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PERMIT","status":"COMPLETED","completedDate":"2007-12-06","scope":"INSTALL FIXTURES"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Plumbing"},{"y":2020,"k":"sale","p":5737500},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×6"},{"y":2024,"k":"insp","w":"Inspection passed ×2"},{"y":2025,"k":"viol","w":"14 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 1 passed"}],"rented":true,"licenses":[{"number":"219462","type":"Rental","status":"Inactive","businessName":"CONGRESS HALL APTS","legalName":"CONGRESS HALL APTS","address":"5001-23 ERRINGER PL","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-04-07","latestIssueDate":"2004-04-07","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"308716","type":"Rental","status":"Inactive","businessName":"CONGRESS HALL 2004 L P","legalName":"CONGRESS HALL 2004 L P","address":"5001-23 ERRINGER PL","revenueCode":"3202","rentalCategory":null,"units":71,"issuedDate":"2005-03-10","latestIssueDate":"2019-03-06","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"544303","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CONGRESS HALL 2004 LP","legalName":"CONGRESS HALL 2004 LP","address":"5001-23 ERRINGER PL","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-09-19","latestIssueDate":"2012-07-28","expirationDate":"2013-07-31","inactiveDate":null},{"number":"842263","type":"Rental","status":"Active","businessName":"Fernhill Park Holdings LLC","legalName":"Fernhill Park Holdings LLC","address":"5001-23 ERRINGER PL","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":71,"issuedDate":"2020-05-19","latestIssueDate":"2026-07-01","expirationDate":"2027-05-18","inactiveDate":null}],"licenseActivity":[{"number":"842263","type":"Rental","businessName":"Fernhill Park Holdings LLC","legalName":"Fernhill Park Holdings LLC","issuedDate":"2020-05-19","latestIssueDate":"2026-07-01","closureDate":null,"expirationDate":"2027-05-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"544303","type":"Dumpster License - Private Property","businessName":"CONGRESS HALL 2004 LP","legalName":"CONGRESS HALL 2004 LP","issuedDate":"2011-09-19","latestIssueDate":"2012-07-28","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"308716","type":"Rental","businessName":"CONGRESS HALL 2004 L P","legalName":"CONGRESS HALL 2004 L P","issuedDate":"2005-03-10","latestIssueDate":"2019-03-06","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"219462","type":"Rental","businessName":"CONGRESS HALL APTS","legalName":"CONGRESS HALL APTS","issuedDate":"2004-04-07","latestIssueDate":"2004-04-07","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":71,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["10 open L&I violations","failed L&I inspection activity in 2022, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $4,026,600 to $5,158,900","no permit shown in 2020-2022"],"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":"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":"violations","level":"attention","title":"10 open L&I violations","finding":"88 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 8, 2025","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 (200 STRATFORD PLACE, LAKEWOOD NJ, 08701).","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 1960 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":"43 failed, 22 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 25, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #544303: 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":"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/"}],"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/"}]}