{"asOf":"2026-07-26T06:30:58.946Z","block":"800-899 N 3RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-3rd-st","address":"817-21 N 3RD ST","parcelNumber":"881000302","source":"https://property.phila.gov/?p=881000302","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"830","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Industrial building","owner":"817N3 LLC","coOwner":null,"marketValue":11524100,"landAssessment":1152400,"improvementAssessment":10371700,"livableArea":55242,"yearBuilt":2025,"lastSale":{"price":2942500,"date":"2021-09-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-009685","date":"2024-02-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-02-14","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-011699","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-14","completedDate":"2024-04-06","violations":[{"number":"VI-2024-009685","date":"2024-02-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-02-14","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-001175","date":"2022-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021310","date":"2022-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001175","date":"2022-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001175","date":"2022-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021310","date":"2022-03-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-001175","date":"2022-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-011699","date":"2024-02-14","type":null,"status":null}],"inspYears":[{"y":2022,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96390741931741,"lng":-75.14240853425062,"geom":{"type":"Polygon","coordinates":[[[-75.142170765,39.963785864],[-75.14220544,39.963714387],[-75.142684216,39.963827873],[-75.142620527,39.964125843],[-75.142226807,39.964032525],[-75.142254771,39.963953832],[-75.142236801,39.963949566],[-75.142261616,39.963841554],[-75.141873972,39.963749678],[-75.141880965,39.963717178],[-75.142170765,39.963785864]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-023910","type":"Sprinkler Certification","inspectionDate":"2025-08-04","result":"Certified","expirationDate":"2026-08-04","buildingId":"2001286"},{"number":"BC-2026-010405","type":"Fire Alarm Certification","inspectionDate":"2026-03-27","result":"Certified","expirationDate":"2027-03-27","buildingId":"2001286"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":6,"lotArea":14829,"zoning":"IRMX","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"817 N 3RD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":4445000,"taxable":1375000,"land":1270000,"improvement":3175000,"taxableLand":1270000,"taxableImprovement":105000,"exemptLand":0,"exemptImprovement":3070000},{"y":2024,"v":9525000,"taxable":7517502,"land":1270000,"improvement":8255000,"taxableLand":1270000,"taxableImprovement":6247502,"exemptLand":0,"exemptImprovement":2007498},{"y":2025,"v":9525000,"taxable":952500,"land":952500,"improvement":8572500,"taxableLand":952500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8572500},{"y":2026,"v":9525000,"taxable":952500,"land":952500,"improvement":8572500,"taxableLand":952500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8572500},{"y":2027,"v":11524100,"taxable":1152400,"land":1152400,"improvement":10371700,"taxableLand":1152400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10371700}],"taxNow":13333,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"967841","date":"2019-07-11","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2021-02-25","scope":"NEW CONSTRUCTION FOR FOUNDATION ONLY FOR AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE,FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR, A MULTI-FAMILY HOUSEHOLD LIVING [ FOURTY-EIGHT(48) DWELLING UNITS] FROM THE SECOND FLOOR THROUGH 6TH FLOORS WITH ACCESSORY THIRTY-SIX(36)PARKING SPACES, SIX(6) COMPACT SPACES, TWO(2) ELECTRIC PARKING SPACES, TWO(2) ACCESSIBLE SPACES INCLUDING WITH ONE(1) VAN ACCESSIBLE SPACE, TWENTY-FOUR(24) TANDEM TYPE MECHANICAL PARKING SPACES AND WITH TWENTY(20) BICYCLE SPACES IN AN ACCESSIBLE ROUTE. **SEPARATE PERMITS REQUIRED FOR THE REMAINDER OF BUILDING**UNDERPINNING TO BE MONITORED AT ALL TIME BY THE APPROVED SPECIAL INSPECTOR.**"},{"number":"1004404","date":"2019-08-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2020-12-21","scope":"SEAL LATERAL AS PER 2004 PPC"},{"number":"1003354","date":"2020-01-07","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2020-09-24","scope":"FOR THE COMPLETE DEMOLITION OF ONE EXISTING SEMI-ATTACHED ONE-STORY, MASONRY VACANT COMMERCIAL STRUCTRE BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE.ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * NO WALL OVER 6FT IN HEIGHT TO REMAIN STANDALONE ON LOT.* * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"CP-2020-005959","date":"2021-09-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-28","scope":"AMENDMENT II: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2020-005959 TO DOCUMENT CHANGE IN EGRESS LAYOUT AS SHOWN 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. AMENDMENT I: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2020-005959 TO DOCUMENT CHANGE IN CONSTRUCTION FOR THE CONVERSION FROM CONCRETE SLAB ON STEEL DECK TO CAST IN PLACE CONCRETE FROM THE FOUNDATION THROUGH SECOND FLOOR LEVEL. WORK TO ALSO INCLUDE THE REPLACING TJI'S WITH TYPICAL LUMBER JOISTS AS SHOWN PER STRUCTURAL PLANS SEALED BY PROFESSIONAL ENGINEER. ALL WORK TO BE DONE PER APROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ORIGINAL: FOR THE ERECTION OF AN ATTACHED SIX STORY STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOTHOUSE. STRUCTURE FOR USE A VACANT COMMERCIAL SPACE( SEPARATE USE PERMIT AND FITOUT TO BE OBTAINED PRIOR TO OCCUPANCY) AT FIRST FLOOR, FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FOURTY-EIGHT(48) DWELLING UNITS FROM SECOND FLOOR THROUGH 6TH FLOORS WITH ACCESSORY THIRTY-SIX(36)PARKING SPACES IN THE BASEMENT LEVEL, AND TWENTY(20) BICYCLE SPACES IN AN ACCESSIBLE ROUTE. BUILDING COMPOSED OF TWO DIFFERENT CONSTRUCTION TYPES (TYPE IA(BASEMENT-FIRST FLOOR LEVEL) AND TYPE IIIB CONSTRUCTION (THIRD-SIXTH FLOOR LEVEL). BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 15 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. *** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT,"},{"number":"PP-2021-017607","date":"2021-09-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-01","scope":"Seal lateral"},{"number":"DP-2021-002007","date":"2021-12-10","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-10-17","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"PP-2022-011399","date":"2022-11-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-28","scope":"installation of 4\" domestic water service ,8\" curb trap and house drain,cast iron drains and cooper water lines on basement and 1st floor piping ,pvc drains and pex water lines on 2nd floor through 6th floor foor 96 bathrooms and 48 kitchens"},{"number":"FP-2023-000458","date":"2023-03-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-28","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH FOUR (4) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE THE MIXED-USE NEW CONSTRUCTION. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14. FIRE PUMP INSTALLATION PER NFPA 20."},{"number":"MP-2023-002503","date":"2023-08-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-28","scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION TO ACCOMMODATE AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. 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 REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-008520","date":"2023-09-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-18","scope":"Install 100 amp 3 -phase temp service AS PER NEC 2017"},{"number":"EP-2023-007631","date":"2023-10-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-23","scope":"Install 1600 amp Service with 49 gang meter bank. Install outlets, switches, lights, GFCI(s), smoke/CO alarms in each (48)unit, and exit/emergency light system as per 2017 NEC. Install Fire Alarm as per 2016 NFPA 72."},{"number":"ZP-2023-011979","date":"2023-12-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"MP-2024-000046","date":"2024-01-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-09","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."},{"number":"CP-2024-000572","date":"2024-02-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-09","scope":"FOR LEVEL II ALTERATIONS AND CHANGE IN OCCUPANY AT FIRST-FLOOR OF EXISTING BUILDING. CHILD CARE CENTER TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE BUILDING PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2024-000334","date":"2024-02-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-09","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13) - For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE 41 SPRINKLER HEADS"},{"number":"PP-2024-002413","date":"2024-02-20","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-09","scope":"ROUGH-IN OF ABOVE GROUND PIPING TO 21 FIXTURES IN AN EXISTING BUILDING."},{"number":"PP-2024-002409","date":"2024-02-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-09","scope":"installation of cast iron drains and copper water lines, to an existing building on first floor, for 4 kitchen sinks,7toilets and 7 lavs with 2 washing machines and 1 electric water heater . 4-kitchen sinks,2 washer stand pies,7toilets,7 lavs"},{"number":"EP-2024-002130","date":"2024-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-05","scope":"Install MC cable for all devices: outlets, switches, lights, and GFCI receptacles in bathrooms as per 2017 NEC. 400 amp panel is existing. Install new fire alarm devices on existing system as per 2016 NFPA 72."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"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":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2025,"k":"demo"}],"rented":true,"licenses":[{"number":"281302","type":"Dumpster License - Private Property","status":"Inactive","businessName":"GCS SERVICE INC","legalName":"GCS SERVICE INC","address":"817-21 N 3RD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-01-14","latestIssueDate":"2002-01-14","expirationDate":"2010-07-31","inactiveDate":"2010-11-16"},{"number":"0953769","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"KertsmanBrothers LLC (Little City Montessori)","legalName":"KertsmanBrothers LLC","address":"817-21 N 3RD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-06-11","latestIssueDate":"2026-06-10","expirationDate":"2027-06-10","inactiveDate":null},{"number":"0979177","type":"Rental","status":"Active","businessName":"817N3 LLC","legalName":"817N3 LLC","address":"817-21 N 3RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":48,"issuedDate":"2025-05-16","latestIssueDate":"2026-04-21","expirationDate":"2027-05-15","inactiveDate":null}],"licenseActivity":[{"number":"0979177","type":"Rental","businessName":"817N3 LLC","legalName":"817N3 LLC","issuedDate":"2025-05-16","latestIssueDate":"2026-04-21","closureDate":null,"expirationDate":"2027-05-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0953769","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KertsmanBrothers LLC (Little City Montessori)","legalName":"KertsmanBrothers LLC","issuedDate":"2024-06-11","latestIssueDate":"2026-06-10","closureDate":null,"expirationDate":"2027-06-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"281302","type":"Dumpster License - Private Property","businessName":"GCS SERVICE INC","legalName":"GCS SERVICE INC","issuedDate":"2002-01-14","latestIssueDate":"2002-01-14","closureDate":"2010-11-16","expirationDate":"2010-07-31","inactiveDate":"2010-11-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":48,"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":["10 permit events since 2023","demolition activity 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":"3 permits not marked completed: 967841 (Expired), 1004404 (Expired), 1003354 (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":"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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Feb 14, 2024.","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 #281302: Inactive since Nov 16, 2010","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 1 historical violation 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Aug 4, 2026; Fire Alarm Certification: Certified through Mar 27, 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":"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/"}]}