{"asOf":"2026-07-25T02:23:22.181Z","block":"3000-3099 E THOMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/3000-3099-e-thompson-st","address":"3016-20 E THOMPSON ST","parcelNumber":"881000868","source":"https://property.phila.gov/?p=881000868","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LD0","buildingCodeNew":"804","buildingClass":"IND SHOP MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"VICTORY ESTATE LLC","coOwner":null,"marketValue":2133900,"landAssessment":213300,"improvementAssessment":1920600,"livableArea":10730,"yearBuilt":1915,"lastSale":{"price":1350000,"date":"2022-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-013631","date":"2020-06-26","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2021-06-04","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-035200","date":"2021-06-04","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-079288","date":"2024-09-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-11-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-079292","date":"2024-09-18","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2024-11-20","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-093446","date":"2024-11-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-026785","date":"2025-04-30","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-026786","date":"2025-04-30","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-049253","date":"2025-07-08","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-03-20","resolution":"COMPLIED - 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OWNER REPAIR"}]},{"number":"CF-2024-103299","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-09-18","completedDate":"2024-11-20","violations":[{"number":"VI-2024-079288","date":"2024-09-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-11-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-103307","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-09-18","completedDate":"2024-11-20","violations":[{"number":"VI-2024-079292","date":"2024-09-18","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2024-11-20","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-121053","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-18","completedDate":"2025-01-13","violations":[{"number":"VI-2024-093446","date":"2024-11-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-01-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-035525","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2025-04-30","completedDate":null,"violations":[{"number":"VI-2025-026785","date":"2025-04-30","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-026786","date":"2025-04-30","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-066620","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-07-08","completedDate":null,"violations":[{"number":"VI-2025-049253","date":"2025-07-08","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-116011","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-21","completedDate":"2026-03-09","violations":[{"number":"VI-2025-083326","date":"2025-10-21","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-083323","date":"2025-10-21","code":"F-311.3","title":"REMOVAL OF COMBUSTIBLES\n","status":"COMPLIED","resolutionDate":"2026-03-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-083322","date":"2025-10-21","code":"PM15-403.5","title":"VENTILATION- DRYER EXHAUST","status":"COMPLIED","resolutionDate":"2026-03-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-083327","date":"2025-10-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-083330","date":"2025-10-21","code":"PM15-308.3.1","title":"GARBAGE STORAGE","status":"COMPLIED","resolutionDate":"2026-03-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-121087","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2025-11-04","completedDate":"2026-01-14","violations":[{"number":"VI-2025-087302","date":"2025-11-04","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-008181","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-29","completedDate":"2026-04-29","violations":[{"number":"VI-2026-005949","date":"2026-02-02","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-04-29","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":9,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-031557","date":"2020-06-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-031557","date":"2021-01-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-047955","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-031557","date":"2021-06-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-047955","date":"2023-07-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-103299","date":"2024-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-103307","date":"2024-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-103299","date":"2024-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-121053","date":"2024-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-103299","date":"2024-11-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-103307","date":"2024-11-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-121053","date":"2025-01-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-035525","date":"2025-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035525","date":"2025-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035525","date":"2025-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-066620","date":"2025-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035525","date":"2025-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-066620","date":"2025-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116011","date":"2025-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035525","date":"2025-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121087","date":"2025-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-066620","date":"2025-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-066620","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121087","date":"2026-01-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-008181","date":"2026-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116011","date":"2026-03-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-008181","date":"2026-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035525","date":"2026-03-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-008181","date":"2026-04-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":4,"passes":2},{"y":2025,"fails":11,"passes":1},{"y":2026,"fails":2,"passes":4}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98290978941782,"lng":-75.10704534003773,"geom":{"type":"Polygon","coordinates":[[[-75.106982873,39.982946064],[-75.106835817,39.982782717],[-75.106966457,39.982715814],[-75.107254269,39.983035833],[-75.107123696,39.98310427],[-75.106982873,39.982946064]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-003824","type":"Sprinkler Certification","inspectionDate":"2025-10-28","result":"Certified","expirationDate":"2026-10-28","buildingId":"1057096"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":6346,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1259 49TH STREET, BROOKLYN NY, 11219","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR ERECTION OF TWO-STORY REAR ADDITION ABOVE THE EXISTING ONE-STORY PORTION AND ERECTION OF ROOF DECK ABOVE THE EXISTING ONE-STORY REAR PORTION OF ROOF ACCESS FROM REAR SECOND FLOOR (ROOF DECK FOR RESIDENTIAL USE ONLY). SIZE AND LOC","status":"Completed","outcome":"Granted","date":"2022-03-21","number":"ZP-2021-011508","relatedPermit":"ZP-2021-011508"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":2095300,"taxable":834301,"land":209530,"improvement":1885770,"taxableLand":209530,"taxableImprovement":624771,"exemptLand":0,"exemptImprovement":1260999},{"y":2026,"v":2095300,"taxable":834301,"land":209530,"improvement":1885770,"taxableLand":209530,"taxableImprovement":624771,"exemptLand":0,"exemptImprovement":1260999},{"y":2027,"v":2133900,"taxable":849610,"land":213300,"improvement":1920600,"taxableLand":213300,"taxableImprovement":636310,"exemptLand":0,"exemptImprovement":1284290}],"taxNow":11679,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-011508","date":"2022-02-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"***AMENDMENT APPROVED ON: 3/03/2023 TO AMENDMENT PREVIOUSLY APPROVED ZONING PERMIT # ZP-2021-011508 ( ZBA-MI-2021-004694), TO DOCUMENT THE CHANGE TO THE CHANGE IS THE REMOVAL OF THE ENCLOSED PARKING GARAGE AT THE REAR OF THE PROPERTY. THE PROPOSED CHANGES IMPACT THE FOLLOWING ZONING ASPECTS: 1. OFF STREET PARKING IS 2 SPACES INSTEAD OF THE PREVIOUS 4 SPACES 2. THE OPEN AREA INCREASED TO 20.7% INSTEAD OF THE PREVIOUS 0% 3. THE REAR YARD DEPTH INCREASED TO 29. FT INSTEAD OF THE PREVIOUS 0.0 FT 4. THE ROOF DECK OVER THE 1 STORY GARAGE WAS REMOVED FROM THE PROJECT 5. A NEW PILOT HOUSE PROPOSED FOR ROOF ACCESS FOR MECHANICAL AND MAINTENANCE PURPOSES ONLY. AND THE REMAINING PERMIT SAME AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE PLANS*** FOR ERECTION OF TWO-STORY REAR ADDITION ABOVE THE EXISTING ONE-STORY PORTION AND ERECTION OF ROOF DECK ABOVE THE EXISTING ONE-STORY REAR PORTION OF ROOF ACCESS FROM REAR SECOND FLOOR (ROOF DECK FOR RESIDENTIAL USE ONLY). SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"CP-2022-006354","date":"2023-01-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL 3 ALTERATIONS TO THE EXISTING THREE-STORY STRUCTURE AND FOR THE ERECTION OF A TWO-STORY ADDITION ABOVE THE ONE-STORY PORTION AS PER PLANS. FOR TYPE VA CONSTRUCTION WITH R-2 OCUPANCY CLASSIFICATION WITH ACCESSORY PARKING. AMENDMENT (6/9/2023) TO CHANEG LAYOUT INCLUDING REMOVAL OR PARKING GARAGE AS PER REVISED PLANS. AMENDMENT (6/3/2024) TO CHANGE SPECIAL INSPECTION AGENCY AND DESIGN PROFESSION AS PER REVISED FORMS."},{"number":"PP-2023-001605","date":"2023-02-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation sewer, sanitary and water supply piping to fixture unites: 15-w/c, 15- law, 10- bathtub, 5-shower, 15-kitchen sink, 15-laundry, 15-hub drain, 2-floor drain, 4-roof drain, 6-aria drain, 15-w/h, 1-backflow device"},{"number":"EP-2023-001755","date":"2023-05-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-19","scope":"New 800 amp service with 16 position meter stack. Wire 15 apartments to 2017 NEC standards. Install all new lighting, receptacles, switches, breakers and distribution equipment. Wire all common spaces as per 2017 NEC standards. Install lighting, receptacles, switches, exit signs, and emergency lighting. Wire and install new Fire alarm system as per 2016 NFPA 72."},{"number":"FP-2023-001531","date":"2023-06-28","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-07","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":"FP-2023-001460","date":"2023-07-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 4-IN FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"MP-2023-002779","date":"2023-07-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 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"},{"number":"PP-2023-003884","date":"2023-10-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-21","scope":"Installation of sewer and storm line 6\" cast iron pipe from the curb in. Installation of a 2\" copper water distribution pipe."}],"storyTag":"New construction","storyDelta":11.27,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2025,"k":"viol","w":"9 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 11 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 4 passed"}],"rented":true,"licenses":[{"number":"0966362","type":"Rental","status":"Active","businessName":"Victory Estate LLC","legalName":"Victory Estate LLC","address":"3016-20 E THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2024-11-25","latestIssueDate":"2026-03-25","expirationDate":"2026-11-24","inactiveDate":null}],"licenseActivity":[{"number":"0966362","type":"Rental","businessName":"Victory Estate LLC","legalName":"Victory Estate LLC","issuedDate":"2024-11-25","latestIssueDate":"2026-03-25","closureDate":null,"expirationDate":"2026-11-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":15,"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":["5 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":"Appeal #ZP-2021-011508: Completed · Granted; related permit ZP-2021-011508. The history also contains “OCCUPIED W/O TCO OR CO.”","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-2022-006354 (Issued), PP-2023-001605 (Issued), FP-2023-001460 (Issued), MP-2023-002779 (Issued).","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1259 49TH STREET, BROOKLYN NY, 11219).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 9 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 29, 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":"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 15 historical violations across 10 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":"Sprinkler Certification: Certified through Oct 28, 2026","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/"}]}