{"asOf":"2026-07-24T20:36:54.425Z","block":"4700-4799 STENTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4700-4799-stenton-ave","address":"4717 STENTON AVE","parcelNumber":"881000935","source":"https://property.phila.gov/?p=881000935","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"804","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"4717 STENTON LLC","coOwner":null,"marketValue":10172500,"landAssessment":1017200,"improvementAssessment":9155300,"livableArea":44712,"yearBuilt":1925,"lastSale":{"price":3625000,"date":"2022-09-15T04:00:00Z"},"openViolations":5,"violations":[{"number":"VI-2023-076756","date":"2023-10-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076755","date":"2023-10-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076757","date":"2023-10-03","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-008995","date":"2024-02-09","code":"B-3303.11.3","title":"DROPPING DEBRIS NO CHUTE\n","status":"SVN ISSUED","resolutionDate":"2024-02-09","resolution":"SVN ISSUED"},{"number":"VI-2024-008996","date":"2024-02-09","code":"A-1001.4/1","title":"WORKER W/O OSHA 10","status":"COMPLIED","resolutionDate":"2025-01-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008997","date":"2024-02-09","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-01-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-089072","date":"2025-11-13","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007679","date":"2026-02-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007675","date":"2026-02-09","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007676","date":"2026-02-09","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007677","date":"2026-02-09","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-012166","date":"2026-03-04","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-050780","date":"2026-07-07","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050779","date":"2026-07-07","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051288","date":"2026-07-08","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051287","date":"2026-07-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051301","date":"2026-07-08","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-103304","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-10-03","completedDate":"2024-02-15","violations":[{"number":"VI-2023-076756","date":"2023-10-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076755","date":"2023-10-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-076757","date":"2023-10-03","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-010755","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-09","completedDate":"2024-06-28","violations":[{"number":"VI-2024-008995","date":"2024-02-09","code":"B-3303.11.3","title":"DROPPING DEBRIS NO CHUTE\n","status":"SVN ISSUED","resolutionDate":"2024-02-09","resolution":"SVN ISSUED"}]},{"number":"CF-2024-010758","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-09","completedDate":"2025-01-22","violations":[{"number":"VI-2024-008996","date":"2024-02-09","code":"A-1001.4/1","title":"WORKER W/O OSHA 10","status":"COMPLIED","resolutionDate":"2025-01-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008997","date":"2024-02-09","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-01-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-123757","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-13","completedDate":"2026-03-05","violations":[{"number":"VI-2025-089072","date":"2025-11-13","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-010157","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-04","completedDate":"2026-03-05","violations":[{"number":"VI-2026-007679","date":"2026-02-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007675","date":"2026-02-09","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007676","date":"2026-02-09","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007677","date":"2026-02-09","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-019325","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-04","completedDate":"2026-07-08","violations":[{"number":"VI-2026-012166","date":"2026-03-04","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-082222","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-07","completedDate":null,"violations":[{"number":"VI-2026-050780","date":"2026-07-07","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050779","date":"2026-07-07","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-083087","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-08","completedDate":null,"violations":[{"number":"VI-2026-051288","date":"2026-07-08","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051287","date":"2026-07-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-083105","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-08","completedDate":null,"violations":[{"number":"VI-2026-051301","date":"2026-07-08","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":3,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":10,"worst":null}],"investigations":[{"caseNumber":"CF-2023-103304","date":"2023-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-103304","date":"2023-11-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010755","date":"2024-02-09","type":null,"status":null},{"caseNumber":"CF-2024-010758","date":"2024-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-123757","date":"2025-11-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-010157","date":"2026-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019325","date":"2026-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-010157","date":"2026-03-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-123757","date":"2026-03-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-019325","date":"2026-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-082222","date":"2026-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019325","date":"2026-07-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-083087","date":"2026-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-083105","date":"2026-07-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":6,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02732137929736,"lng":-75.15861655158473,"geom":{"type":"Polygon","coordinates":[[[-75.159159206,40.027129135],[-75.15912571,40.027637931],[-75.158014197,40.027495971],[-75.158170812,40.027002896],[-75.159159206,40.027129135]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-005503","type":"Fire Alarm Certification","inspectionDate":"2025-05-15","result":"Certified","expirationDate":"2026-05-15","buildingId":"1119007"},{"number":"BC-2026-018490","type":"Sprinkler Certification","inspectionDate":"2026-05-14","result":"Certified","expirationDate":"2027-05-14","buildingId":"1119007"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":47708,"zoning":"ICMX","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4717 STENTON AVE, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR ALTERATIONS TO AN EXISTING DETACHED STRUCTURE WITH NO INCREASE IN HEIGHT OR OCCUPIED AREA. FOR THE ERECTION OF OFF-STREET PARKING FACILITIES/LANDSCAPING. FOR MULTI-FAMILY\nHOUSEHOLD LIVING WITH 80 DWELLING UNITS. FOR 47 ACCESSORY ","status":"Completed","outcome":"Granted with conditions","date":"2022-09-28","number":"ZP-2022-001902","relatedPermit":"ZP-2022-001902"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":2400000,"taxable":2400000,"land":480000,"improvement":1920000,"taxableLand":480000,"taxableImprovement":1920000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":10172500,"taxable":2399998,"land":1017200,"improvement":9155300,"taxableLand":1017200,"taxableImprovement":1382798,"exemptLand":0,"exemptImprovement":7772502},{"y":2027,"v":10172500,"taxable":2399998,"land":1017200,"improvement":9155300,"taxableLand":1017200,"taxableImprovement":1382798,"exemptLand":0,"exemptImprovement":7772502}],"taxNow":33595,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-001902","date":"2022-08-31","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-07-21","scope":"FOR ALTERATIONS TO AN EXISTING DETACHED STRUCTURE WITH NO INCREASE IN HEIGHT OR OCCUPIED AREA. FOR THE ERECTION OF OFF STREET PARKING FACILITIES, INCLUDING ACCESSIBLE AND BICYCLE PARKING. SIZE AND LOCATION AS SHOW ON THE APPLICATION/PLANS."},{"number":"CP-2023-002368","date":"2023-06-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-21","scope":"FOR LEVEL 3 ALTERATION OF THE EXISTING THREE-STORY STRUCTURE OF TYPE IIIB CONSTRUCTION AS PER PLANS. FOR SEVENTY-EIGHT (78) DWELLING UNITS WITH LAYOUT AS SHOWN. AMENDMENT (7/9/2024) TO CHANGE APARTMENT LAYOUT AS REVISED PLANS."},{"number":"MP-2023-003994","date":"2023-11-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-14","scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION TO ACCOMMODATE AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. ** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. ** AMENDED AS OF 1/26/2023 TO PROVIDE MINI SPLIT SYSTEMS AS PER PLANS**"},{"number":"EP-2023-008624","date":"2024-01-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-30","scope":"Install 2500 amp service. Wire throughout 78 apartments: 110 v Interconnected smoke alarms,em.lighting.Lighting, receptacles, telecommunications wiring . ALL WORK IS TO BE DONE ACORDING TO APPROVED DRAWINGS-2017 NEC. ** FIRE ALARM IS ON A SEPARATE PERMIT**"},{"number":"PP-2024-002140","date":"2024-02-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-15","scope":"INSTALL (2)SANITARY AND (1)STORM MD, CT, FAI & 4\" WDP CURB-IN."},{"number":"EP-2023-011730","date":"2024-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-16","scope":"Installation of Fire Alarm system with integrated Area of Refuge system throughout whole building. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72 ,2018 PHILA FIRE CODE."},{"number":"PP-2023-012584","date":"2024-03-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-14","scope":"New plumbing for 78 apartments, 3 new drainage service- (two-5\", and one 8\"), 3\" Domestic water service and 6\" Sprinkler service"},{"number":"FP-2024-000771","date":"2024-04-17","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-06","scope":"Rough-In Permit for FP-2024-000755 INSTALL NEW 6\" FIRE SERVICE FROM STREET TO BUILDING, SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R, SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R, SUPPLY AND INSTALL NEW 6\" CITY -APPROVED BACKFLOW PREVENTER, SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION, SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-000755","date":"2024-08-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-14","scope":"FOR PHASE 1 INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY BUILDING TO INCLUDE A SIX (6) INCH FIRE SERVICE LINE AND A SIX (6) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2023-002368 FOR ASSOCIATED BUILDING PERMIT. [AMENDMENT 4/23/2025 FOR PHASE 2 INSTALLATION OF THE AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT THE TWO (2) STORY ANNEX BUILDING IN ACCORDANCE WITH APPROVED AMENDED PLANS AND NFPA 13R.]"}],"storyTag":"New construction","storyDelta":19.99,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"10 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 6 failed, 3 passed"}],"rented":true,"licenses":[{"number":"0983256","type":"Rental","status":"Active","businessName":"4717 Stenton LLC","legalName":"4717 Stenton LLC","address":"4717 STENTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":71,"issuedDate":"2025-07-08","latestIssueDate":"2026-07-10","expirationDate":"2027-07-07","inactiveDate":null}],"licenseActivity":[{"number":"0983256","type":"Rental","businessName":"4717 Stenton LLC","legalName":"4717 Stenton LLC","issuedDate":"2025-07-08","latestIssueDate":"2026-07-10","closureDate":null,"expirationDate":"2027-07-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":71,"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 2023, 2024, 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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 324% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,400,000 to $10,172,500","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-001902: Completed · Granted with conditions; related permit ZP-2022-001902.","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":"5 open L&I violations","finding":"17 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 15, 2026; Sprinkler Certification: Certified through May 14, 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":"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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"10 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED 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":"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/"}]}