{"asOf":"2026-07-20T23:10:13.678Z","block":"500-599 N CHRIS COLUMBUS BLVD","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-n-chris-columbus-blvd","address":"501 N CHRISTOPHER COLUMBUS BLVD","parcelNumber":"881000326","source":"https://property.phila.gov/?p=881000326","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SJ","buildingCodeNew":"830","buildingClass":"VACANT LAND INDUST ACRE+","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"RIVERVIEW PROPERTY OWNERSHIP LLC","coOwner":null,"marketValue":120847300,"landAssessment":12084700,"improvementAssessment":108762600,"livableArea":322000,"yearBuilt":2025,"lastSale":null,"openViolations":3,"violations":[{"number":"211941301","date":"2017-07-24","code":"E-1201.1/101","title":"SECURE ELECTRICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941302","date":"2017-07-24","code":"E-1201.1/203","title":"GFCI RECEPTACLE REQ'D","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941252","date":"2017-07-24","code":"E-1201.1/303","title":"CONNECTOR-NEEDED AT BOX","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941250","date":"2017-07-24","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941251","date":"2017-07-24","code":"E-1201.1/2","title":"WIRE/EQUIP IMPROPERLY ABANDONE","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941254","date":"2017-07-24","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941293","date":"2017-07-24","code":"E-1201.1/102","title":"VENTILATION OF EQUIP","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941294","date":"2017-07-24","code":"E-1201.1/302","title":"BOX-NEEDED AT TERMINATION","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941297","date":"2017-07-24","code":"E-1201.1/301","title":"RACEWAY-SECURE & SUPPORT","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941299","date":"2017-07-24","code":"E-1201.1/108","title":"OPENING-REQ'D TO CLOSE UNUSED","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941298","date":"2017-07-24","code":"E-1201.1/100","title":"WIRE/EQUIP-REPLACE DEFEC/DAMAG","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941300","date":"2017-07-24","code":"E-1201.1/229","title":"GROUND-SYSTEM PROPERLY","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-032891","date":"2021-05-26","code":"PM15-314","title":"PIERS & WATERFRONT STRUCTURES INSPECTION REQUIRED","status":"COMPLIED","resolutionDate":"2024-08-02","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2026-016052","date":"2026-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016054","date":"2026-03-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016053","date":"2026-03-20","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"595686","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2017-07-25","completedDate":"2022-01-18","violations":[{"number":"211941301","date":"2017-07-24","code":"E-1201.1/101","title":"SECURE ELECTRICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941302","date":"2017-07-24","code":"E-1201.1/203","title":"GFCI RECEPTACLE REQ'D","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941252","date":"2017-07-24","code":"E-1201.1/303","title":"CONNECTOR-NEEDED AT BOX","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941250","date":"2017-07-24","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941251","date":"2017-07-24","code":"E-1201.1/2","title":"WIRE/EQUIP IMPROPERLY ABANDONE","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941254","date":"2017-07-24","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941293","date":"2017-07-24","code":"E-1201.1/102","title":"VENTILATION OF EQUIP","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941294","date":"2017-07-24","code":"E-1201.1/302","title":"BOX-NEEDED AT TERMINATION","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941297","date":"2017-07-24","code":"E-1201.1/301","title":"RACEWAY-SECURE & SUPPORT","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941299","date":"2017-07-24","code":"E-1201.1/108","title":"OPENING-REQ'D TO CLOSE UNUSED","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941298","date":"2017-07-24","code":"E-1201.1/100","title":"WIRE/EQUIP-REPLACE DEFEC/DAMAG","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211941300","date":"2017-07-24","code":"E-1201.1/229","title":"GROUND-SYSTEM PROPERLY","status":"COMPLIED","resolutionDate":"2022-01-18","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-044567","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2021-05-26","completedDate":"2024-08-02","violations":[{"number":"VI-2021-032891","date":"2021-05-26","code":"PM15-314","title":"PIERS & WATERFRONT STRUCTURES INSPECTION REQUIRED","status":"COMPLIED","resolutionDate":"2024-08-02","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2026-025781","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-20","completedDate":null,"violations":[{"number":"VI-2026-016052","date":"2026-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016054","date":"2026-03-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016053","date":"2026-03-20","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":12,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2021-044567","date":"2021-05-26","type":null,"status":"FAILED"},{"caseNumber":"595686","date":"2022-01-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-044567","date":"2024-08-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-025781","date":"2026-03-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2024,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.959557970309284,"lng":-75.1363472337162,"geom":{"type":"Polygon","coordinates":[[[-75.135675153,39.960683542],[-75.135485198,39.960596251],[-75.135229696,39.960376825],[-75.134965766,39.960215375],[-75.134925441,39.960136262],[-75.135787311,39.959282419],[-75.135856161,39.959038916],[-75.135809111,39.95890911],[-75.135812557,39.958819551],[-75.135898767,39.958607912],[-75.136037211,39.958616788],[-75.136256174,39.958594123],[-75.136430013,39.958166109],[-75.137558868,39.958388488],[-75.13738225,39.958968347],[-75.136605965,39.96094155],[-75.136577263,39.960938349],[-75.136570465,39.96089999],[-75.135675153,39.960683542]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":7,"lotArea":324115,"zoning":"CMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1420 SPRING HILL ROAD, MC LEAN VA, 22102","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":10642700,"taxable":10642700,"land":10642700,"improvement":0,"taxableLand":10642700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":10642700,"taxable":10642700,"land":10642700,"improvement":0,"taxableLand":10642700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":90750000,"taxable":12100000,"land":12100000,"improvement":78650000,"taxableLand":12100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":78650000},{"y":2026,"v":121000000,"taxable":12100000,"land":12100000,"improvement":108900000,"taxableLand":12100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":108900000},{"y":2027,"v":120847300,"taxable":12084700,"land":12084700,"improvement":108762600,"taxableLand":12084700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":108762600}],"taxNow":169376,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-001850","date":"2020-10-12","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-27","scope":"FOR THE ERECTION OF TWO (2) DETACHED STRUCTURES (NORTH BUILDING AND SOUTH BUILDING). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"SP-2020-000534","date":"2021-04-08","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-01-08","scope":"SITE PREPARATION WORK TO INCLUDE INSTALLATION OF NEW RIP RAP BULKHEADS AND PLACEMENT OF FILL ALONG WITH CONSTRUCTION OF DRIVEWAYS AND PEDESTRIAN WALKWAYS FOR FUTURE CONSTRUCTION OF MIXED USE BUILDINGS (UNDER SEPARATE PERMIT) AS PER APPROVED PLANS. WORK TO COMPLY WITH 2018 IBC AND ASCE 24-14. SOUTHERN PORTION OF BULKHEADS TO BE COMPLETED LATER UNDER A SEPARATE PERMIT. **NO BUILDING CONSTRUCTION ON THIS PERMIT AND SEPARATE PERMIT REQUIRED FOR CONSTRUCTION/INSTALLATION OF ADDITIONAL ACCESSORY STRUCTURES**"},{"number":"CP-2020-004769","date":"2021-12-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-27","scope":"NEW CONSTRUCTION OF A SIX (6) STORY STRUCTURE (NORTH BUILDING) TO INCLUDE VACANT COMMERCIAL SPACES (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY), TWO HUNDRED THIRTY-EIGHT (238) DWELLING UNITS AND ACCESSORY PARKING GARAGE AS PER APPROVED PLANS. BUILDING TO UTILIZE VERTICAL AND HORIZONTAL SEPARATIONS TO CREATE THREE (3) SEPARATE BUILDINGS WITH THREE (3) DIFFERENT CONSTRUCTION TYPES (1ST FLOOR - TYPE IA, BLDG 1 2ND THROUGH 6TH FLOORS - TYPE IIIA & BLDG 2 2ND THROUGH 5TH FLOORS - TYPE VA). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING LOCATED WITHIN THE ZONE AE SFHA AND TO INCLUDE WET FLOODPROOFING WITH FLOOD OPENINGS. ELEVATION CERTIFICATE REQUIRED TO BE SUBMITTED TO FIELD INSPECTOR UPON COMPLETION OF FIRST FLOOR. SEE SP-2020-000534 FOR SITE-WORK APPROVAL. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 11/4/22 AMEND NEW CONSTRUCTION PERMIT CP-2020-004769 FOR CHANGES TO FLOOR LAYOUTS THROUGHOUT THE BUILDING AND AN INCREASE IN TOTAL NUMBER OF UNITS TO TWO HUNDRED FORTY-SEVEN (247) DWELLING UNITS AS PER APPROVED PLANS. AMENDMENT APPROVED 6/23/23 AMEND NEW CONSTRUCTION PERMIT CP-2020-004769 TO FIT-OUT RESIDENTIAL AMENITY SPACES AS PER APPROVED PLANS."},{"number":"CP-2020-004758","date":"2021-12-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-19","scope":"NEW CONSTRUCTION OF A SIX (6) STORY STRUCTURE (SOUTH BUILDING) TO INCLUDE VACANT COMMERCIAL SPACES (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY), TWO HUNDRED FORTY-THREE (243) DWELLING UNITS AND ACCESSORY PARKING GARAGE AS PER APPROVED PLANS. BUILDING TO UTILIZE VERTICAL AND HORIZONTAL SEPARATIONS TO CREATE THREE (3) SEPARATE BUILDINGS WITH THREE (3) DIFFERENT CONSTRUCTION TYPES (1ST FLOOR - TYPE IA, BLDG 1 2ND THROUGH 6TH FLOORS - TYPE IIIA & BLDG 2 2ND THROUGH 5TH FLOORS - TYPE VA). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING LOCATED WITHIN THE ZONE AE SFHA AND TO INCLUDE WET FLOODPROOFING WITH FLOOD OPENINGS. ELEVATION CERTIFICATE REQUIRED TO BE SUBMITTED TO FIELD INSPECTOR UPON COMPLETION OF FIRST FLOOR. SEE SP-2020-000534 FOR SITE-WORK APPROVAL. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 11/4/22 AMEND NEW CONSTRUCTION PERMIT CP-2020-004758 FOR CHANGES TO FLOOR LAYOUTS THROUGHOUT THE BUILDING AND A DECREASE IN TOTAL NUMBER OF UNITS TO TWO HUNDRED TWENTY-THREE (223) DWELLING UNITS AS PER APPROVED PLANS. AMENDMENT APPROVED 6/23/23 AMEND NEW CONSTRUCTION PERMIT CP-2020-004758 TO FIT-OUT RESIDENTIAL AMENITY SPACES AS PER APPROVED PLANS."},{"number":"ZP-2022-001459","date":"2022-05-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) DETACHED STRUCTURES (NORTH BUILDING AND SOUTH BUILDING) WITH INCREASE GROSS FLOOR AREA FROM PREVIOUSLY APPROVED ZONING PERMIT, ZP-2020-001850. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT (6/27/2024) TO ADD A ROOF DECK (WITH A POOL) TO THE SOUTH BUILDING. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT (7/16/2024) TO ADD TWO (2) ACCESSORY SURFACE PARKING SPACES. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2022-003250","date":"2022-05-06","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-09-02","scope":"TANK REMOVAL PERMIT - REMOVE (2) TWO UNDERGROUND STORAGE TANKS (UST) . The removal must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP)."},{"number":"GP-2022-007186","date":"2022-09-09","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-03-14","scope":"TANK REMOVAL PERMIT - REMOVE ONE (1) UNDERGROUND STORAGE TANKS (UST) . The removal must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP)."},{"number":"EP-2022-004925","date":"2022-11-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-25","scope":"ALL ELECTRICAL WORK FOR NON HI-RISE WOOD FRAME APARTMENTS/MULTI FAMILY NEW HIGH VOLTAGE DISTRUBTION BACKUP GENERATOR ENTIRE ELECTRICAL INSTALLATION THROUGHOUT BUILDING ON SOUTH SIDE AS PER 2017 NEC INSTALL FIRE ALARM AS PER 2016 NFPA 72 INCLUDES TEMPORARY WIRING"},{"number":"PP-2023-002071","date":"2023-02-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-08","scope":"Reissuance of Combo Plumbing permit PP-2020-15869 SITE PREPARATION WORK TO INCLUDE INSTALLATION OF NEW RIP RAP BULKHEADS AND PLACEMENT OF FILL ALONG WITH CONSTRUCTION OF DRIVEWAYS AND PEDESTRIAN WALKWAYS FOR FUTURE CONSTRUCTION OF MIXED USE BUILDINGS (UNDER SEPARATE PERMIT) AS PER APPROVED PLANS. WORK TO COMPLY WITH 2018 IBC AND ASCE 24-14. SOUTHERN PORTION OF BULKHEADS TO BE COMPLETED LATER UNDER A SEPARATE PERMIT. **NO BUILDING CONSTRUCTION ON THIS PERMIT AND SEPARATE PERMIT REQUIRED FOR CONSTRUCTION/INSTALLATION OF ADDITIONAL ACCESSORY STRUCTURES** **************Permit changes include the addition of (1) 4\" sanitary lateral servicing a future grease interceptor. ****************"},{"number":"PP-2023-000825","date":"2023-02-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-19","scope":"INSTALL 224 WASHING MACHINE BOXES, 225 KITCHEN SINKS, 22 FLOOR DRAINS, 1 BASCKFLOW PREVENTER, 2 GREASE INTERCEPTOR, 3 SUMP PUMPS, 1 MOP SINK, 61 PLANTER DRAINS, 25 HOSE BIBBS, 14 INDIRECT WASTE RECEPTORS, 2 HAIR INTERCEPTORS, 104 ROOF DRAINS, 64 DECK DRAINS, 403 LAVATORIES, 317 WATER CLOSETS, 312 SHOWER/TUBS, 1 BOOSTER PUMP, 2 DOG WASHING STATIONS AND 27 TRENCH DRAINS ACCORDING TO THE 2018 PPC."},{"number":"FP-2022-003317","date":"2023-03-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-19","scope":"FOR THE INSTALLATION OF A NEW AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A SIX (6) STORY STRUCTURE WITH DRY SPRINKLER SYSTEM THROUGHOUT THE INTERIOR PARKING GARAGE IN ACCORDANCE WITH NFPA 13. FOR THE INSTALLATION OF CLASS 1 MANUAL WET STANDPIPES IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. SYSTEMS TO BE SERVED BY A SIX (6) INCH FIRE SERVICE LINE, A SIX (6) INCH BACKFLOW PREVENTION DEVICE, AND A FIRE PUMP INSTALLED IN A COMPLIANT FIRE PUMP ROOM AND 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-2020-004758 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2022-003718","date":"2023-06-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-16","scope":"FOR 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-2022-004926","date":"2023-06-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-01","scope":"NORTH SIDE BUILDING ELECTRICAL SERVICE AND TEMPORARY SERVICE &DEVICES . WIRING OF EM.GENERATOR W/ ATS SWITCH, WIRING OF ALL UNITS . INSTALLATION OF RESCUE ASSISTANCE SYSTEM,ALL MECHANICAL EQUIPMENT . INSTALL FIRE ALARM SYSTEM. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **(SEPARATE ELECTRICAL PERMITS REQ'D FOR RETAIL& AMENITY FITOUTS)**"},{"number":"EP-2023-007032","date":"2023-08-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-21","scope":"Furnish & Install 76 Category 6 Cables / Install Fiber Optic Cabling / Install Security & A/V Systems as per 2017 nec"},{"number":"EP-2023-007029","date":"2023-08-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-06","scope":"Furnish & Install 86 Category 6 Cables / Install Fiber Optic Cabling / Install Security & A/V Systems as per 2017 nec"},{"number":"PP-2023-006020","date":"2023-08-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-12","scope":"Install of underground sanitary and storm. Install of above ground and inwall san, storm and domestic water. Install of unit plumbing fixtures and hot water heaters."},{"number":"ZP-2023-011488","date":"2023-11-08","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-09","scope":"FOR THE ERECTION OF SIGNS ACCESSORY TO THE RESIDENTIAL & COMMERCIAL SPACES (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) IN TWO (2) DETACHED STRUCTURES. SIZE AND LOCATION AS SHOWN IN THE PLAN/DOCUMENTS."},{"number":"FP-2023-002315","date":"2023-12-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-12","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM INCLUDING SPRINKLER DESIGNED PER NFPA 13 STANDARD AND STANDPIPES DESIGNED PER NFPA 14 STANDARDS AS PER PLANS. ALL SERVED BY A 6 INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTOR AND A FIRE PUMP AS SHOWN ON PLANS."},{"number":"ZP-2024-001188","date":"2024-03-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"MP-2023-004457","date":"2024-03-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-05","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL KITCHEN HOOD AND NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION. *AMENDMENT 11/19/24 FOR MODIFICATION TO HVAC SYSTEMS, DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS.*"},{"number":"CP-2023-005164","date":"2024-03-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-05","scope":"FOR THE INITIAL TENANT FIT-OUT. FOR USE AS A MERCANTILE OCCUPANCY (GROCERY STORE). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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. AMENDED AS OF 12/3/24: TO UPDATE THE FLOOR LAYOUT, THE FIXTURES, AND THE FINISHES, AND TO INCLUDE A NEW PARTIAL SLAB ON GRADE AND SUPPORTS FOR MECHANICAL APPLIANCES. SIZE AND LOCATION AS SHOWN IN THE AMENDED PLANS."},{"number":"EP-2023-009726","date":"2024-03-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-09","scope":"AMENDMENT: Install 1000A 480/277V Service Rated Enclosed Circuit Breaker inline with existing service conductors as per 2017 NEC. AMENDMENT: Change to layout of work area (same area/ reduction) Electrical revisions to coordinate with fixture plan and proto updates. INSTALL A 1200 AMP FEEDER FROM THE LANDLORD MSB, INSTALL A 1200AMP 277/480V/ 3 PHASE MDP. INSTALL PANELS, FEEDERS, & 400 AMP CAMLOCK GENERATOR TAP BOX. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS & LIGHTNG CONTROLS. INSTALL RECEPTACLE, WIREMOLD, CONDUITS, BOXES, & PULL STRINGS FOR LOW VOLTAGE. PROVIDE POWER FOR THE MECHANICAL, HVAC, & REFRIGERATION EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK. **"},{"number":"ZP-2024-004228","date":"2024-05-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-27","scope":"FOR THE INSTALLATION OF A PUBLIC ART (STATUE); SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2024-002366","date":"2024-05-09","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-10-09","scope":"FOR THE ERECTION OF ONE (1) DOUBLE-FACED PROJECTING SIGN, TWO (2) WALL SIGNS, AND TWO (2) HANGING CABINET SIGNS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"MP-2024-001117","date":"2024-05-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-10","scope":"INSTALLATION OF NEW HVAC AND FUEL GAS PIPING SYSTEMS IN A NEW CONSTRUCTION MIXED USE BUILDING AS PER APPROVED PLANS. WORK TO INCLUDE GARAGE VENTILATION SYSTEM PER DEPARTMENT OF PUBLIC HEALTH PERMIT IP24-000091. *2018 IMC REVIEW*"},{"number":"GP-2024-005142","date":"2024-06-18","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-01-24","scope":"FOR THE ERECTION OF A DOUBLE-FACE ILLUMINATED FREE-STANDING SIGN AS PER APPROVED PLANS."},{"number":"SP-2024-000835","date":"2024-08-23","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-01-12","scope":"FOR CONSTRUCTION OF FOUNDATION ONLY FOR ART SCUPTURE AT PUBLIC PLAZA ADJACENT TO NORTH BUILDING."},{"number":"PP-2023-013926","date":"2024-09-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-05","scope":"Plumbing per plans AMENDMENT REQUEST 11/14/2024 - Change to layout of work area (same area/reduction) Revised gas piping sizes per 2 psi pressure system, added gas pressure regulators, revised floor sinks to hub drains, revised sewer layout to coordinated with shell building, updated layout to coordinate with fixture plan and proto updates."},{"number":"CP-2024-003821","date":"2024-10-03","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-27","scope":"INSTALLATION OF ART SCULPTURE ON PREVIOUSLY APPROVED FOUNDATIONS (SEE PERMIT SP-2024-000835) AS PER APPROVED PLANS. *2018 IBC REVIEW*"},{"number":"EP-2024-010057","date":"2024-10-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-02","scope":"Installation of new fire alarm system as per 2016 NFPA 72. New system will be interconnected to existing building system."},{"number":"ZP-2025-000502","date":"2025-03-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2025-001536","date":"2025-04-02","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-23","scope":"FOR THE ERECTION OF ACCESSORY SIGNS TO AN EXISTING STRUCTURE; SIZE AND LOCATION AS PER APPLICATION/PLAN"},{"number":"GP-2025-002194","date":"2025-04-10","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-10-09","scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED FREESTANDING SIGN. 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, INCLUDING ALL ELECTRICAL WORK."},{"number":"EP-2025-003148","date":"2025-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-21","scope":"Connect five (5) statically illuminated “Sprouts Farmers Market” wall signs with illuminated channel letters to existing 120-v junction box power supplies already in place in walls, per plans. We are not running any new wiring or conduit, just connecting to the existing power supplies per plans. Connect one (1) statically illuminated LED “Sprouts Farmers Market” monument sign to existing 120-v junction box power supply already in place in monument, per plans. We are not running any new wiring or conduit, just connecting to the existing power supply per plans. Sign permits GP-2025-002950 and ZP-2025-001536. There is no interior wiring for this job, the interior wiring is already complete and was provided by others. We are not running any new wire, the wire is already in place, just connecting the signs to wiring already in place in the building and pylon."},{"number":"FP-2025-000794","date":"2025-04-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-05","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 4.0 gallon kitchen Fire Suppression System, per UL 300"},{"number":"GP-2025-002950","date":"2025-05-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-05-23","scope":"FOR THE ERECTION OF FIVE (5) ACCESSORY STATIC INTERNALLY ILLUMINATED WALL SIGNS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2025-001536 FOR ZONING APPROVAL."},{"number":"CP-2025-001204","date":"2025-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-03-04","scope":"FIT-OUT OF SHELL SPACE SR-3 ON THE GROUND FLOOR OF A NEW CONSTRUCTION BUILDING (SOUTH BUILDING, SEE PERMIT CP-2020-004758) FOR A SIT-DOWN RESTAURANT AS PER APPROVED PLANS. SEE NEW CONSTRUCTION PERMIT FOR FLOOD PROTECTION MEASURES. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"FP-2025-001299","date":"2025-06-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-04","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. MK FIRE PROTECTION TO RELOCATE 25 SPRINKLER HEADS"},{"number":"FP-2025-002039","date":"2025-10-03","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 FS #1 Tank FS (4.0/4.0/4.0 gallon) - Fire Cabinet Left - [covering 2 hoods]"},{"number":"EP-2025-006659","date":"2025-10-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-24","scope":"AMENDMENT: Install fire alarm as per 2016 NFPA 72. Electrical work to include: Upgrade 400 amp MDP to a 600 amp MDP from existing switchgear. Install receptacles, lighting, kitchen cooking equipment power, HVAC, and low voltage work as per 2017 NEC. ***FIRE ALARM WILL BE APPLIED FOR UNDER SEPARATE PERMIT***"},{"number":"FP-2025-002070","date":"2025-10-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-04","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. MK FIRE PROTECTION TO RELOCATE 54 SPRINKLER HEADS"},{"number":"ZP-2025-012135","date":"2026-01-09","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF ONE (1) ILLUMINATED PROJECTING SIGN AND TWO (2) DOOR SIGNS ON EXISTING STRUCTURE (SIGNS DO NOT FACE A PUBLIC STREET). SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2026-001196","date":"2026-03-05","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-03-17","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED ACCESSORY PROJECTING SIGN AND TWO (2) DOOR SIGNS ON EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"0968197","type":"Rental","status":"Active","businessName":"Riverview Property Owner LLC (Rivermark Northern Liberties)","legalName":"Riverview Property Owner LLC","address":"501 N CHRISTOPHER COLUMBUS BLVD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":470,"issuedDate":"2024-12-23","latestIssueDate":"2025-12-23","expirationDate":"2026-12-22","inactiveDate":null},{"number":"0980939","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"Sprouts Farmer's Market, Inc.  (Sprouts Farmers Market )","legalName":"Sprouts Farmer's Market, Inc. ","address":"501 N CHRISTOPHER COLUMBUS BLVD","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2025-06-06","latestIssueDate":"2026-05-11","expirationDate":"2027-06-05","inactiveDate":null},{"number":"0981391","type":"Food Preparing and Serving","status":"Active","businessName":"Lwin Family Co LLC (Oumi Sushi)","legalName":"Lwin Family Co LLC","address":"501 N CHRISTOPHER COLUMBUS BLVD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-06-11","latestIssueDate":"2026-05-08","expirationDate":"2027-06-10","inactiveDate":null},{"number":"1001337","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"4B Ventures LLC (Lucky Duck PHL)","legalName":"4B Ventures LLC","address":"501 N CHRISTOPHER COLUMBUS BLVD","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-03-06","latestIssueDate":"2026-03-06","expirationDate":"2027-03-05","inactiveDate":null}],"licenseActivity":[{"number":"1001337","type":"Food Preparing and Serving (30+ SEATS)","businessName":"4B Ventures LLC (Lucky Duck PHL)","legalName":"4B Ventures LLC","issuedDate":"2026-03-06","latestIssueDate":"2026-03-06","closureDate":null,"expirationDate":"2027-03-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0981391","type":"Food Preparing and Serving","businessName":"Lwin Family Co LLC (Oumi Sushi)","legalName":"Lwin Family Co LLC","issuedDate":"2025-06-11","latestIssueDate":"2026-05-08","closureDate":null,"expirationDate":"2027-06-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0980939","type":"Food Establishment, Retail Perm Location (Large)","businessName":"Sprouts Farmer's Market, Inc.  (Sprouts Farmers Market )","legalName":"Sprouts Farmer's Market, Inc. ","issuedDate":"2025-06-06","latestIssueDate":"2026-05-11","closureDate":null,"expirationDate":"2027-06-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0968197","type":"Rental","businessName":"Riverview Property Owner LLC (Rivermark Northern Liberties)","legalName":"Riverview Property Owner LLC","issuedDate":"2024-12-23","latestIssueDate":"2025-12-23","closureDate":null,"expirationDate":"2026-12-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","units":470,"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":["3 open L&I violations","failed L&I inspection activity in 2021, 2026"],"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":["10 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":"2 permits not marked completed: GP-2024-005142 (Expired), FP-2025-002039 (Issued). 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":"violations","level":"attention","title":"3 open L&I violations","finding":"16 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (1420 SPRING HILL ROAD, MC LEAN VA, 22102).","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 20, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"15 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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/"}],"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/"}]}