{"asOf":"2026-07-26T12:18:16.542Z","block":"100-199 N 10TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-n-10th-st","address":"146 N 10TH ST","parcelNumber":"881000552","source":"https://property.phila.gov/?p=881000552","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"804","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"MEI NU ZHAO","coOwner":"ESTATE OF LAW KIT FON  DECEASED","marketValue":1131400,"landAssessment":113100,"improvementAssessment":1018300,"livableArea":9288,"yearBuilt":1930,"lastSale":{"price":1,"date":"2024-01-24T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-029142","date":"2022-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-029152","date":"2022-04-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-029129","date":"2022-04-29","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-029132","date":"2022-04-29","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-029133","date":"2022-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-029135","date":"2022-04-29","code":"F-604.3.1","title":"LABELING\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-029136","date":"2022-04-29","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-052490","date":"2022-07-21","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-03-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-092497","date":"2025-11-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-092498","date":"2025-11-25","code":"F-1104.30","title":"OCCUPANT LOAD SIGN\n","status":"COMPLIED","resolutionDate":"2026-05-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-025657","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-29","completedDate":"2022-07-01","violations":[{"number":"VI-2022-029142","date":"2022-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-029152","date":"2022-04-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-029129","date":"2022-04-29","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-029132","date":"2022-04-29","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-029133","date":"2022-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-029135","date":"2022-04-29","code":"F-604.3.1","title":"LABELING\n","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-029136","date":"2022-04-29","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-072210","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-07-21","completedDate":"2023-03-06","violations":[{"number":"VI-2022-052490","date":"2022-07-21","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-03-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-127846","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-25","completedDate":"2026-05-15","violations":[{"number":"VI-2025-092497","date":"2025-11-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-092498","date":"2025-11-25","code":"F-1104.30","title":"OCCUPANT LOAD SIGN\n","status":"COMPLIED","resolutionDate":"2026-05-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":8,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-025657","date":"2022-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025657","date":"2022-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025657","date":"2022-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025657","date":"2022-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025657","date":"2022-07-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-072210","date":"2022-07-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-072210","date":"2023-03-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-127846","date":"2025-11-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-127846","date":"2026-05-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":5,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95498296470242,"lng":-75.15623754911898,"geom":{"type":"Polygon","coordinates":[[[-75.156087236,39.954931621],[-75.156392365,39.954959435],[-75.156374001,39.955039407],[-75.156071628,39.954999609],[-75.156087236,39.954931621]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-014407","type":"Fire Escape Report","inspectionDate":"2017-06-22","result":"Safe","expirationDate":"2022-06-22","buildingId":"1537244"},{"number":"BC-2022-006324","type":"Special Hazards Certification","inspectionDate":"2022-05-11","result":"Certified","expirationDate":"2023-05-11","buildingId":"1537244"},{"number":"BC-2022-008400","type":"Sprinkler Certification","inspectionDate":"2022-06-10","result":"Certified","expirationDate":"2023-06-10","buildingId":"1537244"},{"number":"BC-2022-008042","type":"Sprinkler Certification","inspectionDate":"2022-06-10","result":"Certified","expirationDate":"2023-06-10","buildingId":"1537244"},{"number":"BC-2023-004372","type":"Fire Escape Report","inspectionDate":"2023-01-18","result":"Safe","expirationDate":"2028-01-18","buildingId":"1537244"},{"number":"BC-2023-010150","type":"Special Hazards Certification","inspectionDate":"2023-05-11","result":"Certified","expirationDate":"2024-05-11","buildingId":"1537244"},{"number":"BC-2023-015114","type":"Sprinkler Certification","inspectionDate":"2023-05-25","result":"Certified","expirationDate":"2024-05-25","buildingId":"1537244"},{"number":"BC-2024-015121","type":"Sprinkler Certification","inspectionDate":"2024-03-04","result":"Certified","expirationDate":"2025-03-04","buildingId":"1537244"},{"number":"BC-2025-011746","type":"Sprinkler Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1537244"},{"number":"BC-2025-010307","type":"Special Hazards Certification","inspectionDate":"2025-04-18","result":"Deficient","expirationDate":null,"buildingId":"1537244"},{"number":"BC-2025-025856","type":"Special Hazards Certification","inspectionDate":"2025-10-02","result":"Certified","expirationDate":"2026-10-02","buildingId":"1537244"},{"number":"BC-2026-013047","type":"Sprinkler Certification","inspectionDate":"2026-03-30","result":"Certified","expirationDate":"2027-03-30","buildingId":"1537244"},{"number":"BC-2026-011658","type":"Fire Alarm Certification","inspectionDate":"2026-04-17","result":"Certified","expirationDate":"2027-04-17","buildingId":"1537244"},{"number":"BC-2026-016532","type":"Special Hazards Certification","inspectionDate":"2026-05-29","result":"Certified","expirationDate":"2027-05-29","buildingId":"1537244"},{"number":"BC-2026-018432","type":"Sprinkler Certification","inspectionDate":"2026-06-26","result":"Certified","expirationDate":"2027-06-26","buildingId":"1537244"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":2357,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1003 WOOD ST 2ND FL, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1000000,"taxable":1000000,"land":300000,"improvement":700000,"taxableLand":300000,"taxableImprovement":700000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1000000,"taxable":300000,"land":300000,"improvement":700000,"taxableLand":300000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":700000},{"y":2027,"v":1131400,"taxable":113100,"land":113100,"improvement":1018300,"taxableLand":113100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1018300}],"taxNow":4199,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"768684","date":"2017-10-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-05","scope":"LEVEL II INTERIOR ALTERATIONS TO CREATE A TOTAL OF SIX (6) DWELLING IN THE THIRD AND FOURTH FLOOR LEVELS WITH A SINGLE, TWO (2) HOUR RATED INTERIOR EXIT ENCLOSURE AND EXISTING CERTIFIED FIRE ESCAPE AT THE EXTERIOR REAR. WORK INCLUDES NEW NON-LOAD BEARING AND SOUND/FIRE RATED PARTITIONS, FIRE DOORS, STEEL HEADERS AT FRONT CLOSET SPACE AND FINISHES THROUGHOUT. BUILDING SHALL BE FULLY SPRINKLERED PER NFPA 13 WITH SPRINKLER HEADS PROVIDED AT EXISTING PROPERTY LINE WINDOW OPENINGS - NO NEW OR MODIFIED OPENINGS ALLOWED ON SOUTH WALL; SEAPRATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"846645","date":"2018-02-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-25","scope":"ALTERATIONS: INTERIOR PLUMBING; 3RD & 4TH FLOOR DWELLING UNITS;MIXED-USE FOUR (4) STORY BUILDING; (6)FULL BATHS,(6) KTICHEN SINKS,(2)LAUNDRY SINK -THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004"},{"number":"845989","date":"2018-03-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-25","scope":"INSTALL HVAC SYSTEM FOR PREVIOUSLY APPROVED MULTI-FAMILY DWELLING INCLUDING STRUCTURAL STEEL DUNNAGE AT ROOF TO SUPPORT ROOFTOP EQUIPMENT PER APPROVED PLANS. SEPARATE PERMIT REQ'D FOR ANY ELECTRICAL WORK."},{"number":"ZP-2023-012398","date":"2023-12-18","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE THREE (3) LOTS (142 N 10TH ST, PARCEL A AND PARCEL B) FROM EXISTING TWO (2) OPA ACCOUNTS (146 N 10TH ST AND 142-44 N 10TH ST). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"EP-2024-009301","date":"2025-01-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-13","scope":"WIRE THROUGHOUT 6 DWELLING UNITS TO EXISTING 100 AMP AND 125 AMP PANELS. WIRING WAS DONE BY OTHERS THROUGHOUT EACH DWELLING UNITS. WE WILL LEGALIZE EXISTING WORK AND INSTALL OUTLETS, LIGHTING FIXTURES, 120-VOLT CO/SMOKE ALARMS, AND PROVIDE POWER FOR MECHANICAL & HVAC EQUIPMENT AS PER 2017 NEC."}],"storyTag":"New construction","storyDelta":0.17,"timeline":[{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"8 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Lot Line Relocation"},{"y":2024,"k":"sale","p":700000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"794158","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"CHUBBY CATTLE PHILADELPHIA, LLC","legalName":"CHUBBY CATTLE PHILADELPHIA, LLC ","address":"146 N 10TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-11-09","latestIssueDate":"2025-11-19","expirationDate":"2026-11-08","inactiveDate":null},{"number":"800671","type":"Dumpster License - Private Property","status":"Active","businessName":"CHUBBY CATTLE PHILADELPHIA, LLC","legalName":"CHUBBY CATTLE PHILADELPHIA, LLC","address":"146 N 10TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2019-01-25","latestIssueDate":"2019-01-25","expirationDate":null,"inactiveDate":null},{"number":"828312","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"CHUBBY CATTLE PHILADELPHIA, LLC","legalName":"CHUBBY CATTLE PHILADELPHIA, LLC ","address":"146 N 10TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-11-04","latestIssueDate":"2019-11-04","expirationDate":"2020-11-03","inactiveDate":"2021-01-02"},{"number":"0977757","type":"Rental","status":"Inactive","businessName":"KDV PROPERTIES LLC","legalName":"KDV PROPERTIES LLC","address":"146 N 10TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-05-02","latestIssueDate":"2025-05-02","expirationDate":"2026-05-01","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"0977757","type":"Rental","businessName":"KDV PROPERTIES LLC","legalName":"KDV PROPERTIES LLC","issuedDate":"2025-05-02","latestIssueDate":"2025-05-02","closureDate":"2026-06-29","expirationDate":"2026-05-01","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"800671","type":"Dumpster License - Private Property","businessName":"CHUBBY CATTLE PHILADELPHIA, LLC","legalName":"CHUBBY CATTLE PHILADELPHIA, LLC","issuedDate":"2019-01-25","latestIssueDate":"2019-01-25","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"794158","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CHUBBY CATTLE PHILADELPHIA, LLC","legalName":"CHUBBY CATTLE PHILADELPHIA, LLC ","issuedDate":"2018-11-09","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2026-11-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 15, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #828312: Inactive since Jan 2, 2021","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 10 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Jan 18, 2028; Special Hazards Certification: Certified through May 29, 2027; Sprinkler Certification: Certified through Jun 26, 2027; Fire Alarm Certification: Certified through Apr 17, 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/"}]}