{"asOf":"2026-07-27T22:55:00.479Z","block":"3700-3799 SEPVIVA ST","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-sepviva-st","address":"3701 SEPVIVA ST","parcelNumber":"881001145","source":"https://property.phila.gov/?p=881001145","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":"CASTOR LOFTS LLC","coOwner":null,"marketValue":10204400,"landAssessment":1020400,"improvementAssessment":9184000,"livableArea":60130,"yearBuilt":1920,"lastSale":{"price":475000,"date":"2017-03-15T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2020-023918","date":"2020-07-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-10-01","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-016366","date":"2025-03-26","code":"10-722(2)(A)","title":"DUMPSTER LICENSE","status":"COMPLIED","resolutionDate":"2025-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-027988","date":"2025-05-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"SVN ISSUED","resolutionDate":"2025-05-02","resolution":"SVN ISSUED"},{"number":"VI-2026-004406","date":"2026-01-23","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-052424","date":"2026-07-10","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052423","date":"2026-07-10","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052422","date":"2026-07-10","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2020-044609","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-07-29","completedDate":"2024-10-01","violations":[{"number":"VI-2020-023918","date":"2020-07-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-10-01","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-021934","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-26","completedDate":"2025-08-28","violations":[{"number":"VI-2025-016366","date":"2025-03-26","code":"10-722(2)(A)","title":"DUMPSTER LICENSE","status":"COMPLIED","resolutionDate":"2025-08-28","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-037043","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-02","completedDate":"2025-07-29","violations":[{"number":"VI-2025-027988","date":"2025-05-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"SVN ISSUED","resolutionDate":"2025-05-02","resolution":"SVN ISSUED"}]},{"number":"CF-2026-006909","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-23","completedDate":null,"violations":[{"number":"VI-2026-004406","date":"2026-01-23","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-17","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-085286","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-12","completedDate":null,"violations":[{"number":"VI-2026-052424","date":"2026-07-10","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052423","date":"2026-07-10","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052422","date":"2026-07-10","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2020-044609","date":"2020-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-044609","date":"2024-10-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-021934","date":"2025-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-021934","date":"2025-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-037043","date":"2025-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-021934","date":"2025-08-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-006909","date":"2026-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006909","date":"2026-03-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-085286","date":"2026-07-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99727304048171,"lng":-75.09649460518077,"geom":{"type":"Polygon","coordinates":[[[-75.09690583,39.997520788],[-75.096629548,39.997658131],[-75.096102572,39.997061216],[-75.096298568,39.996958863],[-75.096215738,39.996865038],[-75.096291837,39.996825298],[-75.09690583,39.997520788]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":null,"baths":null,"stories":null,"lotArea":25522,"zoning":"CA2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"322 WYNDMOOR LN, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"ERECTION OF A ROOF DECK, ROOF DECK ACCESS STRUCTURE, AND 8 FT HIGH PERIMETER FENCE. FOR USE AS TEN (10) VACANT COMMERCIAL SPACES ON THE LOWER LEVEL AND MULTI-FAMILY HOUSEHOLD LIVING [NINETY (90) DWELLING UNITS] THROUGHOUT WITH FIVE (5) ACCE","status":"Completed","outcome":"Granted","date":"2020-10-14","number":"1040796","relatedPermit":"1040796"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":9830000,"taxable":1789997,"land":983000,"improvement":8847000,"taxableLand":983000,"taxableImprovement":806997,"exemptLand":0,"exemptImprovement":8040003},{"y":2027,"v":10204400,"taxable":1858137,"land":1020400,"improvement":9184000,"taxableLand":1020400,"taxableImprovement":837737,"exemptLand":0,"exemptImprovement":8346263}],"taxNow":25056,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1040796","date":"2020-10-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-11-21","scope":"ERECTION OF A ROOF DECK, ROOF DECK ACCESS STRUCTURE, AND 8 FT HIGH PERIMETER FENCE. SIZE AND LOCATION AS SHOWN IN APPLICATION. **AMENDED AS OF 2/28/2023 FOR THE RELOCATION OF PARKING SPACES AND COMMERIAL SPACES**"},{"number":"CP-2021-001392","date":"2021-08-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-21","scope":"FOR THE ERECTION OF A ROOF DECK, ROOF DECK ACCESS STRUCTURES, AND 8 FT HIGH PERIMETER FENCE AND LEVEL III ALTERATION WITH COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO THE EXISTING STRUCTURE TO CREATE TEN (10) VACANT COMMERCIAL SPACES ON THE LOWER LEVEL (SEPARATE USE REGISTRATION AND C.O. REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING [NINETY (90) DWELLING UNITS] THROUGHOUT WITH FIVE (5) ACCESSORY, OPEN-AIR SURFACE PARKING SPACES INCLUDING ONE (1) ADA VAN ACCESSIBLE SPACE AND THIRTY (30) CLASS IA BICYCLE SPACES. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF THE WORK. Amendment to floor layout and assemblies as per approved revised plans."},{"number":"EP-2023-006066","date":"2023-07-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-28","scope":"Installation of Fire Alarm System and Area of Refuge as per plans as per 2016 NFPA 72."},{"number":"PP-2023-007980","date":"2023-08-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-14","scope":"Installing interior plumbing for 90 units. Rough in and finishes for 90 bathrooms, kitchens, laundry, water heaters, per code."},{"number":"PP-2023-008131","date":"2023-08-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-21","scope":"INSTALL MD, CT, FAI & 4\" WDP Core 10\" hole for sanitary sewer, run & connect 10\" cast iron lateral to curb trap and connect to main house drain connection. Install 2 5\" cast iron FAI for trap Core 10\" hole for storm sewer, run & connect 10\" cast iron lateral to curb trap and connect to main house drain connection. Install 2 5\" cast iron FAI for trap Connect 4\" WDP from CURB IN"},{"number":"FP-2023-001809","date":"2023-08-14","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-21","scope":"Rough-In Permit for FP-2023-001747 Sprinkler system to be installed in accordance with NFPA 13 & 13R"},{"number":"MP-2023-002424","date":"2023-08-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-14","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, CONDENSERS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"FP-2023-001747","date":"2023-09-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-13","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH BOTH NFPA 13R & 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE A COMBINE 4\" FIRE SERVICE LINE AND 4.\" DC AMES COLT200 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ** ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**"},{"number":"PP-2023-016769","date":"2023-12-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-20","scope":"REPLACE 4\" BACKFLOW DEVICE."},{"number":"EP-2023-004899","date":"2024-06-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-12","scope":"AMENDMENT: THE PURPOSE OF THIS AMENDMENT IS TO REPLACE INDIVIDUAL UTILITY COMPANY METERS FOR TENANTS AND HOUSE WITH (1) UTILITY COMPANY METER FOR THE COMMERCIAL SPACE, AND (1) UTILITY COMPANY METER FOR THE APARTMENTS AND HOUSE, WITH CUSTOMER OWNED SUB-METER SYSTEM(S) FOR INDIVIDUAL TENANTS Installation of 3 meter banks of 1000A and one 1200A Meter Bank to feed all 90 units and commercial space. General Residential wiring for all apartments according to the 2017 NEC. MEP's Uploaded. ***NOT APPROVED FOR FIRE ALARM INSTALLATION***"}],"storyTag":"New construction","storyDelta":0.42,"timeline":[{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"335475","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MASTER NEON SIGNS INC (THE KING OF SIGNS)","legalName":"MASTER NEON SIGNS INC","address":"3701 SEPVIVA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-09-22","latestIssueDate":"2005-09-22","expirationDate":"2010-07-31","inactiveDate":null},{"number":"338170","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"MASTER NEON SIGNS INC (THE KING OF SIGNS)","legalName":"MASTER NEON SIGNS INC","address":"3701 SEPVIVA ST","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2005-09-22","latestIssueDate":"2005-09-22","expirationDate":"2007-03-31","inactiveDate":null},{"number":"363311","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DAVID ECHAVARRIA (THE KING OF SIGNS)","legalName":"DAVID ECHAVARRIA","address":"3701 SEPVIVA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-04-07","latestIssueDate":"2006-04-07","expirationDate":"2010-07-31","inactiveDate":null},{"number":"384634","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"DAVID ECHAVARRIA (THE KING OF SIGNS)","legalName":"DAVID ECHAVARRIA","address":"3701 SEPVIVA ST","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2006-09-15","latestIssueDate":"2007-04-12","expirationDate":"2009-12-31","inactiveDate":null},{"number":"720570","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Hatzlocha Properties Inc","legalName":"Hatzlocha Properties Inc","address":"3701 SEPVIVA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-11-18","latestIssueDate":"2016-11-18","expirationDate":"2017-11-17","inactiveDate":"2018-01-16"},{"number":"799209","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CASTOR LOFTS LLC","legalName":" CASTOR LOFTS LLC","address":"3701 SEPVIVA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-01-10","latestIssueDate":"2019-01-10","expirationDate":"2020-01-09","inactiveDate":"2020-03-09"},{"number":"0968273","type":"Rental","status":"Active","businessName":"CASTOR LOFTS LLC","legalName":" CASTOR LOFTS LLC","address":"3701 SEPVIVA ST","revenueCode":"3202","rentalCategory":"Other","units":90,"issuedDate":"2024-12-24","latestIssueDate":"2025-12-24","expirationDate":"2026-12-23","inactiveDate":null},{"number":"0986630","type":"Dumpster License - Private Property","status":"Active","businessName":"CASTOR LOFTS LLC","legalName":" CASTOR LOFTS LLC","address":"3701 SEPVIVA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2025-08-19","latestIssueDate":"2025-08-19","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"0986630","type":"Dumpster License - Private Property","businessName":"CASTOR LOFTS LLC","legalName":" CASTOR LOFTS LLC","issuedDate":"2025-08-19","latestIssueDate":"2025-08-19","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0968273","type":"Rental","businessName":"CASTOR LOFTS LLC","legalName":" CASTOR LOFTS LLC","issuedDate":"2024-12-24","latestIssueDate":"2025-12-24","closureDate":null,"expirationDate":"2026-12-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"799209","type":"Vacant Residential Property / Lot","businessName":"CASTOR LOFTS LLC","legalName":" CASTOR LOFTS LLC","issuedDate":"2019-01-10","latestIssueDate":"2019-01-10","closureDate":"2020-03-09","expirationDate":"2020-01-09","inactiveDate":"2020-03-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"720570","type":"Vacant Residential Property / Lot","businessName":"Hatzlocha Properties Inc","legalName":"Hatzlocha Properties Inc","issuedDate":"2016-11-18","latestIssueDate":"2016-11-18","closureDate":"2018-01-16","expirationDate":"2017-11-17","inactiveDate":"2018-01-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"384634","type":"Outdoor Advertising Sign","businessName":"DAVID ECHAVARRIA (THE KING OF SIGNS)","legalName":"DAVID ECHAVARRIA","issuedDate":"2006-09-15","latestIssueDate":"2007-04-12","closureDate":"2009-12-31","expirationDate":"2009-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"363311","type":"Dumpster License - Private Property","businessName":"DAVID ECHAVARRIA (THE KING OF SIGNS)","legalName":"DAVID ECHAVARRIA","issuedDate":"2006-04-07","latestIssueDate":"2006-04-07","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"335475","type":"Dumpster License - Private Property","businessName":"MASTER NEON SIGNS INC (THE KING OF SIGNS)","legalName":"MASTER NEON SIGNS INC","issuedDate":"2005-09-22","latestIssueDate":"2005-09-22","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"338170","type":"Outdoor Advertising Sign","businessName":"MASTER NEON SIGNS INC (THE KING OF SIGNS)","legalName":"MASTER NEON SIGNS INC","issuedDate":"2005-09-22","latestIssueDate":"2005-09-22","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":90,"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":["3 open L&I violations","failed L&I inspection activity in 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":["7 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 #1040796: Completed · Granted; related permit 1040796.","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":"3 open L&I violations","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (322 WYNDMOOR LN, HUNTINGDON VALLEY PA, 19006).","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 1920 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":"6 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 12, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"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":"Dumpster License - Private Property #335475: Inactive; Outdoor Advertising Sign #338170: Inactive; Dumpster License - Private Property #363311: Inactive; Outdoor Advertising Sign #384634: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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/"}]}