conduit required for the solar array according to the 2018 IBC."},{"number":"EP-2022-011297","date":"2023-03-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-17","scope":"Installation of PV SOLAR SYSTEM, 21.825 KW DC worth of solar modules, one 17.3kWac solar inverter, ac disconnect, and all wiring conduit and racking required for the solar array as per 2017 NEC"},{"number":"FP-2022-002979","date":"2023-06-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"EP-2023-010309","date":"2023-10-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-01-08","scope":"Rough-In Permit for EP-2023-010306 Wire up 15 apt and common area, with outlets, lights , switches, smoke detector and c/o detector install 800 amp service with 15 gang meter bank , and house service install class b fire alarm"},{"number":"MP-2024-000392","date":"2024-02-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"ZP-2023-010439","date":"2024-02-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-11-21","scope":"FOR THE ERECTION OF ONE (1) FREESTANDING, ACCESSORY SIGN AND FOR THE ERECTION OF A FENCE. SIZE AND LOCATION AS SHOWN ON PLANS"},{"number":"GP-2024-004100","date":"2024-06-03","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-11-21","scope":"FOR THE ERECTION OF SCAFFOLDING AT FRONT OF 176 CONARROE TO REPAIR AND POINT MASONRY PER APPROVED PLANS."},{"number":"GP-2024-005153","date":"2024-07-08","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-10-30","scope":"FOR THE ERECTION OF ONE FREESTANDING SIGN AS PER PLANS."},{"number":"EP-2023-010306","date":"2025-02-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-17","scope":"INSTALL A 800 AMP SERVICE, (2) 8 GANG METER BANKS & (15) 125 AMP PANELS & FEEDERS. INSTALL A 400 AMP SERVICE & 400 AMP PANEL. INSTALL WIRING THROUGHOUT THE COMMON AREAS & FIFTEEN DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWTICHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL, HVAC & ELEVATOR EQUIPMENT. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUHGOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO SOLAR WORK APPROVED ON THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Shelter/Platform"},{"y":2024,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"822049","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"American Living Concepts of Manayunk LLc","legalName":"American Living Concepts of Manayunk LLc","address":"176 CONARROE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-08-26","latestIssueDate":"2022-07-13","expirationDate":"2023-08-25","inactiveDate":"2023-10-24"},{"number":"0973600","type":"Rental","status":"Active","businessName":"American Living Concepts of Manayunk LLc","legalName":"American Living Concepts of Manayunk LLc","address":"176 CONARROE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2025-03-13","latestIssueDate":"2026-02-20","expirationDate":"2027-03-12","inactiveDate":null}],"licenseActivity":[{"number":"0973600","type":"Rental","businessName":"American Living Concepts of Manayunk LLc","legalName":"American Living Concepts of Manayunk LLc","issuedDate":"2025-03-13","latestIssueDate":"2026-02-20","closureDate":null,"expirationDate":"2027-03-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"822049","type":"Vacant Residential Property / Lot","businessName":"American Living Concepts of Manayunk LLc","legalName":"American Living Concepts of Manayunk LLc","issuedDate":"2019-08-26","latestIssueDate":"2022-07-13","closureDate":"2023-10-24","expirationDate":"2023-08-25","inactiveDate":"2023-10-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":15,"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":["6 permit events since 2023","2 zoning/board appeals 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 #17383: CLOSED · Granted with conditions; related permit 389355. Use permit #389355: 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":"2 permits not marked completed: 448393 (EXPIRED), EP-2023-010309 (Expired). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Facade Report: Safe with Repair through Apr 30, 2031; Fire Escape Report: Safe with Repair through Apr 10, 2023; Sprinkler Certification: Certified through Mar 2, 2027; Fire Alarm Certification: Certified through Mar 2, 2027","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1880 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 12, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #822049: Inactive since Oct 24, 2023","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 multi-family. 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 3 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/"}]}