{"asOf":"2026-07-27T16:36:23.948Z","block":"1500-1599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-w-girard-ave","address":"1514 W GIRARD AVE","parcelNumber":"881070124","source":"https://property.phila.gov/?p=881070124","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"1514 WEST GIRARD OWNER LLC","coOwner":null,"marketValue":1305400,"landAssessment":130500,"improvementAssessment":1174900,"livableArea":6460,"yearBuilt":1920,"lastSale":{"price":1950000,"date":"2021-11-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"2477738","date":"2012-06-19","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2477737","date":"2012-06-19","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3612232","date":"2015-06-26","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4703634","date":"2018-06-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4703635","date":"2018-06-12","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4703636","date":"2018-06-12","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"334144","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-06-19","completedDate":"2012-08-30","violations":[{"number":"2477738","date":"2012-06-19","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2477737","date":"2012-06-19","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"487836","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-26","completedDate":"2015-10-29","violations":[{"number":"3612232","date":"2015-06-26","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"638349","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-06-12","completedDate":"2019-04-16","violations":[{"number":"4703634","date":"2018-06-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4703635","date":"2018-06-12","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4703636","date":"2018-06-12","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2018,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"334144","date":"2012-06-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"334144","date":"2012-08-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"487836","date":"2015-06-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"487836","date":"2015-10-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"638349","date":"2018-06-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"638349","date":"2019-04-15","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97148963388587,"lng":-75.16180650076757,"geom":{"type":"Polygon","coordinates":[[[-75.161737861,39.971649338],[-75.161806851,39.971320018],[-75.161874861,39.971329306],[-75.16180671,39.971658581],[-75.161737861,39.971649338]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-000553","type":"Sprinkler Certification","inspectionDate":"2023-12-07","result":"Certified","expirationDate":"2024-12-07","buildingId":"1547160"},{"number":"BC-2024-011135","type":"Fire Alarm Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1547160"},{"number":"BC-2025-008311","type":"Sprinkler Certification","inspectionDate":"2025-01-03","result":"Certified","expirationDate":"2026-01-03","buildingId":"1547160"},{"number":"BC-2025-010543","type":"Fire Alarm Certification","inspectionDate":"2025-04-15","result":"Certified","expirationDate":"2026-04-15","buildingId":"1547160"},{"number":"BC-2026-008413","type":"Sprinkler Certification","inspectionDate":"2026-01-22","result":"Certified","expirationDate":"2027-01-22","buildingId":"1547160"},{"number":"BC-2026-010552","type":"Fire Alarm Certification","inspectionDate":"2026-04-14","result":"Certified","expirationDate":"2027-04-14","buildingId":"1547160"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":2377,"zoning":"RM4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"500 N FRANKLIN TURNPIKE, RAMSEY NJ, 07446","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":175000,"taxable":175000,"land":16352,"improvement":158648,"taxableLand":16352,"taxableImprovement":158648,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":175000,"taxable":175000,"land":16352,"improvement":158648,"taxableLand":16352,"taxableImprovement":158648,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":180200,"taxable":180200,"land":54060,"improvement":126140,"taxableLand":54060,"taxableImprovement":126140,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":679200,"taxable":679200,"land":203760,"improvement":475440,"taxableLand":203760,"taxableImprovement":475440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":680800,"taxable":680800,"land":204240,"improvement":476560,"taxableLand":204240,"taxableImprovement":476560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":680800,"taxable":680800,"land":204240,"improvement":476560,"taxableLand":204240,"taxableImprovement":476560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1235000,"taxable":680801,"land":123500,"improvement":1111500,"taxableLand":123500,"taxableImprovement":557301,"exemptLand":0,"exemptImprovement":554199},{"y":2023,"v":1390500,"taxable":766521,"land":139050,"improvement":1251450,"taxableLand":139050,"taxableImprovement":627471,"exemptLand":0,"exemptImprovement":623979},{"y":2024,"v":1390500,"taxable":766521,"land":139050,"improvement":1251450,"taxableLand":139050,"taxableImprovement":627471,"exemptLand":0,"exemptImprovement":623979},{"y":2025,"v":1390500,"taxable":766521,"land":139050,"improvement":1251450,"taxableLand":139050,"taxableImprovement":627471,"exemptLand":0,"exemptImprovement":623979},{"y":2026,"v":1390500,"taxable":766521,"land":139050,"improvement":1251450,"taxableLand":139050,"taxableImprovement":627471,"exemptLand":0,"exemptImprovement":623979},{"y":2027,"v":1305400,"taxable":719589,"land":130500,"improvement":1174900,"taxableLand":130500,"taxableImprovement":589089,"exemptLand":0,"exemptImprovement":585811}],"taxNow":10730,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"657104","date":"2016-01-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-05","scope":"FOR USE TO MULTI-FAMILY HOUSEHOLD LIVING (SEVEN (7) DWELLING UNITS) WITHIN AN EXISTING ATTACHED STRUCTURE. NO CHANGE IN HEIGHT OR AREA OF EXISTING STRUCTURE."},{"number":"689570","date":"2016-05-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"681070","date":"2016-05-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-05","scope":"FOR THE ERECTION OF A 2ND AND 3RD STORY ADDITION ABOVE AN EXISTING ONE STORY STRUCTURE ON THE REAR, ERECTION OF REAR DECK ON 2ND AND 3RD FLOORS AS PART OF AN EXISTING SEVEN (7) FAMILY DWELLING (MULTI-FAMILY DWELLING)."},{"number":"692299","date":"2016-06-22","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO AN EXISTING FOUR (4) STRUCTURE, FOR THE ERECTION OF A TWO (2) STORY REAR ADDITION ABOVE THE EXISTING ONE (1) STORY PORTION AND NEW EXT EGRESS WINDOW WELLS FROM BASEMENT AND STUCCO AT REAR YARD OVER EXISTING BRICK WALLS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"935195","date":"2019-01-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION 638349 TO INCLUDE THE DEMOLITION OF A REAR ONE (1) STORY PORTION OF AN EXISTING ATTACHED STRUCTURE, AS PER APPROVED PLANS AND ENGINEERS REPORT. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT SPECIFICALLY ADDRESSED IN ENGINEER'S REPORT/PLANS. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. *IEBC, IBC 2009*"},{"number":"971173","date":"2019-06-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"FOR THE ERECTION OF THREE(3) STORY ADDITION AT REAR; FOR THE ADDITION OF SECOND STAIRCASE AND FOR THE ERECTION OF DECKS AT SECOND AND THIRD FLOOR AT REAR AND FOR THE ERECTION OF ROOF DECK AT 4TH FLOOR ABOVE AN EXISTING ROOF OF AN EXISTING STRUCTURE FOR A MULTI-FAMILY HOUSEHOLD LIVING ( EIGHT(8) DWELLING UNITS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION ."},{"number":"980760","date":"2019-07-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-02-24","scope":"LEVEL III ALTERATIONS TO INCLUDE ADDITIONS TO CREATE AN EIGHT-FAMILY DWELLING WITHIN A FOUR-STORY BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"1023402","date":"2019-12-27","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-02-24","scope":"AMENDMENT TO EXISTING PERMIT AP#980760 TO INCLUDE THE INSTALLATION OF NEW NFPA 13 SPRINKLER SYSTEM, MINOR CHANGES TO INTERIOR LAYOUTS OF APARTMENTS TO REMOVE INTERIOR CLOSETS, AND CONFORM TO FIELD CONDITION ADJUSTED BATHROOM LAYOUTS AS PER APPROVED PLANS**ALL PREVIOUSLY APPROVED CHANGES TO REMAIN**"},{"number":"1016461","date":"2020-01-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-24","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT AN EXISTING FOUR (4) STORY BUILDING. SYSTEM TO BE SERVICED BY A TWO INCH (2\") FIRE SERVICE LINE WITH BACKFLOW PREVENTION DEVICE (WILKINS 350XL) AND TO PROVIDE A DOUBLE SNOOT FIRE DEPARTMENT CONNECTION AT THE GIRARD AVENUE FRONTAGE WITH SIGNAGE; DRY HEADS AT REAR DECKS ONLY. SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL OR PLUMBING WORK ASSOCIATED WITH THIS SYSTEM."},{"number":"1043102","date":"2020-01-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-02-24","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *8 Seperate units. No penetrations through rated assemblies*"},{"number":"1044415","date":"2020-02-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-12","scope":"COMPLETE INSTALLATION OF FIRE ALARM SYSTEM FOR ENTIRE BUILDING. INSTALLATION IN ACCORDANCE NFPA 72(NORTH DIST)"},{"number":"1019627-RI","date":"2020-02-26","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2020-06-22","scope":"INSTALLATION OF DRAINS AND WATER LINES FOR TOILETS, SINKS, KITCHEN SINKS, AND BATHTUBS. INSTALLATION OF AREA DRAINS. INSTALLATION FIXTURES FOR BATHROOM AND KITCHEN PER 2018 PHILA PLUMB CODE."},{"number":"1037293","date":"2020-04-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-02-24","scope":"8 UNIT WIRING THROUGHOUT BUILD, SEE ATTACHED PLANS PER 2017 NEC (NORTH DIST)"},{"number":"1019627","date":"2020-06-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-26","scope":"INSTALLATION OF DRAINS AND WATER LINES FOR TOILETS, SINKS, KITCHEN SINKS, AND BATHTUBS. INSTALLATION OF AREA DRAINS. INSTALLATION FIXTURES FOR BATHROOM AND KITCHEN PER 2018 PHILA PLUMB CODE."}],"storyTag":"New construction","storyDelta":3.79,"timeline":[{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"sale","p":1950000}],"rented":true,"licenses":[{"number":"357503","type":"Rental","status":"Inactive","businessName":"ELAYNE RUTBERG","legalName":"ELAYNE RUTBERG","address":"1514 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2006-03-01","latestIssueDate":"2015-03-15","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"862954","type":"Rental","status":"Inactive","businessName":"LSJ Investments LLC","legalName":"LSJ Investments LLC","address":"1514 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2021-03-05","latestIssueDate":"2021-03-05","expirationDate":"2022-03-04","inactiveDate":"2022-05-03"},{"number":"900648","type":"Rental","status":"Active","businessName":"1514 WEST GIRARD OWNER LLC","legalName":"1514 WEST GIRARD OWNER LLC","address":"1514 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2022-07-14","latestIssueDate":"2026-06-08","expirationDate":"2027-07-13","inactiveDate":null}],"licenseActivity":[{"number":"900648","type":"Rental","businessName":"1514 WEST GIRARD OWNER LLC","legalName":"1514 WEST GIRARD OWNER LLC","issuedDate":"2022-07-14","latestIssueDate":"2026-06-08","closureDate":null,"expirationDate":"2027-07-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"862954","type":"Rental","businessName":"LSJ Investments LLC","legalName":"LSJ Investments LLC","issuedDate":"2021-03-05","latestIssueDate":"2021-03-05","closureDate":"2022-05-03","expirationDate":"2022-03-04","inactiveDate":"2022-05-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"357503","type":"Rental","businessName":"ELAYNE RUTBERG","legalName":"ELAYNE RUTBERG","issuedDate":"2006-03-01","latestIssueDate":"2015-03-15","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":8,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 81% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $680,800 to $1,235,000","no permit shown in 2021-2023"],"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":"Use permit #657104: COMPLETED.","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":"3 permits not marked completed: 689570 (EXPIRED), 692299 (EXPIRED), 1019627-RI (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (500 N FRANKLIN TURNPIKE, RAMSEY NJ, 07446).","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 1920 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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 15, 2019.","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 multi-family. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jan 22, 2027; Fire Alarm Certification: Certified through Apr 14, 2027","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/"}]}