{"asOf":"2026-07-27T10:34:50.093Z","block":"900-999 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-broad-st","address":"922-38 N BROAD ST","parcelNumber":"881000991","source":"https://property.phila.gov/?p=881000991","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"922 N BROAD ASSOCIATES LLC","coOwner":null,"marketValue":35810100,"landAssessment":3581000,"improvementAssessment":32229100,"livableArea":164640,"yearBuilt":2023,"lastSale":{"price":2,"date":"2002-01-15T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97117993199401,"lng":-75.16000572536471,"geom":{"type":"Polygon","coordinates":[[[-75.159774544,39.970913068],[-75.160337894,39.970986813],[-75.160237084,39.971448258],[-75.159672113,39.971370752],[-75.159774544,39.970913068]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":7,"lotArea":27148,"zoning":"CMX4","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1331 S JUNIPER ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"SPECIAL EXEMPTION FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECKS (FOR RESIDENTIAL USE ONLY) AND ROOF ACCESS STRUCTURES / ELEVATOR OVERRUNS CONTAINING STAIRS & ELEVATORS ONLY) AND GREEN ROOFS. SIZE AND LOCATION AS SHOWN ON APPLICA","status":"Completed","outcome":"Granted","date":"2022-09-13","number":"ZP-2022-002685","relatedPermit":"ZP-2022-002685"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":20612600,"taxable":20612600,"land":2061260,"improvement":18551340,"taxableLand":2061260,"taxableImprovement":18551340,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":31550000,"taxable":4206540,"land":4206540,"improvement":27343460,"taxableLand":4206540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":27343460},{"y":2027,"v":35810100,"taxable":3581000,"land":3581000,"improvement":32229100,"taxableLand":3581000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":32229100}],"taxNow":58883,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-004117C","date":"2021-04-23","work":"Conditional Zoning Approval","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2021-11-22","scope":"For conditional approval of: For the erection of an attached structure with roof decks (for use by residents only; accessed by pilot houses and elevator overruns containing stairs & elevators only) and green roofs, size and location as shown on plan/application; using Sky Plane method as per PZC Section 14-701(5)(b)."},{"number":"ZP-2021-001242","date":"2021-11-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-10","scope":"For the erection of an attached structure with roof decks (for use by residents only; accessed by pilot houses and elevator overruns containing stairs & elevators only) and green roofs, size and location as shown on plan/application; using Sky Plane compliance method as per PZC Section 14-701(5)(b)."},{"number":"CP-2021-006406","date":"2021-11-24","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-09","scope":"NEW CONSTRUCTION OF A SEVEN (7) STORY STRUCTURE WITH COMMON ROOF DECK AND PILOT HOUSES FOR USE AS SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND ONE HUNDRED NINETY-SIX (196) DWELLING UNITS WITH ACCESSORY PARKING GARAGE AS PER APPROVED PLANS. BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (BASEMENT, 1ST & 2ND FLOORS - TYPE IA AND 3RD THROUGH 7TH FLOORS - TYPE IIIA). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 10/16/22 AMEND NEW CONSTRUCTION PERMIT NO. CP-2021-006406 TO INCLUDE CHANGES TO FLOOR LAYOUT AND LOCATION OF PARKING, RETAIL SPACE AND DWELLING UNITS TO INCLUDE REDUCTION TO ONE HUNDRED SEVENTY-ONE (171) UNITS TOTAL AS PER APPROVED PLANS. AMENDMENT APPROVED 3/27/24 AMEND NEW CONSTRUCTION PERMIT NO. CP-2021-006406 TO INCLUDE CHANGES TO FLOOR LAYOUTS, ROOF DECK AND PARKING LAYOUT AS PER APPROVED PLANS. AMENDMENT APPROVED 6/27/24 AMEND NEW CONSTRUCTION PERMIT NO. CP-2021-006406 TO INCLUDE THIRD FLOOR ROOF DECK AND CHANGES TO BUILDING LAYOUT AS PER APPROVED PLANS."},{"number":"PP-2022-001272","date":"2022-02-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-11-09","scope":"SEALING LATERAL PPC 2018"},{"number":"ZP-2022-000825","date":"2022-02-17","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE."},{"number":"DP-2022-000261","date":"2022-04-07","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-08-02","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING ONE (1) STORY MASONRY STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND MECHANICAL METHOD. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE."},{"number":"ZP-2022-002685","date":"2022-08-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-09","scope":"**AMENDMENT APPROVED ON 2/27/2024: TO AMENDMENT PREVIOUSLY APPROVED ZONING PERMIT # ZP-2022-002685, FOR THE DOCUMENTATION OF REDUCTION IN OVERALL GFA (FROM 129,338 SF TO 124,393 SF). MINOR CHANGES TO DIMENSION AND FOOTPRINT OF ROOF DECK. REDUCTION IN OFF-STREET PARKING SPACES (FROM 40 TO 38), INCLUDING - REDUCTION IN AUTO-SHARE PARKING SPACES (FROM 2 TO 1) AND REDUCTION IN EV PARKING SPACES (FROM 3 TO 2); AND THE REMAINING PERMIT IS THE SAME AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE PLANS** FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECKS (FOR RESIDENTIAL USE ONLY) AND ROOF ACCESS STRUCTURES / ELEVATOR OVERRUNS CONTAINING STAIRS & ELEVATORS ONLY) AND GREEN ROOFS. SIZE AND LOCATION AS SHOWN ON APPLICATION / PLAN."},{"number":"GP-2022-011016","date":"2023-01-20","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"REMOVE TWO (2) UNDERGORUND TANKS. THE REMOVAL MUST COMPLY WITH THE REGULATIONS OF THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION (PADEP). NO EXCAVATION NEAR THE BUILDING."},{"number":"EP-2023-000113","date":"2023-01-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-27","scope":"Install 200 amp. temp service to construction trailer as per 2017 nec"},{"number":"EP-2023-009547","date":"2023-11-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-28","scope":"Installation of complete fire alarm system with area of rescue system. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2023-010524","date":"2023-12-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"EP-2023-011857","date":"2023-12-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-09","scope":"Rough-In Permit for EP-2023-011849 Install New HT Service Install 4000 amp SG for apartments .Install 1600 amp service for house and commercial.Install new wiring / devices throughout including arc faut breakers including 120 V Smoke detectors Note Fire Alarm To be filed on a separate permit"},{"number":"SP-2023-001082","date":"2024-01-08","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-05-09","scope":"FOR SITE WORK TO INCLUDE INSTALLATION OF WATER SERVICE LINES, SANITARY SEWER LATERAL, STORMWATER LATERAL, AND ONE (1) STORMWATER CONTROL BOX AS PER APPROVED PLANS."},{"number":"FP-2023-002788","date":"2024-01-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-02","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 6\" MAIN FIRE SERVICE LINE WITH A 6\" WILKINS 350 BACKFLOW PREVENTION ASSEMBLY, UL LISTED PEERLESS 6PVF10 FIRE PUMP COMPLYING WITH NFPA 20 AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-016667","date":"2024-01-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-03","scope":"Plumbing Permit for combo SP-2023-001082"},{"number":"PP-2023-012224","date":"2024-02-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-09","scope":"INSTALL 172 KITCHEN SINKS, 171 WASHING MACHINE BOXES, 173 FLOOR DRAINS, 2 ELEVATOR SUMP PUMPS, 1 SUMP PUMP, 1 BACKFLOW PREVENTER, 4 TRENCH DRAINS, 172 HOT WATER HEATERS, 1 HOSE BIBB, 1 DOMESTIC WATER BOOSTER PUMP, 14 ROOF DRAINS, 1 GREASE INTERCEPTOR, 22 STORM DRAINS, 1 STORM VAULT, 201 SHOWER/TUBS, 201 WATER CLOSETS, 201 LAVATORIES AND 1 AREA DRAIN ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-011849","date":"2024-07-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-14","scope":"INSTALL A 4,000 AMP/ 120/208V 3PHASE SERVICE & 4,000 AMP SUB STATION, 4,000 AMP BUSS DUCT RISER & SWITCHES. INSTALL A 750 KVA TRANSFORMER, 1600 AMP SWITCHBOARD. INSTALL A 15KV SERVICE AND SUBSTATION FOR THE 50HP FIRE PUMP SERVICE. INSTALL PANELS, TRANSFORMERS, AND FEEDERS. INSTALL WIRING FOR THE COMMON AREAS, COMMERCIAL SHELL SPACES, AMENITIES, AND (171) DEWLLING UNITS. INSTALL LIGHTS NORMAL AND EMERGENCY, LIGHTING INVERTERS, SWITCHES, SENSORS, RECEPTACLES, AND SMOKE ALARMS. PROVIDE POWER FOR THE ELEVATORS, MECHANICAL AND HVAC EQUIPMENT. INSTALL A TWO WAY COMMUNICATIONS SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. *** NO FIRE ALARM WORK ON THIS PERMIT. ** NO FIRE ALARM WORK ON THIS PERMIT.."},{"number":"MP-2023-005032","date":"2024-07-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-09","scope":"FOR THE INSTALLATION OF APPLIANCES NOT CONNECTED VIA DUCTWORK; 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."},{"number":"ZP-2024-009733","date":"2024-10-08","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF 2 STATICALLY ILLUMINATED WALL SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2024-009059","date":"2024-10-31","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-05-02","scope":"FOR THE INSTALLATION OF 2 STATICALLY ILLUMINATED WALL SIGNS AS PER APPROVED PLANS."},{"number":"EP-2024-011181","date":"2024-11-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-19","scope":"Temporary Service line Install one Temporary 100 amp service line, one Temporary 100 amp meter socket and one Temporary 100 amp panel"},{"number":"MP-2024-005167","date":"2024-12-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-03-28","scope":"INSTALLATION OF TWO (2) 3M WRAPPED EXHAUST DUCT RISERS FROM SECOND FLOOR THROUGH ROOF OF A NEW CONSTRUCTION BUILDING AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR EQUIPMENT INSTALLATION. *2018 IMC REVIEW*"},{"number":"PP-2025-000921","date":"2025-01-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-04","scope":"Extend fresh air inlet in the footway"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"201129","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"CVS 2972 PHILADELPHIA LLC","legalName":"CVS 2972 PHILADELPHIA LLC","address":"922-38 N BROAD ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2003-10-07","latestIssueDate":"2003-10-07","expirationDate":"2004-04-30","inactiveDate":null},{"number":"332976","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"922-38 N BROAD ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-08-16","latestIssueDate":"2020-04-23","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"522562","type":"Dumpster License - Private Property","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"922-38 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-01-04","latestIssueDate":"2013-08-10","expirationDate":null,"inactiveDate":null},{"number":"286277","type":"Hazardous Materials","status":"Inactive","businessName":"PHILLY BROAD STREET CVS INC - STORE #2121 (ATTN:  JOANNE AMITRANO)","legalName":"PHILLY BROAD STREET CVS INC - STORE #2121","address":"922-38 N BROAD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2012-06-16","latestIssueDate":"2012-06-16","expirationDate":"2012-12-31","inactiveDate":"2012-12-06"},{"number":"0975383","type":"Rental","status":"Active","businessName":"922 N Broad Associates LLC (The Lyle on Broad)","legalName":"922 N Broad Associates LLC","address":"922-38 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":171,"issuedDate":"2025-04-03","latestIssueDate":"2026-02-17","expirationDate":"2027-04-02","inactiveDate":null}],"licenseActivity":[{"number":"0975383","type":"Rental","businessName":"922 N Broad Associates LLC (The Lyle on Broad)","legalName":"922 N Broad Associates LLC","issuedDate":"2025-04-03","latestIssueDate":"2026-02-17","closureDate":null,"expirationDate":"2027-04-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"286277","type":"Hazardous Materials","businessName":"PHILLY BROAD STREET CVS INC - STORE #2121 (ATTN:  JOANNE AMITRANO)","legalName":"PHILLY BROAD STREET CVS INC - STORE #2121","issuedDate":"2012-06-16","latestIssueDate":"2012-06-16","closureDate":"2012-12-06","expirationDate":"2012-12-31","inactiveDate":"2012-12-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"522562","type":"Dumpster License - Private Property","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2011-01-04","latestIssueDate":"2013-08-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"332976","type":"Food Establishment, Retail Perm Location (Large)","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2005-08-16","latestIssueDate":"2020-04-23","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201129","type":"Food Establishment, Retail Perm Location (Large)","businessName":"CVS 2972 PHILADELPHIA LLC","legalName":"CVS 2972 PHILADELPHIA LLC","issuedDate":"2003-10-07","latestIssueDate":"2003-10-07","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":171,"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":["12 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-2022-002685: Completed · Granted; related permit ZP-2022-002685.","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":"6 permits not marked completed: ZP-2021-004117C (Cancelled), ZP-2021-001242 (Expired), PP-2022-001272 (Expired), GP-2022-011016 (Issued), GP-2024-009059 (Expired). 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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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 Establishment, Retail Perm Location (Large) #201129: Inactive; Food Establishment, Retail Perm Location (Large) #332976: Inactive since Jun 29, 2021; Hazardous Materials #286277: Inactive since Dec 6, 2012","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/"}]}