{"asOf":"2026-07-25T03:00:49.549Z","block":"4000-4099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-w-girard-ave","address":"4000 W GIRARD AVE","parcelNumber":"881000290","source":"https://property.phila.gov/?p=881000290","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"804","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"4KWG LLC","coOwner":null,"marketValue":828200,"landAssessment":82800,"improvementAssessment":745400,"livableArea":5454,"yearBuilt":1915,"lastSale":{"price":200000,"date":"2018-06-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"211947514","date":"2018-03-13","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":"2021-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-054491","date":"2023-07-25","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054492","date":"2023-07-25","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054493","date":"2023-07-25","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054494","date":"2023-07-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054495","date":"2023-07-25","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-076351","date":"2023-09-30","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2023-10-03","resolution":"SVN ISSUED"},{"number":"VI-2024-072343","date":"2024-08-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-09-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-042567","date":"2025-06-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"624973","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2018-03-13","completedDate":"2021-09-28","violations":[{"number":"211947514","date":"2018-03-13","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":"2021-09-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-072150","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-25","completedDate":"2024-09-18","violations":[{"number":"VI-2023-054491","date":"2023-07-25","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054492","date":"2023-07-25","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054493","date":"2023-07-25","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054494","date":"2023-07-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-054495","date":"2023-07-25","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-02-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-102834","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"NPU AFTER HOURS INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-03","completedDate":"2024-02-15","violations":[{"number":"VI-2023-076351","date":"2023-09-30","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2023-10-03","resolution":"SVN ISSUED"}]},{"number":"CF-2024-093913","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-26","completedDate":"2024-09-18","violations":[{"number":"VI-2024-072343","date":"2024-08-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-09-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-014831","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-06","completedDate":"2025-07-29","violations":[{"number":"VI-2025-042567","date":"2025-06-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2023,"n":6,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"624973","date":"2021-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-072150","date":"2023-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-072150","date":"2023-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102834","date":"2023-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-093913","date":"2024-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-072150","date":"2024-09-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-093913","date":"2024-09-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-014831","date":"2025-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014831","date":"2025-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014831","date":"2025-07-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":2,"passes":1}],"taxOwed":4796.56,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":4796.56,"principalDue":3985.26,"penaltyDue":239.12,"interestDue":209.23,"otherChargesDue":362.95,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":648000,"taxableAssessment":170126,"exemptAbatementAssessment":477874,"homesteadValue":0,"netTaxAfterHomestead":2381.42,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97380895738038,"lng":-75.20444637438084,"geom":{"type":"Polygon","coordinates":[[[-75.20450798,39.9739563],[-75.204442709,39.973963718],[-75.204383827,39.973663731],[-75.204451746,39.97365605],[-75.20450798,39.9739563]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-000570","type":"Fire Alarm Certification","inspectionDate":"2021-03-12","result":"Certified","expirationDate":"2022-03-12","buildingId":"1536106"},{"number":"BC-2024-004015","type":"Sprinkler Certification","inspectionDate":"2023-02-18","result":"Certified","expirationDate":"2024-02-18","buildingId":"1536106"},{"number":"BC-2024-002502","type":"Sprinkler Certification","inspectionDate":"2024-01-26","result":"Certified","expirationDate":"2025-01-26","buildingId":"1536106"},{"number":"BC-2024-033397","type":"Sprinkler Certification","inspectionDate":"2024-12-04","result":"Certified","expirationDate":"2025-12-04","buildingId":"1536106"},{"number":"BC-2025-017826","type":"Fire Alarm Certification","inspectionDate":"2025-06-27","result":"Certified","expirationDate":"2026-06-27","buildingId":"1536106"},{"number":"BC-2025-017997","type":"Fire Alarm Certification","inspectionDate":"2025-07-02","result":"Certified","expirationDate":"2026-07-02","buildingId":"1536106"},{"number":"BC-2026-007032","type":"Fire Alarm Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1536106"},{"number":"BC-2026-007046","type":"Fire Alarm Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1536106"},{"number":"BC-2026-007038","type":"Fire Alarm Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1536106"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2054,"zoning":"CMX2","grade":"S","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"20 CONSHOHOCKEN STATE RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-12-04","number":"HA-2023-004517","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":648000,"taxable":170126,"land":64800,"improvement":583200,"taxableLand":64800,"taxableImprovement":105326,"exemptLand":0,"exemptImprovement":477874},{"y":2024,"v":648000,"taxable":170126,"land":64800,"improvement":583200,"taxableLand":64800,"taxableImprovement":105326,"exemptLand":0,"exemptImprovement":477874},{"y":2025,"v":581500,"taxable":152667,"land":58150,"improvement":523350,"taxableLand":58150,"taxableImprovement":94517,"exemptLand":0,"exemptImprovement":428833},{"y":2026,"v":581500,"taxable":152667,"land":58150,"improvement":523350,"taxableLand":58150,"taxableImprovement":94517,"exemptLand":0,"exemptImprovement":428833},{"y":2027,"v":828200,"taxable":217419,"land":82800,"improvement":745400,"taxableLand":82800,"taxableImprovement":134619,"exemptLand":0,"exemptImprovement":610781}],"taxNow":2137,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"930853","date":"2018-11-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-04-29","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"1014106","date":"2019-12-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-29","scope":"ALTERATIONS TO EXISTING THREE STORY BUILDING WITH FIVE DWELLING UNITS AND ONE VACANT COMMERCIAL SPACE AT FRONT GROUND FLOOR. CERTIFICATE OF OCCUPANCY FOR RESIDENTIAL OCCUPANCY ONLY. RESIDENTIAL OCCUPANCY TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R AT MINIMUM AND VACANT COMMERCIAL SPACE TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13. * SEPARATE PERMIT FOR CERTIFICATE OF OCCUAPNCY REQUIRED FOR VACANT COMMERCIAL SPACE.* ** 2018 IEBC **"},{"number":"FP-2020-000239","date":"2020-05-26","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-29","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R FOR RESIDENTIAL OCCUPANCY AND NFPA 13 FOR VACANT COMMERCIAL SPACE WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2020-004945","date":"2020-07-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-15","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":"EP-2020-002511","date":"2020-07-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-11","scope":"Install 800amp 7 gang service, wiring for outlets, light fixtures, switches and 120v interconnected smoke/CO2 alarms and install complete addressable fire alarm system. All work as per ,'16 NFPA, and '17 NEC."},{"number":"MP-2020-004032","date":"2020-10-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-08","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE 6 SPLIT SYSTEM HEAT PUMPS, AIR HANDLING UNITS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL 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."},{"number":"PP-2020-007566","date":"2020-11-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-13","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"ZP-2023-009558","date":"2023-09-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2023-006150","date":"2023-11-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-05","scope":"FOR A TENANT FIT OUT TO AN EXISTING TENANT SPACE LOCATED ON THE 1ST FLOOR LEVEL OF AN EXISTING STRUCTURE. FOR THE CREATION OF A MERCANTILE OCCUPANCY. ALTERATIONS TO INCLUDE THE INSTALLATION OF SHELVES , AND DOCUMENTION OF ACCESSIBILITY RESTROOM. 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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"199853","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"NEW GIRARD PHARMACY INC","legalName":"NEW GIRARD PHARMACY INC","address":"4000 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-09-10","latestIssueDate":"2007-11-02","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"553508","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MUKHTUAR  SHAMPHALE HARBANS SHAMPHALE","legalName":"MUKHTUAR  SHAMPHALE HARBANS SHAMPHALE","address":"4000 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-01-30","latestIssueDate":"2012-01-30","expirationDate":"2013-02-28","inactiveDate":null},{"number":"880457","type":"Rental","status":"Active","businessName":"4KWG LLC","legalName":"4KWG LLC","address":"4000 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2021-10-28","latestIssueDate":"2026-04-14","expirationDate":"2026-10-27","inactiveDate":null},{"number":"919064","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"Top G Convenience Inc","legalName":"Top G Convenience Inc","address":"4000 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2023-03-17","latestIssueDate":"2025-02-24","expirationDate":"2026-03-16","inactiveDate":null},{"number":"0976281","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"TOP GS CONVENIENCE INC","legalName":"TOP GS CONVENIENCE INC","address":"4000 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-04-15","latestIssueDate":"2026-04-09","expirationDate":"2027-04-14","inactiveDate":null}],"licenseActivity":[{"number":"0976281","type":"Food Establishment, Retail Permanent Location","businessName":"TOP GS CONVENIENCE INC","legalName":"TOP GS CONVENIENCE INC","issuedDate":"2025-04-15","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"919064","type":"Food Establishment, Retail Permanent Location","businessName":"Top G Convenience Inc","legalName":"Top G Convenience Inc","issuedDate":"2023-03-17","latestIssueDate":"2025-02-24","closureDate":"2026-03-16","expirationDate":"2026-03-16","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"880457","type":"Rental","businessName":"4KWG LLC","legalName":"4KWG LLC","issuedDate":"2021-10-28","latestIssueDate":"2026-04-14","closureDate":null,"expirationDate":"2026-10-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"553508","type":"Vacant Residential Property / Lot","businessName":"MUKHTUAR  SHAMPHALE HARBANS SHAMPHALE","legalName":"MUKHTUAR  SHAMPHALE HARBANS SHAMPHALE","issuedDate":"2012-01-30","latestIssueDate":"2012-01-30","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199853","type":"Food Establishment, Retail Permanent Location","businessName":"NEW GIRARD PHARMACY INC","legalName":"NEW GIRARD PHARMACY INC","issuedDate":"2004-09-10","latestIssueDate":"2007-11-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":5,"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":["$4,797 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2023, 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":["2 permit events since 2023","1 zoning/board appeal 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 history also contains “NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 16, 2027; Sprinkler Certification: Certified through Dec 4, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$4,796.56 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (20 CONSHOHOCKEN STATE RD, BALA CYNWYD PA, 19004).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 29, 2025.","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":"Food Establishment, Retail Permanent Location #199853: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #553508: Inactive; Food Establishment, Retail Permanent Location #919064: Closed","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 5 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/"}]}