{"asOf":"2026-07-24T14:05:53.472Z","block":"4500-4599 CHESTNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-chestnut-st","address":"4519-45 CHESTNUT ST","parcelNumber":"881001440","source":"https://property.phila.gov/?p=881001440","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"VA0","buildingCodeNew":"830","buildingClass":"SCHOOL 1 STY MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"School","owner":"HIS EMINENCE","coOwner":"DENNIS J DOUGHERTY","marketValue":70169300,"landAssessment":7016930,"improvementAssessment":63152370,"livableArea":76614,"yearBuilt":2022,"lastSale":{"price":1,"date":"1929-02-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-063911","date":"2023-08-24","code":"606.2","title":"SHUTOFF VALVES","status":"COMPLIED","resolutionDate":"2023-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-012977","date":"2025-03-12","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2025-05-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039146","date":"2025-06-03","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-039147","date":"2025-06-03","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-039148","date":"2025-06-03","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-000692","date":"2026-01-06","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000693","date":"2026-01-06","code":"PM15-403.2","title":"VENTILATION- BATHROOMS","status":"COMPLIED","resolutionDate":"2026-03-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-086888","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-24","completedDate":"2023-11-02","violations":[{"number":"VI-2023-063911","date":"2023-08-24","code":"606.2","title":"SHUTOFF VALVES","status":"COMPLIED","resolutionDate":"2023-11-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-017047","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-12","completedDate":"2025-05-05","violations":[{"number":"VI-2025-012977","date":"2025-03-12","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2025-05-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-051887","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-03","completedDate":"2025-07-24","violations":[{"number":"VI-2025-039146","date":"2025-06-03","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-039147","date":"2025-06-03","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-039148","date":"2025-06-03","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-001029","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-06","completedDate":"2026-03-24","violations":[{"number":"VI-2026-000692","date":"2026-01-06","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000693","date":"2026-01-06","code":"PM15-403.2","title":"VENTILATION- BATHROOMS","status":"COMPLIED","resolutionDate":"2026-03-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":4,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-086888","date":"2023-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-086888","date":"2023-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-086888","date":"2023-11-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-017047","date":"2025-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-017047","date":"2025-05-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-051887","date":"2025-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051887","date":"2025-07-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-001029","date":"2026-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-001029","date":"2026-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-001029","date":"2026-03-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":2},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95732599292199,"lng":-75.2125970743058,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-015075","type":"Sprinkler Certification","inspectionDate":"2024-10-23","result":"Certified","expirationDate":"2025-10-23","buildingId":"2000032"},{"number":"BC-2024-029100","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-10-24","result":"Certified","expirationDate":"2025-10-24","buildingId":"2000032"},{"number":"BC-2026-014735","type":"Sprinkler Certification","inspectionDate":"2025-09-08","result":"Certified","expirationDate":"2026-09-08","buildingId":"2000032"},{"number":"BC-2025-031266","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-11","result":"Certified","expirationDate":"2026-11-11","buildingId":"2000032"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":6,"lotArea":66816,"zoning":"CMX3","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"222 N 17TH ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Withdrawn","date":"2023-08-18","number":"HA-2022-005009","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":70169300,"taxable":7016930,"land":7016930,"improvement":63152370,"taxableLand":7016930,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":63152370},{"y":2027,"v":70169300,"taxable":7016930,"land":7016930,"improvement":63152370,"taxableLand":7016930,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":63152370}],"taxNow":98223,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-006228C","date":"2021-08-10","work":"Conditional Zoning Approval","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2024-12-04","scope":"FOR A CONDITIONAL APPROVAL WITH THE FOLLOWING: APPLICANT REQUIRED TO SUBMIT AN APPLICATION TO CITY PLANNING COMMISSION FOR CIVIC DESIGN REVIEW PROCESS AND A FINAL APPROVAL REQUIRED PRIOR TO APPLY FOR FINAL ZONING USE PERMIT. FOR DEMOLITION OF EXISTING STRUCTURE AND ERECTION OF SEMI-DETTACHED STRUCTURE WITH INTERIOR PARKING GARAGE AND ROOF ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"PP-2021-017492","date":"2021-09-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-16","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2021-012306","date":"2021-10-09","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF STRUCTURES ON AN EXISTING LOT."},{"number":"GP-2021-013227","date":"2021-11-29","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-03-11","scope":"TANK REMOVAL PERMIT - REMOVAL OF ONE (1) 5,000 GALLON HEATING OIL UNDERGROUND STORAGE TANK (UST) REMOVE ANY PETROLEUM PRODUCT/WATER FROM TANK, CLEAN TANK, CONDUCT A CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOIL. CONTINGENCY PLAN IN PLACE IN THE CASE CONTAMINATED SOILS DISCOVERED AND BACKFILL. ALL WORK COMPLETED IN ACCORDANCE WITH PADEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT."},{"number":"ZP-2021-006228","date":"2021-12-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-12-20","scope":"FOR DEMOLITION OF EXISTING STRUCTURE AND ERECTION OF SEMI-DETTACHED STRUCTURE WITH INTERIOR PARKING GARAGE AND ROOF ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-005257","date":"2021-12-20","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-20","scope":"FOR ERECTION OF SEMI-DETTACHED STRUCTURE WITH INTERIOR PARKING GARAGE AND ROOF ACCESS STRUCTURES. FOR MULTI-FAMILY HOUSEHOLD LIVING THREE HUNDRED TWENTY-SEVEN (327) DWELLING UNITS, AND ACCESSORY OFF STREET INTERIOR PARKING NINETY-TWO (92) SPACES INCLUDING FOUR (4) ACCESSIBLE SPACES (INCLUDING VAN ACCESSIBLE SPACE), FOUR (4) ELECTRIC PARKING SPACES AND ONE-HUNDRED FIFTY-FOUR (154) CLASS 1A BICYCLE PARKING SPACES ON AN ACCESSIBLE ROUTE AND TWO (2) OFF STREET LOADING SPACE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. Amendment to change floor layout as per approved plans. Amendment to include elevator smoke curtains on floors 2-6."},{"number":"DP-2021-001910","date":"2022-02-09","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2023-02-21","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED MASONRY AND WOOD TWO-STORY STRUCTURE BY MECHANICAL METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"GP-2022-001670","date":"2022-03-08","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-03-22","scope":"TANK REMOVAL PERMIT - REMOVE ONE (1) 2,000 GALLON & TWO (2) 4,000 GALLON UNDERGROUND TANKS. The removal must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP)."},{"number":"EP-2022-002418","date":"2022-03-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-09","scope":"Provide 320A single phase 3W service to jobsite temporary CONSTRUCTION trailers as per 2017 NEC"},{"number":"GP-2022-002151","date":"2022-03-29","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-04-19","scope":"CLOSE IN PLACE 1 UNDERGORUND TANK. The CLOSE IN PLACE must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP)."},{"number":"EP-2022-002404","date":"2022-04-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-05","scope":"Miscellaneous Site Disconnections, Jobsite Temporary Light & Power, Incoming Electrical Feeder, Feeders, Hi-Voltage Switchgear, Panels, Transformers, Buss Duct, Buss Duct Switches, Load Center Panels, Light Fixtures, Light Fixture Controls, Switches, Receptacles, HVAC/Mechanical Connections, Fire Alarm, Security CCTV/Door Access/Intercom, Two Way Communications, Empty Box & Stub-up Conduit for Telecom, Empty conduit for Incoming Telecom & Grounding. All work in accordance with the 2017 nec & 2016 nfpa-72."},{"number":"PP-2022-006746","date":"2022-04-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-06","scope":"Installing a 4\" domestic water service (DIP), 2 - 12\" sanitary sewers (DIP), and a 15\" storm sewer (DIP)"},{"number":"PP-2022-003103","date":"2022-05-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-20","scope":"INSTALL 7 HOT WATER HEATERS, 20 ROOF DRAINS, 3 TRENCH DRAINS, 295 WASHING MACHINE BOXES, 15 FLOOR DRAINS, 329 KITCHEN SINKS, 353 LAVATORIES, 353 SHOWER/TUBS AND 353 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"FP-2022-001850","date":"2022-07-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-12-20","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH SIX (6) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MIXED-USE BUILDING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14. FIRE PUMP TO BE INSTALLED PER NFPA 20."},{"number":"MP-2022-003435","date":"2022-11-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-20","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"FP-2023-000348","date":"2023-02-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-12-20","scope":"FOR THE EXTENSION ON AN EXISTING NFPA 13 FIRE SUPPRESSION SYSTEM SERVICED BY SIX INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY AND FIRE PUMP APPROVED UNDER FP-2022-001850. ALL WORK TO BE DONE PER APPROVED PLANS. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARDS."},{"number":"ZP-2023-005743","date":"2023-07-18","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-02-15","scope":"Erection of one accessory flat wall sign accessory to previously approved multifamily household living, size and location as shown on plan. Plan approval for sign only"},{"number":"GP-2023-005020","date":"2023-07-23","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-02-15","scope":"ERECTION OF ONE(1) INTERNALLY ILLUMINATED FLATE WALL SIGN, SIGN ACCESSORY TO PREVIOUSLY APRPOVED MULTI-FAMILY HOUSEHOLD LIVING. SEPARATE PERMIT REQUIRED FOR ELECTRIC."},{"number":"CP-2025-003030","date":"2025-06-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-05","scope":"FOR PARTIAL DEMO AND FOR LEVEL II ALTERATIONS /REPAIR TO DAMAGED CEILING, DRYWALL AND INSULATION DUE TO WATER DAMAGE THROUGHOUT EXISTING STRUCTURE TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS."},{"number":"PP-2025-008442","date":"2025-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-05","scope":"REMOVE & RE-INSTALL EXISTING PLUMBING FIXTURES DUE TO INTERIOR FLOOD DAMAGE"},{"number":"EP-2025-006299","date":"2025-07-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-31","scope":"Due to water damage, replace some devices, lights, garbage disposals and 120V smokes in units 520, 420, 320, 216, 522, 422, 322, 218 and 220 with no new wiring. Test all circuits at existing load centers. Remove and replace some lights and devices in main lobby with no new wiring. Test all existing circuits"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"935993","type":"Rental","status":"Active","businessName":"Greystar (The Clark)","legalName":"Greystar","address":"4519-45 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":327,"issuedDate":"2023-10-19","latestIssueDate":"2025-10-31","expirationDate":"2026-10-18","inactiveDate":null}],"licenseActivity":[{"number":"935993","type":"Rental","businessName":"Greystar (The Clark)","legalName":"Greystar","issuedDate":"2023-10-19","latestIssueDate":"2025-10-31","closureDate":null,"expirationDate":"2026-10-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":327,"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","1 zoning/board appeal 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":"2 permits not marked completed: ZP-2021-006228C (Expired), DP-2021-001910 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 24, 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":"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 and appears related-party/family-held.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Sep 8, 2026; Emergency and Standby Power Systems Certification: Certified through Nov 11, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}