{"asOf":"2026-07-29T16:26:09.097Z","block":"1100-1199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-frankford-ave","address":"1122 FRANKFORD AVE","parcelNumber":"881000344","source":"https://property.phila.gov/?p=881000344","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":"830","buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"1120-36 FRANKFORD DRIS LP","coOwner":null,"marketValue":32777100,"landAssessment":3277700,"improvementAssessment":29499400,"livableArea":123750,"yearBuilt":2024,"lastSale":{"price":1,"date":"2022-08-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-083739","date":"2023-10-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-020371","date":"2025-04-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020372","date":"2025-04-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020373","date":"2025-04-08","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020374","date":"2025-04-08","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2026-02-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-020375","date":"2025-04-08","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-111467","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-10-25","completedDate":null,"violations":[{"number":"VI-2023-083739","date":"2023-10-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-026912","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-04-08","completedDate":null,"violations":[{"number":"VI-2025-020371","date":"2025-04-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020372","date":"2025-04-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020373","date":"2025-04-08","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020374","date":"2025-04-08","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2026-02-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-020375","date":"2025-04-08","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2023-111467","date":"2023-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111467","date":"2024-02-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-026912","date":"2025-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026912","date":"2025-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026912","date":"2025-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026912","date":"2025-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026912","date":"2026-02-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96772430986645,"lng":-75.13478776999438,"geom":{"type":"Polygon","coordinates":[[[-75.13489183,39.967472778],[-75.135069033,39.967472093],[-75.135071443,39.96783072],[-75.134892289,39.967830362],[-75.134892261,39.967985113],[-75.134535147,39.967986049],[-75.13453476,39.967518898],[-75.134891675,39.967518168],[-75.13489183,39.967472778]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":5,"lotArea":23300,"zoning":"CMX2.5","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"Permit for use Sit-Down Restaurant in an existing attached structure with all other uses as previously approved. No sign on this permit.","status":"Scheduled","outcome":null,"date":"2025-04-24","number":"ZP-2025-003506","relatedPermit":"ZP-2025-003506"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception For the proposed use, Group Medical, Dental, Health Practitioner, within an existing structure.\n\nNo change to previously approved uses.","status":"Completed","outcome":"Granted with conditions","date":"2026-07-06","number":"ZP-2026-000810","relatedPermit":"ZP-2026-000810"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1993100,"taxable":1993100,"land":1993100,"improvement":0,"taxableLand":1993100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":15360000,"taxable":5400000,"land":3360000,"improvement":12000000,"taxableLand":3360000,"taxableImprovement":2040000,"exemptLand":0,"exemptImprovement":9960000},{"y":2025,"v":33600000,"taxable":3360000,"land":3360000,"improvement":30240000,"taxableLand":3360000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":30240000},{"y":2026,"v":33600000,"taxable":5880000,"land":3360000,"improvement":30240000,"taxableLand":3360000,"taxableImprovement":2520000,"exemptLand":0,"exemptImprovement":27720000},{"y":2027,"v":32777100,"taxable":8685923,"land":3277700,"improvement":29499400,"taxableLand":3277700,"taxableImprovement":5408223,"exemptLand":0,"exemptImprovement":24091177}],"taxNow":82308,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-014034","date":"2022-03-22","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOTLINES FROM SEVEN (7) LOTS [1120-28 FRANKFORD, 1130-32 FRANKFORD, 1113 DUNTON, 1134 FRANKFORD, 1136 FRANKFORD, 1123 DUNTON, 1138 FRANKFORD] TO ONE (1) LOT [PARCEL H]. SIZE AND LOCATION AS PER PLANS."},{"number":"ZP-2022-003994","date":"2022-04-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE ROOF DECK, ROOFTOP ACCESS STRUCTURES, AND GREEN ROOF INSTALLATION. THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION PRIOR TO ISSUE CERTIFICATE OF OCCUPANCY IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER'S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2022-010483","date":"2022-09-16","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR A VISITOR ACCOMODATIONS IN AN EXISTING STRUCTURE"},{"number":"CP-2022-004517","date":"2022-11-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-18","scope":"AMENDMENT IV: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #CP-2022-004517 TO DOCUMENT CHANGE IN DPRC-SI AMENDMENT III: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #CP-2022-004517 TO DOCUMENT PARTIAL CHANGE TO EXTERIOR FINISH AS SHOWN 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. AMENDMENT II: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #CP-2022-004517 TO DOCUMENT STRUCTURAL CHANGES TO STRUCTURE, TO INCLUDE THE FOLLOWING: FRAMING, FOUNDATION WORK INVOLVING UNDERPINNING AND SHORING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. AMENDMENT: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #CP-2022-004517 TO DOCUMENT CHANGE IN INTERIOR LAYOUT IN SEVERAL AREAS THROUGHOUT THE BUILDING WITH MINOR CHANGES TO STRUCTURAL COMPONENTS AS SHOWN PER APPROVED PLANS SEALED BY STRUCTURAL ENGINEER. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ORIGINAL: FOR THE ERECTION OF AN ATTACHED FIVE STORY STRUCTURE TO INCLUDE ROOF DECK, ROOFTOP ACCESS STRUCTURES, AND GREEN ROOF INSTALLATION. THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION PRIOR TO ISSUE CERTIFICATE OF OCCUPANCY IN FAVOR OF THE CITY. STRUCTURE FOR USE AS 107 HOUSEHOLD LIVING UNITS, TO INCLUDE VACANT GROUD FLOOR AND SECOND FLOOR COMMERCIAL SPACES AND THIRTY-EIGHT (38) ACCESSORY BICYCLE PARKING SPACES. SEPARATE USE PERMIT REQUIRED FOR VACANT COMMERCIAL SPACES. STRUCTURE COMPOSED OF TWO DIFFERENT CONSTRUCTION TYPES: TYPE 1A CONSTRUCTION FOR THE FIRST FLOOR LEVEL, WITH TYPE IIIA CONSTRUCTION FROM THE SECOND THROUGH FIFTH 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 CL"},{"number":"EP-2022-012585","date":"2022-12-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-29","scope":"Install new temporary 200 amp electrical service which includes (1) 100amp sub feeder for job trailer and (8) GFI receptacles as per 2017 nec"},{"number":"MP-2023-001281","date":"2023-04-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. USE. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-004888","date":"2023-04-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-18","scope":"Install new sanitary and storm services. CT, FAI, MD & 4\" WDP 2 - Sanitary (8\" & 10\") 2 - Storm (8\" & 10\")"},{"number":"PP-2023-003334","date":"2023-05-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-18","scope":"117 Water closet, 117 tub/shower, 117 lavatory sink, 107 kitchen sink, 107 laundry sink, 110 water heaters, 83 floor drain, 7 trench drain, 14 roof drain, 1 mop receptor, 4 sump pump/sewage ejector, 8 hose bib, 1 booster pump, 1 backflow"},{"number":"FP-2023-001132","date":"2023-08-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-18","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A SIX INCH FIRE SERVICE LINE, STANDPIPES AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"EP-2024-001435","date":"2024-04-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-12","scope":"Install new 4000 amp electrical service for apartments, commercial spaces, house, and fire pump per plans. Includes all interior wiring throughout: CATV wiring, new 37.5kva generator with transfer switches, lighting, receptacles, smoke/CO alarms, and power to equipment as per plans and 2017 NEC. Install fire alarm system per plans as per 2016 NFPA 72."},{"number":"ZP-2026-000979","date":"2026-02-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2026-000774","date":"2026-04-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION TO GROUP B BUSINESS AND PROFESSIONAL OFFICE WITHIN UNIT \"D\" AT THE 2ND FLOOR. EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. SEE ZP-2026-000979 FOR ASSOCIATED ZONING APPROVAL OF USE CHANGE."},{"number":"ZP-2026-000810","date":"2026-06-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"FP-2026-001445","date":"2026-07-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"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 3 sprinkler heads into a new ceiling"},{"number":"MP-2026-003808","date":"2026-07-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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":"ZP-2025-003506","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal filed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"280823","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DRISCOLL CONSTRUCTION CO INC","legalName":"DRISCOLL CONSTRUCTION CO INC","address":"1122 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-01-23","latestIssueDate":"2010-07-15","expirationDate":"2011-07-31","inactiveDate":null},{"number":"0975918","type":"Rental","status":"Active","businessName":"1120-36 Frankford Dev LLC","legalName":"1120-36 Frankford Dev LLC","address":"1122 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":107,"issuedDate":"2025-04-10","latestIssueDate":"2026-03-03","expirationDate":"2027-04-09","inactiveDate":null}],"licenseActivity":[{"number":"0975918","type":"Rental","businessName":"1120-36 Frankford Dev LLC","legalName":"1120-36 Frankford Dev LLC","issuedDate":"2025-04-10","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-04-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"280823","type":"Dumpster License - Private Property","businessName":"DRISCOLL CONSTRUCTION CO INC","legalName":"DRISCOLL CONSTRUCTION CO INC","issuedDate":"2003-01-23","latestIssueDate":"2010-07-15","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":107,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-003506: Scheduled; related permit ZP-2025-003506.","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":"4 permits not marked completed: CP-2026-000774 (Issued), FP-2026-001445 (Issued), MP-2026-003808 (Issued), ZP-2025-003506 (Denied).","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":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 27, 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":"5 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280823: Inactive","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 6 historical violations across 2 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/"}]}