{"asOf":"2026-07-25T18:39:21.788Z","block":"4200-4299 BALTIMORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-baltimore-ave","address":"4224-26 BALTIMORE AVE","parcelNumber":"881000843","source":"https://property.phila.gov/?p=881000843","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"830","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"CLARKMORE RESIDENTIAL LLC","coOwner":null,"marketValue":35102900,"landAssessment":3510200,"improvementAssessment":31592700,"livableArea":122500,"yearBuilt":2024,"lastSale":{"price":1,"date":"2021-03-31T04:00:00Z"},"openViolations":5,"violations":[{"number":"VI-2021-008797","date":"2021-02-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-008796","date":"2021-02-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-008798","date":"2021-02-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-028666","date":"2026-05-05","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-028665","date":"2026-05-05","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-028683","date":"2026-05-05","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2026-05-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-028667","date":"2026-05-05","code":"F-604.3.1","title":"LABELING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-028664","date":"2026-05-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2020-074296","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-21","completedDate":"2021-06-01","violations":[{"number":"VI-2021-008797","date":"2021-02-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-008796","date":"2021-02-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-008798","date":"2021-02-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-047237","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-05","completedDate":null,"violations":[{"number":"VI-2026-028666","date":"2026-05-05","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-028665","date":"2026-05-05","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-028683","date":"2026-05-05","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2026-05-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-028667","date":"2026-05-05","code":"F-604.3.1","title":"LABELING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-028664","date":"2026-05-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":3,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2020-074296","date":"2020-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074296","date":"2021-02-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074296","date":"2021-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074296","date":"2021-06-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-047237","date":"2026-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-047237","date":"2026-06-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94933515011385,"lng":-75.20855516874192,"geom":{"type":"Polygon","coordinates":[[[-75.208056631,39.949545615],[-75.208034909,39.949142047],[-75.208316881,39.949133029],[-75.208321854,39.949220686],[-75.208491366,39.949140297],[-75.208489214,39.949097032],[-75.209055487,39.949074984],[-75.209127524,39.949457776],[-75.208064301,39.949636781],[-75.208056631,39.949545615]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":6,"lotArea":46401,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"C/O THYLAN ASSOCIATES 805 3RD AVENUE, 10TH FL, NEW YORK NY, 10022","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use, Child Care Center, within an existing structure.\n\nNo changes to previously approved uses.","status":"Completed","outcome":"Withdrawn","date":"2025-05-13","number":"ZP-2024-012340","relatedPermit":"ZP-2024-012340"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":28200000,"taxable":2820000,"land":2820000,"improvement":25380000,"taxableLand":2820000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":25380000},{"y":2026,"v":28200000,"taxable":2820000,"land":2820000,"improvement":25380000,"taxableLand":2820000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":25380000},{"y":2027,"v":35102900,"taxable":3510200,"land":3510200,"improvement":31592700,"taxableLand":3510200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31592700}],"taxNow":39474,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"948913","date":"2019-05-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-25","scope":"FOR THE ERECTION OF A SIX (6) STORY ABOVE THE GRADE PLANE, DETACHED STRUCTURE,FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING ( 132 DWELLING UNITS) FROM 1ST FLOOR REAR THRU 6TH FLOORS WITH LEASING OFFICES AND TENANT AMENITIES, BUILDING STORAGE, AND PARKING USES IN A BASEMENT LEVEL.AND VACANT COMMERCIAL SPACES ON FIRST FLOOR FOR FUTURE RETAIL/RESTAURANT,( SEPARATE USE REGISTRATION AND FIT-OUT PERMIT REQUIRED PRIOR TO OCCUPANCY) WITH SIXTY(60) OFF-STREET PARKING SPACES WITH TWO(2) ACCESSIBLE PARKING SPACES , FIFTY(50) BICYCLE SPACES ON AN ACCESSIBLE ROUTE AND CREATION OF ONE(1) LOADING SPACE. CONSTRUCTION OF THE STRUCTRUES TYPE IA AT THE BASEMENT LEVEL AND FIRST FLOOR ABOVE THE BASEMENT LEVEL, WITH TYPE 3A CONSTRUCTION AT FLOORS 2-6 ABOVE. THE BUILDING IS FULLY SPRIKLERED PER NFPA 13. A FIRE WALL DIVIDES THE STRUCTURE INTO 2 HALVES, REFERRED TO AS BUILDING 1 ON THE EAST BUILDING 2 ON THE WEST. **SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, FIRE SUPPRESSION, AND STANDPIPE SYSTEM INSTALLATIONS. SEPARATE PERMIT FROM PA DEPT OF LABOR & INDUSTRY REQ'D FOR ELEVATOR INSTALLATIONS.** (IBC 2009 NEW CONSTRUCTION) AMENDMENT TO INCLUDE: *REVISED FIRE BARRIER WALL CONSTRUCTION AT PORTION OF STAIR TOWERS ABOVE PODIUM, WITHIN TYPE 3A CONSTRUCTION (2ND TO 6TH STORY), FROM A 2-HR CMU WALL TYPE TO A 2-HR PROTECTED WOOD FRAME WALL TYPE. *REVISED BUILDING PLAN LAYOUTS ON FLOORS WITH SAME OVERALL DWELLING UNIT COUNT. *REVISED ROOFTOP DECK AND GREEN ROOF LAYOUT. *RELOCATED GENERATOR *REVISED GARAGE PLAN TO INCREASE OPENINGS FOR MECHANICAL GARAGE VENTILATION PURPOSES."},{"number":"PP-2021-011185","date":"2021-08-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-30","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2022-007370","date":"2022-08-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-07","scope":"Temporary Power during construction Areal 200 Amp Single Phase 120/240V as per 2017 nec"},{"number":"PP-2022-016138","date":"2023-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-25","scope":"***INTERIOR PLUMBING ONLY, NO EXTERIOR WORK*** Install water and waste piping for 132 units per plumbing plans Install all rain water piping in building"},{"number":"FP-2023-001148","date":"2023-05-22","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-12","scope":"Rough-In Permit for FP-2023-001133 INSTALLTION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13/13 (RESIDENTIAL)"},{"number":"FP-2023-001133","date":"2023-09-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-25","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH EIGHT (8) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MIXED-USE NEW CONSTRUCTION. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14. FIRE PUMP TO BE INSTALLED PER NFPA 20. Amendment to change the fire pump to a 500 gpm @ 40 psi."},{"number":"EP-2023-008575","date":"2023-09-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-10-24","scope":"Rough-In Permit for EP-2023-008445 Install new electric service, rough in building and units through out with new wiring for outlets, switches, disconnects and CO detectors AS PER NEC 2017"},{"number":"EP-2023-008445","date":"2023-10-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-18","scope":"Install new electric service, switchgear SWBA, substation SWBB, substation SWBC, (132) 125 amp sub panels for apartments, 225 amp EMERGENCY ATS, vanilla box wiring for (3) commercial spaces, disconnect and power wiring for elevators, tele/data wiring, emergency/exit lighting, provide wiring for emergency generator, rough in building and units through out with new wiring for outlets, switches, lighting, disconnects, and smoke/CO alarms as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2023-003750","date":"2024-01-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-25","scope":"For installation of HVAC system as per approved plans."},{"number":"GP-2024-010845","date":"2025-01-27","work":"Retaining Wall","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-02-13","scope":"Installation of a retaining wall on the south end of the property."},{"number":"ZP-2024-012340","date":"2025-05-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2025-05-15","scope":"Child Care - Child Care Center"},{"number":"CP-2024-005262","date":"2025-05-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-25","scope":"FOR CHANGE OF OCCUPANCY AT SPACE A TO CHILD CARE CENTER AND LEVEL II ALTERATIONS TO INCLUDE ADA RAMP, NEW PARTITIONS, FIXTURES, FURNISHINGS FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *2018 IEBC*"},{"number":"MP-2025-003672","date":"2025-09-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-02-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"EP-2025-009800","date":"2025-10-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-06","scope":"Wire new commercial space for TLE daycare ,fire alarm . Existing service to remain with additional 600 amp sub panel . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. -NOTED :DOORSWING TO ELECTRICAL RM CHANGED AND PANIC HARDWARE ADDED-"},{"number":"PP-2025-013533","date":"2025-12-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-25","scope":"INTERIOR ALTERATIONS TO DAYCARE. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL PIPING UTILIZED SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. DEVIATION OF THIS APPROVED PERMIT WILL RESULT IN STOP-WORK AND REVOCIFICATION OF THIS PERMIT."},{"number":"FP-2025-002341","date":"2025-12-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-02-20","scope":"FOR AN ALTERATION TO AN EXISTING FIRES SUPPRESSION SYSTEM. FOR THE RELOACTION OF SPINKLER HEADS AS PER APPROVED PLANS. **ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**"},{"number":"GP-2025-010317","date":"2026-02-20","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED CHANNEL LETTER FLAT WALL SIGN (46 ¼” H X 127\" W) FOR A CHILD CARE CENTER ON THE FIRST FLOOR OF AN EXISTING STRUCTURE AS PER PLANS, **SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Retaining Wall"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"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 Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"216538","type":"Rental","status":"Inactive","businessName":"WOMEN AGAINST ABUSE INC","legalName":"WOMEN AGAINST ABUSE INC","address":"4224-26 BALTIMORE AVE","revenueCode":"3202","rentalCategory":null,"units":13,"issuedDate":"2004-10-27","latestIssueDate":"2007-04-11","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"310275","type":"Food Preparing and Serving","status":"Inactive","businessName":"WOMEN AGAINST ABUSE","legalName":"WOMEN AGAINST ABUSE","address":"4224-26 BALTIMORE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-03-19","latestIssueDate":"2007-03-26","expirationDate":"2009-04-30","inactiveDate":null},{"number":"0961403","type":"Rental","status":"Active","businessName":"Clarkmore Residential LP","legalName":"Clarkmore Residential LP","address":"4224-26 BALTIMORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":132,"issuedDate":"2024-09-18","latestIssueDate":"2025-08-22","expirationDate":"2026-09-17","inactiveDate":null},{"number":"1004091","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Bright Beginnings Learning LLC (The Learning Experience Baltimore Ave)","legalName":"Bright Beginnings Learning LLC","address":"4224-26 BALTIMORE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-04-08","latestIssueDate":"2026-04-08","expirationDate":"2027-04-07","inactiveDate":null}],"licenseActivity":[{"number":"1004091","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Bright Beginnings Learning LLC (The Learning Experience Baltimore Ave)","legalName":"Bright Beginnings Learning LLC","issuedDate":"2026-04-08","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0961403","type":"Rental","businessName":"Clarkmore Residential LP","legalName":"Clarkmore Residential LP","issuedDate":"2024-09-18","latestIssueDate":"2025-08-22","closureDate":null,"expirationDate":"2026-09-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"310275","type":"Food Preparing and Serving","businessName":"WOMEN AGAINST ABUSE","legalName":"WOMEN AGAINST ABUSE","issuedDate":"2005-03-19","latestIssueDate":"2007-03-26","closureDate":"2009-04-30","expirationDate":"2009-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"216538","type":"Rental","businessName":"WOMEN AGAINST ABUSE INC","legalName":"WOMEN AGAINST ABUSE INC","issuedDate":"2004-10-27","latestIssueDate":"2007-04-11","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":132,"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":["5 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":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-012340: Completed · Withdrawn; related permit ZP-2024-012340.","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: EP-2023-008575 (Expired), GP-2025-010317 (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":"5 open L&I violations","finding":"8 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 (C/O THYLAN ASSOCIATES 805 3RD AVENUE, 10TH FL, NEW YORK NY, 10022).","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":"5 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 26, 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":"7 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":"Food Preparing and Serving #310275: 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/"}],"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/"}]}