{"asOf":"2026-07-27T21:05:26.295Z","block":"1800-1899 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-howard-st","address":"1813 N HOWARD ST","parcelNumber":"881001399","source":"https://property.phila.gov/?p=881001399","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"HOWARD ND LLC","coOwner":null,"marketValue":4263900,"landAssessment":426300,"improvementAssessment":3837600,"livableArea":20000,"yearBuilt":1880,"lastSale":{"price":1,"date":"2020-08-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-038869","date":"2024-05-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-17","resolution":"SVN ISSUED"},{"number":"VI-2024-043549","date":"2024-05-30","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-30","resolution":"SVN ISSUED"},{"number":"VI-2025-054756","date":"2025-07-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-07-24","resolution":"SVN ISSUED"},{"number":"VI-2025-096868","date":"2025-12-13","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-13","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-047551","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-05-17","completedDate":null,"violations":[{"number":"VI-2024-038869","date":"2024-05-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-17","resolution":"SVN ISSUED"}]},{"number":"CF-2024-053750","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-05-30","completedDate":null,"violations":[{"number":"VI-2024-043549","date":"2024-05-30","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-30","resolution":"SVN ISSUED"}]},{"number":"CF-2025-075532","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-24","completedDate":"2025-11-20","violations":[{"number":"VI-2025-054756","date":"2025-07-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-07-24","resolution":"SVN ISSUED"}]},{"number":"CF-2025-133555","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-13","completedDate":null,"violations":[{"number":"VI-2025-096868","date":"2025-12-13","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-13","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":2,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2024-047551","date":"2024-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-053750","date":"2024-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-075532","date":"2025-07-24","type":null,"status":null},{"caseNumber":"CF-2025-133555","date":"2025-12-13","type":null,"status":null}],"inspYears":[{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97799552203499,"lng":-75.13444556885693,"geom":{"type":"Polygon","coordinates":[[[-75.134239997,39.978045704],[-75.134270445,39.977901697],[-75.134656032,39.977952268],[-75.134626975,39.978086529],[-75.134239997,39.978045704]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":5,"lotArea":null,"zoning":"IRMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1385 BROADWAY, 18TH FLOOR, NEW YORK NY, 10018","mailOut":true,"appeals":[{"type":"BBS Permit Denial","grounds":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED CP-2020-005365 TO DOCUMENT CHANGE IN STAIRWAY CONSTRUCTION. ORIGINAL PERMIT ISSUED FOR THE ERECTION OF A SIX (6) STORY STRUCTURE FOR USE A VACANT INDUSTRIAL SPACE IN THE BASEMENT LEVEL WITH PARKING A","status":"Completed","outcome":"Approved","date":"2024-08-27","number":"CP-2020-005365","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE *MULTI-FAMILY HOUSEHOLD LIVING (28 UNITS) IN AN EXISTING ATTACHED STRUCTURE.","status":"Scheduled","outcome":null,"date":"2026-07-22","number":"ZP-2026-001388","relatedPermit":"ZP-2026-001388"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":644400,"taxable":644400,"land":193305,"improvement":451095,"taxableLand":193305,"taxableImprovement":451095,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4263900,"taxable":4263900,"land":426300,"improvement":3837600,"taxableLand":426300,"taxableImprovement":3837600,"exemptLand":0,"exemptImprovement":0}],"taxNow":9020,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004474","date":"2020-09-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE DEMOLITION OF EXISTING STRUCTURES AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2020-005365","date":"2020-12-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-20","scope":"Amendment dated 6/2/2025 to revise location of horizontal exits, revise dwelling unit layouts to match as-built conditions. Amendment dated 10/22/2024 to revise bike room layout, and to change metal stairs to wood stairs within interior exit stairways, approved by BBS variance under MI-2024-005288, on condition that stair towers have 3-hour fire rating from cellar to underside of 2nd floor. AMENDMENT: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT# CP-2020-005365 TO DOCUMENT CHANGE IN LAYOUT IN THE BASEMENT THROUGH SEOND FLOOR LEVEL, REMOVAL OF ELEVATOR STOP IN BASEMENT LEVEL (UTILITY USE ONLY) WITH CHANGES TO EXTERIOR WALL OPENINGS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ORIGINAL: FOR THE ERECTION OF A SIX (6) STORY STRUCTURE FOR USE A VACANT INDUSTRIAL SPACE IN THE BASEMENT LEVEL WITH PARKING AND RESIDENTIAL AMENITIES ON THE FIRST FLOOR LEVEL WITH A MULTI-FAMILY HOUSEHOLD LIVING (27 DWELLING UNITS-ONE TYPE A UNIT WITH ALL OTHER UNITS AS A TYPE B ACCESSIBLE UNIT) WITH COMMON ROOF DECK ACCESSED BY TWO PILOT HOUSES AND ELEVATOR AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING IS COMPRISED OF TWO DIFFERENT CONSTRUCTION TYPES: BASEMENT THROUGH FIRST FLOOR IS COMPRISED OF TYPE IA CONSTRUCTION, WITH SECOND THROUGH SIXTH FLOOR LEVEL IS COMPRISED OF TYPE IIIB CONSTRUCTION. BUILDING REQUIRED TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. *2018 IBC* IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 16 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** ***AMENDED PERMIT REQUIRED FOR MANUFACTURED TRUSS DRAWINGS/ SHORING"},{"number":"PP-2020-009721","date":"2021-06-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-25","scope":"HOUSE DRAIN, HOUSE TRAP, FAI"},{"number":"PP-2024-005028","date":"2024-04-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-16","scope":"Rough in water, sewer & drains to supply 27 units in a 6 story building"},{"number":"EP-2024-005733","date":"2025-03-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-17","scope":"INSTALL SEVICE EQUIPMENT FOR 28 APARTMENTS, FIRE PUMP, ELEVATORS, HOUSE PANEL, WIRE THROUGHOUT. INSTALL OUTLETS, SWITCHES, LIGHT FIXTURES, 110V SMOKE ALARMS, DOOR RELEASES IN HORIZONTAL EXITS, EMERGENCY LIGHTS, EXIT SIGNS, AND GROUNDING. INSTALL FIRE ALARM SYSTEM . INSTALL RESCUE ASSISTANCE SYSTEM. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIR CODE."},{"number":"MP-2025-000404","date":"2025-03-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-16","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"FP-2024-002255","date":"2025-04-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-16","scope":"FOR THE INSTALLATION OF A SIX-INCH FIRE SERVICE LINE, SIX-INCH BACKFLOW PREVENTER, FIRE PUMP, FIRE SPRINKLER SYSTEM AND STANDPIPES PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13, 14 AND 20."},{"number":"EP-2025-003355","date":"2025-09-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-17","scope":"INSTALL 200AMP TEMPORARY POWER"},{"number":"ZP-2026-001388","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"appeal","w":"Appeal approved"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"386122","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOSEPH LARAGIONE","legalName":"JOSEPH LARAGIONE","address":"1813 N HOWARD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2006-09-28","latestIssueDate":"2010-02-01","expirationDate":"2011-02-28","inactiveDate":"2010-06-25"},{"number":"431184","type":"Dumpster License - Private Property","status":"Inactive","businessName":"RACHEL A FLUD","legalName":"RACHEL A FLUD","address":"1813 N HOWARD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-12-17","latestIssueDate":"2007-12-17","expirationDate":"2010-07-31","inactiveDate":"2010-07-09"},{"number":"437392","type":"Hazardous Materials","status":"Inactive","businessName":"BOLLE DESIGN INC.","legalName":"BOLLE DESIGN INC.","address":"1813 N HOWARD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2008-03-04","latestIssueDate":"2008-03-04","expirationDate":"2009-03-04","inactiveDate":null},{"number":"437393","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BOLLE DESIGN INC.","legalName":"BOLLE DESIGN INC.","address":"1813 N HOWARD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-03-04","latestIssueDate":"2010-07-19","expirationDate":"2011-07-31","inactiveDate":null},{"number":"506928","type":"Rental","status":"Inactive","businessName":"JOSEPH LARAGIONE","legalName":"JOSEPH LARAGIONE","address":"1813 N HOWARD ST","revenueCode":"3202","rentalCategory":null,"units":28,"issuedDate":"2010-06-25","latestIssueDate":"2019-02-14","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"569048","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JANICE C SMITH","legalName":"JANICE C SMITH","address":"1813 N HOWARD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-07-18","latestIssueDate":"2012-07-18","expirationDate":"2013-07-31","inactiveDate":"2012-12-11"},{"number":"809723","type":"Rental","status":"Closed","businessName":"1813 N Howard LLC","legalName":"1813 N Howard LLC","address":"1813 N HOWARD ST","revenueCode":"3202","rentalCategory":null,"units":23,"issuedDate":"2019-04-18","latestIssueDate":"2021-06-17","expirationDate":"2022-04-17","inactiveDate":null},{"number":"1003451","type":"Rental","status":"Active","businessName":"Howard ND LLC","legalName":"Howard ND LLC","address":"1813 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":28,"issuedDate":"2026-03-31","latestIssueDate":"2026-03-31","expirationDate":"2027-03-30","inactiveDate":null}],"licenseActivity":[{"number":"1003451","type":"Rental","businessName":"Howard ND LLC","legalName":"Howard ND LLC","issuedDate":"2026-03-31","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-03-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"809723","type":"Rental","businessName":"1813 N Howard LLC","legalName":"1813 N Howard LLC","issuedDate":"2019-04-18","latestIssueDate":"2021-06-17","closureDate":"2022-04-17","expirationDate":"2022-04-17","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"569048","type":"Dumpster License - Private Property","businessName":"JANICE C SMITH","legalName":"JANICE C SMITH","issuedDate":"2012-07-18","latestIssueDate":"2012-07-18","closureDate":"2012-12-11","expirationDate":"2013-07-31","inactiveDate":"2012-12-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"506928","type":"Rental","businessName":"JOSEPH LARAGIONE","legalName":"JOSEPH LARAGIONE","issuedDate":"2010-06-25","latestIssueDate":"2019-02-14","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"437393","type":"Dumpster License - Private Property","businessName":"BOLLE DESIGN INC.","legalName":"BOLLE DESIGN INC.","issuedDate":"2008-03-04","latestIssueDate":"2010-07-19","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"437392","type":"Hazardous Materials","businessName":"BOLLE DESIGN INC.","legalName":"BOLLE DESIGN INC.","issuedDate":"2008-03-04","latestIssueDate":"2008-03-04","closureDate":"2009-03-04","expirationDate":"2009-03-04","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"431184","type":"Dumpster License - Private Property","businessName":"RACHEL A FLUD","legalName":"RACHEL A FLUD","issuedDate":"2007-12-17","latestIssueDate":"2007-12-17","closureDate":"2010-07-09","expirationDate":"2010-07-31","inactiveDate":"2010-07-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"386122","type":"Vacant Residential Property / Lot","businessName":"JOSEPH LARAGIONE","legalName":"JOSEPH LARAGIONE","issuedDate":"2006-09-28","latestIssueDate":"2010-02-01","closureDate":"2010-06-25","expirationDate":"2011-02-28","inactiveDate":"2010-06-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":28,"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":["5 permit events since 2023","2 zoning/board appeals 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 562% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $644,400 to $4,263,900","no permit shown in 2026-2028"],"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 #CP-2020-005365: Completed · Approved.","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":"2 permits not marked completed: PP-2020-009721 (Expired), ZP-2026-001388 (Denied). 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1385 BROADWAY, 18TH FLOOR, NEW YORK NY, 10018).","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 1880 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":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Dec 13, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #386122: Inactive since Jun 25, 2010; Dumpster License - Private Property #431184: Inactive since Jul 9, 2010; Hazardous Materials #437392: Inactive; Dumpster License - Private Property #437393: 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":"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 4 historical violations across 4 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/"}]}