{"asOf":"2026-07-27T05:00:56.184Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-w-girard-ave","address":"2736-38 W GIRARD AVE","parcelNumber":"881070282","source":"https://property.phila.gov/?p=881070282","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":"2736 W GIRARD LLC","coOwner":null,"marketValue":980400,"landAssessment":98000,"improvementAssessment":882400,"livableArea":6795,"yearBuilt":1914,"lastSale":{"price":1,"date":"2018-09-24T04:00:00Z"},"openViolations":4,"violations":[{"number":"944407","date":"2007-03-15","code":"A-301.1/73","title":"PERMB- CONST RAMP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"944406","date":"2007-03-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2020648","date":"2007-04-05","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2020647","date":"2007-04-05","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-015233","date":"2026-03-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015232","date":"2026-03-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015231","date":"2026-03-17","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2026-06-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-015234","date":"2026-03-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-02","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"105805","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2007-03-19","completedDate":null,"violations":[{"number":"944407","date":"2007-03-15","code":"A-301.1/73","title":"PERMB- CONST RAMP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"944406","date":"2007-03-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"107881","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-04-05","completedDate":"2011-03-30","violations":[{"number":"2020648","date":"2007-04-05","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2020647","date":"2007-04-05","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-024708","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-18","completedDate":null,"violations":[{"number":"VI-2026-015233","date":"2026-03-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015232","date":"2026-03-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015231","date":"2026-03-17","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2026-06-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-015234","date":"2026-03-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-02","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"105805","date":"2007-03-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"107881","date":"2007-04-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"105805","date":"2007-04-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"107881","date":"2007-05-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"107881","date":"2007-05-15","type":"BC INSP","status":"CLOSED"},{"caseNumber":"105805","date":"2007-05-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"105805","date":"2007-07-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"105805","date":"2007-08-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"105805","date":"2008-05-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"105805","date":"2008-09-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"105805","date":"2008-09-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"105805","date":"2008-09-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"107881","date":"2011-03-25","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"107881","date":"2011-03-25","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"107881","date":"2011-03-30","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-024708","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024708","date":"2026-06-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":7,"passes":0},{"y":2008,"fails":0,"passes":4},{"y":2011,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97414193497854,"lng":-75.18175786594495,"geom":{"type":"Polygon","coordinates":[[[-75.181779079,39.974052256],[-75.181832315,39.974058977],[-75.18179558,39.974238148],[-75.181681591,39.974223459],[-75.181722473,39.974044896],[-75.181779079,39.974052256]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-030072","type":"Fire Alarm Certification","inspectionDate":"2025-05-23","result":"Certified","expirationDate":"2026-05-23","buildingId":"1045060"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2080,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2616 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE; FOR THE ERECTION OF AN ATTACHED STRUCTURES ( 55 FT HIGH) WITH CELLAR  ROOF DECK ACCESSED BY  A  PILOTHOUSE WITH ELEVATOR OVERRIDE, BALCONY AT FIFTH FLOORS, ERECTION OF A CANOPY AT FI","status":"OPEN","outcome":"Withdrawn","date":"2018-03-26","number":"33029","relatedPermit":"837011"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":350000,"taxable":350000,"land":15447,"improvement":334553,"taxableLand":15447,"taxableImprovement":334553,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":350000,"taxable":350000,"land":15447,"improvement":334553,"taxableLand":15447,"taxableImprovement":334553,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":552900,"taxable":552900,"land":110580,"improvement":442320,"taxableLand":110580,"taxableImprovement":442320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":569400,"taxable":569400,"land":113880,"improvement":455520,"taxableLand":113880,"taxableImprovement":455520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":842000,"taxable":552900,"land":84200,"improvement":757800,"taxableLand":84200,"taxableImprovement":468700,"exemptLand":0,"exemptImprovement":289100},{"y":2022,"v":842000,"taxable":552900,"land":84200,"improvement":757800,"taxableLand":84200,"taxableImprovement":468700,"exemptLand":0,"exemptImprovement":289100},{"y":2023,"v":909000,"taxable":596896,"land":90900,"improvement":818100,"taxableLand":90900,"taxableImprovement":505996,"exemptLand":0,"exemptImprovement":312104},{"y":2024,"v":909000,"taxable":596896,"land":90900,"improvement":818100,"taxableLand":90900,"taxableImprovement":505996,"exemptLand":0,"exemptImprovement":312104},{"y":2025,"v":909000,"taxable":596896,"land":90900,"improvement":818100,"taxableLand":90900,"taxableImprovement":505996,"exemptLand":0,"exemptImprovement":312104},{"y":2026,"v":909000,"taxable":596896,"land":90900,"improvement":818100,"taxableLand":90900,"taxableImprovement":505996,"exemptLand":0,"exemptImprovement":312104},{"y":2027,"v":980400,"taxable":643765,"land":98000,"improvement":882400,"taxableLand":98000,"taxableImprovement":545765,"exemptLand":0,"exemptImprovement":336635}],"taxNow":8355,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"104609","date":"2008-01-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-07-17","scope":"ERECT A FRONT ENTRANCE HANDICAP RAMP AS PER PLANS"},{"number":"859007","date":"2018-04-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-02","scope":"FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING ( FIVE(5) DWELLING UNITS) FROM SECOND THROUGH THIRD FLOORS. NO SIGN ON THIS APPLICATION."},{"number":"868730","date":"2018-04-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-04-02","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"868719","date":"2018-06-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-25","scope":"NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION. INTERIOR ALTERATIONS AND STRUCTURAL WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"898239","date":"2018-07-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"USE OF FIRST FLOOR OF AN EXISTING BUILDING FOR PERSONAL SERVICES, ALONG WITH ALL OTHER PREVIOUSLY APPROVED USES. NO SIGNS ON THIS PERMIT"},{"number":"890275","date":"2018-08-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-04-02","scope":"AMEND BUILDING PERMIT A/P #868719 TO INCLUDE STRUCTURAL WORK AND SPECIAL INSPECTIONS AS PER APPROVED PLANS."},{"number":"898248","date":"2018-08-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A BEAUTY SHOP IN THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"898409","date":"2018-09-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"FOR THE ERECTION OF AN ADDITION AT THE 4TH FLOOR LEVEL AND ERECTION OF ROOF DECK AT THE 3RD AND 4TH FLOOR LEVELS (NO ROOF DECK ACCESS STRUCTURES). SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (FIVE (5) DWELLING UNITS). NO SIGNS OR PARKING ON THIS APPLICATION. *DEED COORESPONDING WITH OPA ACCOUNT MUST BE RECORDED PRIOR TO BUILDING PERMIT ISSUANCE PER CODE BULLETIN NO A-1701*"},{"number":"916631","date":"2018-12-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"FOR THE ERECTION OF AN ADDITION TO CREATE A FOUR (4) STORY ABOVE GRADE PLANE MIXED-USE MULTI-FAMILY DWELLING INCLUDING LEVEL 3 ALTERATIONS THROUGHOUT EXIST. PORTION INCLUDING ERECTION OF PARTITION WALLS FOR DWELLING UNITS SPACE, ROOF DECK WORK AT 4TH FLR LEVEL, & ALL ASSOCIATED FINISH WORK; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 & PROVIDED W. A STANDPIPE SYSTEM WITH EXIT ENCLOSURES. SEPARATE PERMIT REQ'D FOR ANY WORK AT 1ST FLOOR SPACE & ANY MECH., ELEC., PLUMB., FIRESUPP WORK. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK."},{"number":"945000","date":"2019-02-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"INSTALLATION HOUSE DRAIN, DRAINAGE AND WATER SUPPLY TO 7 BATH. GROUPS, 5 KITCHENS, 5 WASHERS, 4 ROOF DRAINS, YARD DRAIN AND COMMERCIAL SPACE ACCORDING WITH THE PLANS. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"943881","date":"2019-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-19","scope":"FOR THE INSTALLATION OF EIGHT (8) PUSH PIERS TO UNDERPIN AND STABILIZE THE BASEMENT OF AN EXPANDED FOUR (4) STORY ATTACHED STRUCTURE, AS PER PLANS; NO OTHER WORK ON THIS PERMIT; SPECIFICATIONS AND STRUCTURAL CALCULATIONS PROVIDED; SEE AP#916631 FOR ASSOCIATED ADDITION PERMIT."},{"number":"940927","date":"2019-03-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-08","scope":"INSTALL FIRE ALARMS, WIRE THROUGHOUT 5 UNITS AND COMMERCIAL SORE IN 1ST FLOOR, LIGHT SWITCHES, RECEPTACLES, TV, PHONE, INTERCONNECTED SMOKES AND C/O DETECTORS, INSTALL 800AMP SERVICE WITH 7 METERS A PER PLANS GIVEN AS PER NFPA 72, AS PER 2008 NEC.(CC DIST)"},{"number":"951835","date":"2019-03-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS WITH ASSOCIATED DUCT WORK AND FORTY ONE (41) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION**"},{"number":"968470","date":"2019-04-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-03","scope":"NEW HOUSE DRAIN, HOUSE TRAP, FRESH AIR INLET INTO BUILDING, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"1015517","date":"2019-10-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"90 DAY TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"1031009","date":"2019-12-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2-1/2\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND ONE (1) MANUAL WET STANDPIPE RISER COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-003996","date":"2023-05-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"New 20 amp dedicated line x1 Square D Complete Home Surge Protective device x1 ED.PM TU x1 ED.Replace GFCI Outlet TR.3 x1 ED.CL120 amp .0.25 x1 FISH ONLY PER 2017"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Addition"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"468499","type":"Rental","status":"Closed","businessName":"LIU EN MING              LIU MIN HUI","legalName":"LIU EN MING              LIU MIN HUI              ","address":"2736-38 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-03-16","latestIssueDate":"2014-03-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"827485","type":"Rental","status":"Active","businessName":"2736 W Girard LLC","legalName":"2736 W Girard LLC","address":"2736-38 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2019-10-25","latestIssueDate":"2025-10-22","expirationDate":"2026-10-24","inactiveDate":null}],"licenseActivity":[{"number":"827485","type":"Rental","businessName":"2736 W Girard LLC","legalName":"2736 W Girard LLC","issuedDate":"2019-10-25","latestIssueDate":"2025-10-22","closureDate":null,"expirationDate":"2026-10-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"468499","type":"Rental","businessName":"LIU EN MING              LIU MIN HUI","legalName":"LIU EN MING              LIU MIN HUI              ","issuedDate":"2009-03-16","latestIssueDate":"2014-03-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":5,"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":["4 open L&I violations","failed L&I inspection activity in 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 48% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $569,400 to $842,000","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":"Appeal #33029: OPEN · Withdrawn; related permit 837011. Use permit #859007: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"1 permit not marked completed: EP-2023-003996 (Issued).","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":"4 open L&I violations","finding":"8 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 May 23, 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1914 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":"9 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 3, 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.","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/"}],"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/"}]}