{"asOf":"2026-07-24T16:33:46.024Z","block":"3500-3599 WHARTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-wharton-st","address":"3500 WHARTON ST","parcelNumber":"881001307","source":"https://property.phila.gov/?p=881001307","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"CONSTELLAR CORP","coOwner":null,"marketValue":1711000,"landAssessment":171100,"improvementAssessment":1539900,"livableArea":9870,"yearBuilt":2025,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2022-025076","date":"2022-04-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-083206","date":"2022-11-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-030354","date":"2023-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071267","date":"2023-09-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-11-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071266","date":"2023-09-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-11-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071265","date":"2023-09-18","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2023-11-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-048640","date":"2024-06-12","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-048639","date":"2024-06-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-086712","date":"2024-10-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-02-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-010880","date":"2025-03-04","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-040434","date":"2025-06-05","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-06-06","resolution":"SVN ISSUED"},{"number":"VI-2025-053236","date":"2025-07-21","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"},{"number":"VI-2025-053234","date":"2025-07-21","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"},{"number":"VI-2025-053238","date":"2025-07-21","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2022-031852","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-14","completedDate":"2022-05-02","violations":[{"number":"VI-2022-025076","date":"2022-04-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-111836","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-02","completedDate":"2022-12-07","violations":[{"number":"VI-2022-083206","date":"2022-11-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-039506","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-04","completedDate":"2023-06-13","violations":[{"number":"VI-2023-030354","date":"2023-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-096505","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-18","completedDate":"2023-11-03","violations":[{"number":"VI-2023-071267","date":"2023-09-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-11-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071266","date":"2023-09-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-11-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071265","date":"2023-09-18","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2023-11-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-061381","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-12","completedDate":"2024-07-17","violations":[{"number":"VI-2024-048640","date":"2024-06-12","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-048639","date":"2024-06-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-112900","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLEAN & SEAL INSPECTOR","status":"CLOSED","createdDate":"2024-10-18","completedDate":"2025-02-02","violations":[{"number":"VI-2024-086712","date":"2024-10-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-02-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-014088","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-04","completedDate":"2025-03-19","violations":[{"number":"VI-2025-010880","date":"2025-03-04","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-053969","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-06-05","completedDate":null,"violations":[{"number":"VI-2025-040434","date":"2025-06-05","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-06-06","resolution":"SVN ISSUED"}]},{"number":"CF-2025-073222","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-07-21","completedDate":null,"violations":[{"number":"VI-2025-053236","date":"2025-07-21","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}]},{"number":"CF-2025-073224","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-07-21","completedDate":null,"violations":[{"number":"VI-2025-053234","date":"2025-07-21","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}]},{"number":"CF-2025-073237","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-21","completedDate":"2025-08-26","violations":[{"number":"VI-2025-053238","date":"2025-07-21","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2022,"n":2,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2022-031852","date":"2022-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031852","date":"2022-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-111836","date":"2022-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-111836","date":"2022-12-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-039506","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039506","date":"2023-06-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-096505","date":"2023-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096505","date":"2023-11-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-061381","date":"2024-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-061381","date":"2024-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-061381","date":"2024-07-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-112900","date":"2024-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-112900","date":"2025-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-014088","date":"2025-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014088","date":"2025-03-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-053969","date":"2025-06-06","type":null,"status":null},{"caseNumber":"CF-2025-073222","date":"2025-07-21","type":null,"status":null},{"caseNumber":"CF-2025-073224","date":"2025-07-21","type":null,"status":null},{"caseNumber":"CF-2025-073237","date":"2025-07-21","type":null,"status":null}],"inspYears":[{"y":2022,"fails":3,"passes":1},{"y":2023,"fails":2,"passes":2},{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93845640379185,"lng":-75.20045887734433,"geom":{"type":"Polygon","coordinates":[[[-75.200308492,39.938506881],[-75.200365816,39.938352354],[-75.200609262,39.938405926],[-75.200551938,39.938560454],[-75.200308492,39.938506881]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":null,"zoning":"RM1","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":997800,"taxable":997800,"land":153500,"improvement":844300,"taxableLand":153500,"taxableImprovement":844300,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1711000,"taxable":1711000,"land":171100,"improvement":1539900,"taxableLand":171100,"taxableImprovement":1539900,"exemptLand":0,"exemptImprovement":0}],"taxNow":13967,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"969161","date":"2019-04-22","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2022-05-13","scope":"INSTALLATION OF WALL SIGN ON SOLID MASONRY WALL."},{"number":"ZP-2020-007424","date":"2020-11-05","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-17","scope":"For the lot adjustment to create one (1) new lot (\"Parcel F\" on plans) from three (3) existing lots (3500-04 WHARTON ST, 3506 WHARTON ST, 3508 WHARTON ST) with five (5) deeded lots (3500, 3502, 3504, 3506, and 3508 WHARTON ST), and for the complete demolition of all existing buildings on the consolidated lot, size and location as shown on plan/application."},{"number":"CP-2020-004303","date":"2020-12-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"THE ERECTION OF AN ATTACHED STRUCTURE OF TYPE VB CONSTRUCTION FOR A MULTI-FAMILY DWELLING WITH ELEVEN [11] DWELLING UNITS INCLUDING BASEMENT, ACCESSORY GYM, ACCESSORY, STORAGE ROOM, METER ROOM, FIRE PUMP, AND A ROOF DECK WITH A GREEN ROOF SYSTEM TO BE ACCESSIBLE VIA A PILOT HOUSE (TO CONTAIN STAIRS AND LANDING ONLY) AS PER PLANS."},{"number":"DP-2021-000597","date":"2021-04-27","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-07-16","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO STORY ATTACHED MASONRY STRUCTURE. BUILDING TO BE DEMOLISHED BY MECHANICAL METHOD. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE.**ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK.**"},{"number":"ZP-2021-010026","date":"2023-12-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE; TO USE AS A MULTI-FAMILY (ELEVEN (11) DWELLINGS) HOUSEHOLD LIVING; SIZE AND LOCATIONS AS SHOWN IN THE APPLICATION/PLAN."},{"number":"FP-2025-001489","date":"2025-07-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4-INCH WILKINS 350A BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"MP-2025-002936","date":"2025-08-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR 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."},{"number":"PP-2025-007354","date":"2025-08-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY & STORM CT, FAI, MD & 2\" WDP"},{"number":"PP-2025-006875","date":"2025-08-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF 11 DWELLING UNIT BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"EP-2025-010879","date":"2026-01-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install new 800 amp service with grounding, smoke/CO alarms, switches, fire alarm outlets, lights, and GFCI's . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. AMENDMENT : Service upgrade from 800A to 1,000A. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"540437","type":"Dumpster License - Private Property","status":"Active","businessName":"SMSC INC","legalName":"SMSC INC","address":"3500 WHARTON ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-08-03","latestIssueDate":"2013-08-08","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"540437","type":"Dumpster License - Private Property","businessName":"SMSC INC","legalName":"SMSC INC","issuedDate":"2011-08-03","latestIssueDate":"2013-08-08","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["6 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":"The record identifies more than one dwelling/use.","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":"7 permits not marked completed: 969161 (Expired), CP-2020-004303 (Issued), FP-2025-001489 (Issued), MP-2025-002936 (Issued), PP-2025-007354 (Issued). 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-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":"9 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 21, 2025.","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":"3 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 11 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}