{"asOf":"2026-07-26T01:58:13.954Z","block":"100-199 W OXFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-oxford-st","address":"101 W OXFORD ST","parcelNumber":"881006877","source":"https://property.phila.gov/?p=881006877","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"830","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Industrial building","owner":"ZCA FRONT STREET QOZB LLC","coOwner":null,"marketValue":6808100,"landAssessment":680800,"improvementAssessment":6127300,"livableArea":51785,"yearBuilt":2022,"lastSale":{"price":2222158,"date":"2019-11-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-097727","date":"2025-12-17","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-02","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-000498","date":"2026-01-05","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-09","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2025-134697","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-17","completedDate":null,"violations":[{"number":"VI-2025-097727","date":"2025-12-17","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-02","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-000913","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-05","completedDate":"2026-02-09","violations":[{"number":"VI-2026-000498","date":"2026-01-05","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-09","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-134697","date":"2025-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-000913","date":"2026-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134697","date":"2026-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-000913","date":"2026-02-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97454766204866,"lng":-75.13473542758553,"geom":{"type":"Polygon","coordinates":[[[-75.134515093,39.974701232],[-75.134633121,39.974327358],[-75.134841677,39.974355711],[-75.134809337,39.974475214],[-75.134979328,39.974497383],[-75.134915688,39.974701657],[-75.134750183,39.974678332],[-75.134732336,39.974732055],[-75.134515093,39.974701232]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-008940","type":"Special Hazards Certification","inspectionDate":"2022-06-29","result":"Certified","expirationDate":"2023-06-29","buildingId":"1074181"},{"number":"BC-2022-017869","type":"Special Hazards Certification","inspectionDate":"2022-11-30","result":"Certified","expirationDate":"2023-11-30","buildingId":"1074181"},{"number":"BC-2023-011504","type":"Special Hazards Certification","inspectionDate":"2023-05-30","result":"Certified","expirationDate":"2024-05-30","buildingId":"1074181"},{"number":"BC-2023-024741","type":"Special Hazards Certification","inspectionDate":"2023-11-30","result":"Certified","expirationDate":"2024-11-30","buildingId":"1074181"},{"number":"BC-2024-016553","type":"Special Hazards Certification","inspectionDate":"2024-05-31","result":"Certified","expirationDate":"2025-05-31","buildingId":"1074181"},{"number":"BC-2025-014773","type":"Special Hazards Certification","inspectionDate":"2025-05-31","result":"Certified","expirationDate":"2026-05-31","buildingId":"1074181"},{"number":"BC-2025-024571","type":"Sprinkler Certification","inspectionDate":"2025-09-18","result":"Certified","expirationDate":"2026-09-18","buildingId":"1074182"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":12301,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1205 WESTLAKE DR, BERWYN PA, 19312","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":510600,"taxable":510600,"land":244189,"improvement":266411,"taxableLand":244189,"taxableImprovement":266411,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":510600,"taxable":510600,"land":244189,"improvement":266411,"taxableLand":244189,"taxableImprovement":266411,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":510600,"taxable":510600,"land":244189,"improvement":266411,"taxableLand":244189,"taxableImprovement":266411,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":7701900,"taxable":3752070,"land":770190,"improvement":6931710,"taxableLand":770190,"taxableImprovement":2981880,"exemptLand":0,"exemptImprovement":3949830},{"y":2024,"v":7701900,"taxable":770190,"land":770190,"improvement":6931710,"taxableLand":770190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6931710},{"y":2025,"v":7701900,"taxable":770190,"land":770190,"improvement":6931710,"taxableLand":770190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6931710},{"y":2026,"v":7701900,"taxable":770190,"land":770190,"improvement":6931710,"taxableLand":770190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6931710},{"y":2027,"v":6808100,"taxable":680800,"land":680800,"improvement":6127300,"taxableLand":680800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6127300}],"taxNow":10781,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1016447","date":"2020-01-23","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-08-31","scope":"FOR THE COMPLETED DEMOLITION OF A AN EXISTING TWO AND ONE STORY ATTACHED STRUCTURES USING HAND METHOD ONLY AS PER PLAN. SEE ATTACHED SITE SAFETY PLAN FOR FURTHER DESCRIPTION OF WORK AND PROJECT SCOPE. STREETS DEPARTMENT APPROVAL REQUIRED FOR PEDESTRIAN PROTECTION ON THE PUBLIC FOOTWAY PRIOR TO START OF WORK. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6.25 FEET OF BUILDING IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * NEWLY EXPOSED WALLS TO BE TREATED AND FOUNDATION TO BE REMOVED OR BROKEN FOR DRAINAGE IF NEW CONSTRUCTION PERMIT IS NOT OBTAINED WITHIN 3 MONTHS PER B-3302-5-2."},{"number":"CP-2020-001125","date":"2020-07-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-14","scope":"FOR THE ERECTION OF A FOUNDATION ONLY. FOUNDATION INCLUDES UNDERPINNING. SEPARATE PERMIT REQUIRED FOR SUPERSTRUCTURE. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. AMENDMENT 2/25/2021: AMEND PLANS TO MOVE LOCATION OF PECO VAULT AND AMEND SHORING PLANS. AMENDMENT (10/31/2023) TO REVISE THE STATEMENT OF SPECIAL INSPECTION FORM TO CHANGE AGENCY"},{"number":"CP-2020-004482","date":"2020-12-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-22","scope":"AMENDMENT: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT TO DOCUMENT CHANGE IN SPECIAL INSPECTION AGENCY AS SHOWN PER APPROVED DOCUMENTATION. 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 FIVE STORY BUILDING FOR THE USE OF STORAGE IN THE BASEMENT LEVEL, ACCESSORY PARKING AND VACANT COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT REQUIRED AND INTERIOR FIT-OUT REQUIRED PRIOR TO OCCUPANCY) WITH RESIDENTIAL UNITS (THIRTY SIX DWELLING UNITS) FROM THE SECOND THROUGH FIFTH FLOOR LEVEL. ALL UNITS ARE TYPE B DWELLING UNITS WITH THE EXCEPTION OF ONE TYPE A UNIT. ROOF DECKS TO BE LOCATED ON THE FIFTH FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE LOCATED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FOUNDATION WAS APPROVED UNDER CP-2020-001125. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 19 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 TO BE OBTAINED FOR UNDER PINNING WORK.*** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2021-003622","date":"2021-04-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-04","scope":"Temporary Service 100a with main breaker 6 dedicated 20a GFCI circuits all grounding As per 2017 nec"},{"number":"EP-2021-014408","date":"2021-12-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-13","scope":"Rough-In Permit for EP-2021-013855 Supply and install all wiring indoor and outdoor throughout as per plans Install tv phone points Install fire alarm system Install all metering, panels and service work All work to be performed as per plans As per 2017 nec and nfpa 72"},{"number":"PP-2022-004860","date":"2022-05-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-22","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-013855","date":"2022-06-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-14","scope":"Supply and install all wiring indoor and outdoor throughout as per plans Install tv phone points Install all metering, panels and service work All work to be performed as per plans and 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"FP-2022-001383","date":"2022-06-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-16","scope":"FOR THE INSTALLATION OF A NFPA 13 SYSTEM SERVICED BY A SIX INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A MIXED USE OCCUPANCY. FIRE SUPPRESSION SYSTEM TO INCLUDE INTERCONNECT STANDPIPES IN EXIT STAIRWAYS. 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 AND NFPA 14 STANDARD."},{"number":"MP-2022-002690","date":"2022-07-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-22","scope":"FOR A NEW MECHANICAL INSTALLATION TO ACCOMMODATE AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS, APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2024-002138","date":"2024-03-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2024-001133","date":"2024-05-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-22","scope":"NEW RESTAURANT FIT-OUT IN EXISTING TENANT SPACE ON 1ST FLOOR AND BASEMENT TO INCLUDE NEW STOREFRONT IN EXISTING OPENINGS, NEW INTERIOR PARTITIONS, NEW INTERIOR DOORS, INTERIOR FINISHES, MILLWORK AND NEW KITCHEN EQUIPMENTS AS PER APPROVED PLANS. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK."},{"number":"PP-2024-010340","date":"2024-08-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-14","scope":"INSTALL 10 FLOOR SINKS, 7 FLOOR DRAINS, 1 PREP RINSE SINK, 4 WATER CLOSETS, 3 LAVATORIES, 4 HAND SINKS, 3 THREE COMPARTMENT SINKS, 3 GREASE INTERCEPTORS, 4 HOT WATER HEATERS, 1 DUPLES GRINDER PUMP AND 2 MOP SINKS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2024-004026","date":"2024-11-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-14","scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION. FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, KITCHEN HOODS 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":"EP-2024-010104","date":"2024-11-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-12","scope":"Installation of 600 amp service, 600 AMP Disconnect, (1) 400 AMP Panel, (2) 200 AMP Panels, Receptacles, Switches, Lighting, and Interior Wiring Throughout According to Plans and 2017 NEC. Installation of Fire Alarm System as per 2016 NFPA 72."},{"number":"FP-2024-002531","date":"2024-12-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-14","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install CORE kitchen fire protection system, covering 2 type 1 cooking hoods."},{"number":"MP-2025-001958","date":"2025-04-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-14","scope":"INSTALLATION OF NEW HVAC SYSTEM AND FUEL GAS PIPING FOR A RESTAURANT FIT-OUT AS PER APPROVED PLANS. *2018 IMC REVIEW* **SEE MP-2024-004026 FOR KITCHEN EXHAUST HOOD INSTALLATION**"},{"number":"ZP-2025-001592","date":"2025-04-10","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-09","scope":"FOR THE ERECTION OF TWO (2) STATIC ILLUMINATED WALL SIGNS BELOW THE SECOND FLOOR WINDOW SILL OF AN EXISTING STRUCTURE. SIZE/LOCATION AS SHOWN ON THE APPLICATION/PLANS."},{"number":"GP-2025-003320","date":"2025-04-24","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-05-09","scope":"For the erection of two statically illuminated wall signs. Size and location per plans. Separate permit required for the associated electrical work."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"0967985","type":"Rental","status":"Active","businessName":"ZCA Front Street QOZB LLC","legalName":"ZCA Front Street QOZB LLC","address":"101 W OXFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":36,"issuedDate":"2024-12-18","latestIssueDate":"2025-12-04","expirationDate":"2026-12-17","inactiveDate":null},{"number":"0977115","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Merez Inc (Ama Restaurant)","legalName":"Merez Inc","address":"101 W OXFORD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-04-24","latestIssueDate":"2026-05-23","expirationDate":"2027-04-23","inactiveDate":null}],"licenseActivity":[{"number":"0977115","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Merez Inc (Ama Restaurant)","legalName":"Merez Inc","issuedDate":"2025-04-24","latestIssueDate":"2026-05-23","closureDate":null,"expirationDate":"2027-04-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0967985","type":"Rental","businessName":"ZCA Front Street QOZB LLC","legalName":"ZCA Front Street QOZB LLC","issuedDate":"2024-12-18","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2026-12-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":36,"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":["8 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through May 31, 2026; Sprinkler Certification: Certified through Sep 18, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (1205 WESTLAKE DR, BERWYN PA, 19312).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 9, 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":"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 2 historical violations across 2 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/"}]}