{"asOf":"2026-07-24T05:48:47.108Z","block":"500-599 W OXFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-oxford-st","address":"528-40 W OXFORD ST","parcelNumber":"881000904","source":"https://property.phila.gov/?p=881000904","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":"OXFORD FLATS MANOR RESIDENTIAL LP","coOwner":null,"marketValue":6667000,"landAssessment":666700,"improvementAssessment":6000300,"livableArea":31250,"yearBuilt":2021,"lastSale":{"price":9705000,"date":"2022-11-01T04:00:00Z"},"openViolations":10,"violations":[{"number":"VI-2023-056396","date":"2023-08-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-02-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-056397","date":"2023-08-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-02-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-056398","date":"2023-08-02","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-02-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-063848","date":"2025-08-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-063849","date":"2025-08-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-091292","date":"2025-11-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-02-04","resolution":"COMPLIED - BY ENFORCEMENT 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ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"},{"number":"VI-2026-051303","date":"2026-07-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-075561","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"IN VIOLATION","createdDate":"2023-08-02","completedDate":null,"violations":[{"number":"VI-2023-056396","date":"2023-08-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-02-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-056397","date":"2023-08-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-02-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-056398","date":"2023-08-02","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-02-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-089535","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-08-20","completedDate":null,"violations":[{"number":"VI-2025-063848","date":"2025-08-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-063849","date":"2025-08-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-126721","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-21","completedDate":"2026-02-04","violations":[{"number":"VI-2025-091292","date":"2025-11-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-02-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-003970","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-13","completedDate":null,"violations":[{"number":"VI-2026-002637","date":"2026-01-13","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002634","date":"2026-01-13","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-003994","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-13","completedDate":"2026-03-06","violations":[{"number":"VI-2026-002501","date":"2026-01-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-004242","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-14","completedDate":null,"violations":[{"number":"VI-2026-002644","date":"2026-01-13","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-008333","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-01-29","completedDate":null,"violations":[{"number":"VI-2026-005459","date":"2026-01-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-053835","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-05-18","completedDate":null,"violations":[{"number":"VI-2026-032765","date":"2026-05-18","code":"9-3900 ET SEQ","title":"SHORT TERM RENTAL PROPERTY LICENSE ","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"}]},{"number":"CF-2026-083125","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-08","completedDate":null,"violations":[{"number":"VI-2026-051303","date":"2026-07-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":3,"worst":null},{"y":2025,"n":3,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2023-075561","date":"2023-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-075561","date":"2023-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-075561","date":"2023-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-089535","date":"2025-08-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-089535","date":"2025-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-089535","date":"2025-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126721","date":"2025-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126721","date":"2025-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003994","date":"2026-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003970","date":"2026-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-004242","date":"2026-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008333","date":"2026-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126721","date":"2026-02-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-003994","date":"2026-03-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-008333","date":"2026-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008333","date":"2026-04-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-053835","date":"2026-05-18","type":null,"status":null},{"caseNumber":"CF-2026-083125","date":"2026-07-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":0},{"y":2025,"fails":5,"passes":0},{"y":2026,"fails":7,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97543156997214,"lng":-75.14503641706018,"geom":{"type":"Polygon","coordinates":[[[-75.144846113,39.97532355],[-75.145255789,39.975371892],[-75.145228783,39.975542343],[-75.144809253,39.975486507],[-75.144846113,39.97532355]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-003524","type":"Sprinkler Certification","inspectionDate":"2023-08-29","result":"Certified","expirationDate":"2024-08-29","buildingId":"1550216"},{"number":"BC-2024-003293","type":"Fire Alarm Certification","inspectionDate":"2023-09-29","result":"Certified","expirationDate":"2024-09-29","buildingId":"1550216"},{"number":"BC-2026-018774","type":"Fire Alarm Certification","inspectionDate":"2026-06-05","result":"Deficient","expirationDate":null,"buildingId":"1550216"},{"number":"BC-2026-018772","type":"Sprinkler Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1550216"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":6,"lotArea":7123,"zoning":"IRMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1179 LAKEWOOD FARMINGDALE RD, HOWELL NJ, 07731","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-31","number":"HA-2023-003774","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":5362300,"taxable":536230,"land":536230,"improvement":4826070,"taxableLand":536230,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4826070},{"y":2026,"v":5362300,"taxable":536230,"land":536230,"improvement":4826070,"taxableLand":536230,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4826070},{"y":2027,"v":6667000,"taxable":666700,"land":666700,"improvement":6000300,"taxableLand":666700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6000300}],"taxNow":7506,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"945545","date":"2019-06-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-12","scope":"AMENDMENT II: FOR THE AMENDMENT OF AP#945545 TO DOCUMENT HORIZONTAL EXIT FROM THE SECOND FLOOR LEVEL TO THE ROOF ASSEMBLY AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT I: FOR THE AMENDMENT OF AP#945545 TO DOCUMENT CHANGE IN BUILDING ELEMENTS, STRUCTURE IS STILL COMPRISED OF TYPE IA CONSTRUCTION FOR THE GROUND FLOOR LEVEL AND TYPE IIIB CONSTRUCTION FOR SECOND FLOOR AND ABOVE. ALL WORK TO BE DONE PER APPROVED AMENDED PLANS. ORIGINAL: FOR THE ERECTION OF A SIX STORY STRUCTURE COMPRISED OF TYPE IA CONSTRUCTION FOR THE GROUND FLOOR LEVEL AND TYPE IIIB CONSTRUCTION FOR SECOND FLOOR AND ABOVE. BUILDING FOR USE AS ACCESSORY STORAGE IN THE BASEMENT LEVEL, WITH ACCESSORY PARKING AND VACANT COMMERCIAL SPACE (SEPARATE USE PERMIT AND FITOUT REQUIRED PRIOR TO OCCUPANCY) ON THE BASEMENT THROUGH FIRST FLOOR LEVEL WITH THIRTY (30) DWELLING UNITS (TYPE A AND TYPE B UNITS) FROM THE SECOND THROUGH SIXTH FLOOR LEVEL. BUILDING TO CONTAIN ROOF DECK ACCESSED BY TWO SEPARATE ROOF DECK ACCESS STRUCTURES ACCESSED BY RESIDENTIAL OCCUPANTS ONLY. BUILDING HAS AN ELEVATOR, MAKING THE STRUCTURE FULLY ACCESSIBLE. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 WITH STANDPIPES TO BE PROVIDED IN 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. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 15 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"EP-2020-009977","date":"2020-11-13","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-07","scope":"Rough-In Permit for EP-2020-009974 Install 1600, 3ph, 120/208v main service, install 30 gang meter module for apartments. Install 400a 3ph CT service for fire pump, Install 400a 3ph CT service for commercial space, Install 400a 3ph CT service for house. Install all wiring throughout 30 apartments, vanila box commercial space & common areas as per 2017 nec. Install fire alarm system throughout as per NFPA72. Install cable tv wiring throughout."},{"number":"MP-2021-000232","date":"2021-02-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-12","scope":"For the installation of mechanical work to included registers/diffusers, supply/exhaust ductwork, appliances, rooftop units, and all other work as per approved plans. Separate permit required for any electrical and plumbing work."},{"number":"PP-2020-008789","date":"2021-03-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-12","scope":"New construction, interior & exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"FP-2020-002621","date":"2021-03-29","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-31","scope":"Rough-In Permit for FP-2020-001033 INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13/13 (RESIDENTIAL)"},{"number":"FP-2020-001033","date":"2021-04-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-12","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 AND 14, TO INCLUDE A 4-INCH DIAMETER SERVICE LINE, DRY SPRINKLER SYSTEM INSTALLATIONS, QUICK-RESPONSE SPRINKLER HEADS, 4-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY, AND TWO (2) 4-INCH DIAMETER STANDPIPE INSTALLATIONS."},{"number":"EP-2020-009974","date":"2021-06-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-25","scope":"Install 1600, 3ph, 120/208v main service, install 30 gang meter module for apartments. Install 400a 3ph CT service for commercial space, Install 400a 3ph CT service for house. Install all wiring throughout 30 apartments, vanila box commercial space & common areas as per 2017 nec. Install fire alarm system throughout, install a two way communication system in the area of refuge. as per 2016 NFPA72. Install cable tv wiring throughout. ** THERE IS NO ELECTRIC FIRE PUMP ON THIS PROJECT."},{"number":"PP-2021-007368","date":"2021-06-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-13","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":"ZP-2023-001076","date":"2023-01-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2023-010170","date":"2023-09-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×5"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 7 failed, 2 passed"}],"rented":false,"licenses":[{"number":"902087","type":"Rental","status":"Inactive","businessName":"Oxford HD LLC","legalName":"Oxford HD LLC ","address":"528-40 W OXFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2022-08-02","latestIssueDate":"2022-08-02","expirationDate":"2023-08-01","inactiveDate":"2023-09-30"},{"number":"914428","type":"Rental","status":"Inactive","businessName":"OXFORD FLATS MANOR RESIDENTIAL, LP","legalName":"OXFORD FLATS MANOR RESIDENTIAL, LP","address":"528-40 W OXFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2023-01-13","latestIssueDate":"2025-03-11","expirationDate":"2026-01-12","inactiveDate":"2026-03-13"},{"number":"916338","type":"Limited Lodging Operator","status":"Expired","businessName":"Norgbor Koluboi","legalName":"Norgbor Koluboi","address":"528-40 W OXFORD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-02-09","latestIssueDate":"2023-02-09","expirationDate":"2024-02-08","inactiveDate":null}],"licenseActivity":[{"number":"916338","type":"Limited Lodging Operator","businessName":"Norgbor Koluboi","legalName":"Norgbor Koluboi","issuedDate":"2023-02-09","latestIssueDate":"2023-02-09","closureDate":"2024-02-08","expirationDate":"2024-02-08","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"914428","type":"Rental","businessName":"OXFORD FLATS MANOR RESIDENTIAL, LP","legalName":"OXFORD FLATS MANOR RESIDENTIAL, LP","issuedDate":"2023-01-13","latestIssueDate":"2025-03-11","closureDate":"2026-03-13","expirationDate":"2026-01-12","inactiveDate":"2026-03-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"902087","type":"Rental","businessName":"Oxford HD LLC","legalName":"Oxford HD LLC ","issuedDate":"2022-08-02","latestIssueDate":"2022-08-02","closureDate":"2023-09-30","expirationDate":"2023-08-01","inactiveDate":"2023-09-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["10 open L&I violations","failed L&I inspection activity in 2023, 2025, 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":["2 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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Certified through Jun 17, 2027; Fire Alarm Certification: Deficient","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"violations","level":"attention","title":"10 open L&I violations","finding":"13 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-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":"15 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 8, 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":"Limited Lodging Operator #916338: Expired","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":"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/"}]}