{"asOf":"2026-07-26T06:24:03.254Z","block":"100-199 GRAPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-grape-st","address":"171 GRAPE ST","parcelNumber":"881079350","source":"https://property.phila.gov/?p=881079350","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":"171GRAPEST LLC","coOwner":null,"marketValue":3123100,"landAssessment":624600,"improvementAssessment":2498500,"livableArea":22000,"yearBuilt":1918,"lastSale":{"price":5842000,"date":"2022-03-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"5239371","date":"2019-11-08","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-016664","date":"2024-03-14","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016665","date":"2024-03-14","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016666","date":"2024-03-14","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016667","date":"2024-03-14","code":"F-1014.1","title":"HANDRAILS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016668","date":"2024-03-14","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-001022","date":"2025-01-08","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2025-03-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"715237","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-11-08","completedDate":"2019-11-18","violations":[{"number":"5239371","date":"2019-11-08","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-020425","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-14","completedDate":"2024-04-30","violations":[{"number":"VI-2024-016664","date":"2024-03-14","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016665","date":"2024-03-14","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016666","date":"2024-03-14","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016667","date":"2024-03-14","code":"F-1014.1","title":"HANDRAILS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016668","date":"2024-03-14","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-001562","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-09","completedDate":"2025-03-03","violations":[{"number":"VI-2025-001022","date":"2025-01-08","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2025-03-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":1,"worst":null},{"y":2024,"n":5,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"715237","date":"2019-11-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"715237","date":"2019-11-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-020425","date":"2024-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020425","date":"2024-04-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-001562","date":"2025-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001562","date":"2025-03-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.026325525948536,"lng":-75.22187007600294,"geom":{"type":"Polygon","coordinates":[[[-75.221470569,40.026389408],[-75.22175326,40.026262359],[-75.221740173,40.026244733],[-75.22213884,40.026091153],[-75.22227169,40.02627193],[-75.221599219,40.026564009],[-75.221470569,40.026389408]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-000339","type":"Fire Alarm Certification","inspectionDate":"2020-12-09","result":"Certified","expirationDate":"2021-12-09","buildingId":"1083708"},{"number":"BC-2021-007238","type":"Sprinkler Certification","inspectionDate":"2021-12-01","result":"Certified","expirationDate":"2022-12-01","buildingId":"1083708"},{"number":"BC-2022-019243","type":"Fire Alarm Certification","inspectionDate":"2022-05-12","result":"Certified","expirationDate":"2023-05-12","buildingId":"1083708"},{"number":"BC-2024-010546","type":"Fire Alarm Certification","inspectionDate":"2024-04-10","result":"Certified","expirationDate":"2025-04-10","buildingId":"1083708"},{"number":"BC-2024-009920","type":"Sprinkler Certification","inspectionDate":"2024-04-10","result":"Certified","expirationDate":"2025-04-10","buildingId":"1083708"},{"number":"BC-2025-017755","type":"Fire Alarm Certification","inspectionDate":"2025-04-25","result":"Certified","expirationDate":"2026-04-25","buildingId":"1083708"},{"number":"BC-2025-023028","type":"Sprinkler Certification","inspectionDate":"2025-07-08","result":"Certified","expirationDate":"2026-07-08","buildingId":"1083708"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":4,"lotArea":16561,"zoning":"RSA5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"720 STONECLIFFE ROAD, MALVERN PA, 19355","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR A MULTI-FAMILY HOUSELIVING (23 DWELLING UNITS) WITH EXISTING NINETEEN (19) ACCESSORY OFF-STREET PARKING SPACES IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION. \n\n\n\nThe permit for the above location cannot be issued because the per","status":"Completed","outcome":"Granted with conditions","date":"2020-10-20","number":"ZP-2020-000978","relatedPermit":"ZP-2020-000978"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2962600,"taxable":1137639,"land":311581,"improvement":2651019,"taxableLand":311581,"taxableImprovement":826058,"exemptLand":0,"exemptImprovement":1824961},{"y":2017,"v":2962600,"taxable":1137639,"land":311581,"improvement":2651019,"taxableLand":311581,"taxableImprovement":826058,"exemptLand":0,"exemptImprovement":1824961},{"y":2018,"v":2962600,"taxable":1127092,"land":296260,"improvement":2666340,"taxableLand":296260,"taxableImprovement":830832,"exemptLand":0,"exemptImprovement":1835508},{"y":2019,"v":2904400,"taxable":1104950,"land":290440,"improvement":2613960,"taxableLand":290440,"taxableImprovement":814510,"exemptLand":0,"exemptImprovement":1799450},{"y":2020,"v":2918900,"taxable":1110466,"land":291890,"improvement":2627010,"taxableLand":291890,"taxableImprovement":818576,"exemptLand":0,"exemptImprovement":1808434},{"y":2021,"v":2918900,"taxable":1110466,"land":291890,"improvement":2627010,"taxableLand":291890,"taxableImprovement":818576,"exemptLand":0,"exemptImprovement":1808434},{"y":2022,"v":2918900,"taxable":2918900,"land":291890,"improvement":2627010,"taxableLand":291890,"taxableImprovement":2627010,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4518000,"taxable":4518000,"land":451800,"improvement":4066200,"taxableLand":451800,"taxableImprovement":4066200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4518000,"taxable":4518000,"land":451800,"improvement":4066200,"taxableLand":451800,"taxableImprovement":4066200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4066200,"taxable":4066200,"land":1219860,"improvement":2846340,"taxableLand":1219860,"taxableImprovement":2846340,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4066200,"taxable":4066200,"land":1219860,"improvement":2846340,"taxableLand":1219860,"taxableImprovement":2846340,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3123100,"taxable":3123100,"land":624600,"improvement":2498500,"taxableLand":624600,"taxableImprovement":2498500,"exemptLand":0,"exemptImprovement":0}],"taxNow":56919,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"240556","date":"2009-10-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-05","scope":"22 FAMILY DWELLING WITH 19 PARKING SPACES."},{"number":"240555","date":"2009-10-05","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-10-05","scope":"DEMO"},{"number":"240651","date":"2009-12-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-01-03","scope":"ALTERATIONS TO EXISTING BUILDING TO CREATE DWELLING UNITS."},{"number":"264485","date":"2010-03-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"INSTALL WATER CLOSETS, LAV'S, KITCHEN SINKS, LAUNDRY TUBS, FLOOR DRAINS,HOT WATER HEATERS (15)"},{"number":"264413","date":"2010-04-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"INSTALL AHVAC AS PER PLANS"},{"number":"260226","date":"2010-04-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-16","scope":"INSTALL 2000A,3 PHASE SERVICE,INSTALL WIRING FOR 22 CONDO UNITS. INSTALL ARC FAULT BREAKERS FOR BEDROOM CIRCUITS,INSTALL 120V SMOKE DETECTORS THROUGHOUT EACH UNIT.ALL OTHER WIRING AS PER 2005 NEC. FA BY OTHERS (NORTH DIST)"},{"number":"265164","date":"2010-07-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"NEW FIRE SYSTEM INCLUDE SPRINKLERS,AND STANDPIPES. SEPARATE PERMIT FOR BFP."},{"number":"295868","date":"2010-08-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-01-03","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING AND GARAGE"},{"number":"301380","date":"2010-09-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-09-17","scope":"TCO TO OCCUPY UPPER TWO FLOORS FOR SALES DISPLAY; NO OVERNIGHT OCCUPANCY; UNITS 201,202,203,204,205,206,301,302,303,304,305, AND 306. SEE A/P#240651 FOR BASE BLG PERMIT."},{"number":"307394","date":"2010-10-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"TCO TO OCCUPY ALL APARTMENTS; AWAITING ELEVATOR FINAL INSPECTION. SEE A/P#240651 FOR BASE BLG PERMIT."},{"number":"ZP-2020-000978","date":"2020-09-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-002045","date":"2021-05-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-15","scope":"FOR LEVEL II ALTERATIONS WITH CHANGE IN OCCUPANCY TO CONVERT A STORAGE SPACE INTO A DWELLING UNIT WITHIN AN EXISTING BUILDING. WORK AREA TO BE SPRINKLERED WITH NFPA 13R MINIMUM. SEPARATE BUILDING PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER."},{"number":"PP-2021-013218","date":"2021-08-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-01","scope":"INSTALL 1 HOT WATER HEATER, 1 KITCHEN SINK, 1 LAVATORY, 1 SHOWER/TUBS AND WATER CLOSET ACCORDING TO THE 2018 PPC."},{"number":"MP-2021-006759","date":"2021-10-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-26","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Qty: 1 (other) Hotpoint AH11H07D3B - 7000 BTU PTAC Air Conditioner with Heat Pump 20 Amp - 208/230 Volt Hotpoint - AH11H07D3B Wall Sleeve - Galvanized Steel Wall Sleeve - RAB80 ($89.00) Rear Grille - Stamped Aluminum Rear Grille - RAG70 ($35.00) $843.00 USD Qty: 1 (other) Hotpoint AH11H15D3B - 15000 BTU PTAC Air Conditioner with Heat Pump - 20 Amp - 208/230 Volt Hotpoint AH11H15D3BWall Sleeve - Galvanized Steel Wall Sleeve - RAB80 ($89.00) Rear Grille - Stamped Aluminum Rear Grille - RAG70 ($35.00) $863.00 USD Subtotal: $1706.00)."},{"number":"EP-2021-011977","date":"2021-11-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-24","scope":"Wire through out as per 2017 nec Install 100 amp sub panel"},{"number":"FP-2021-002053","date":"2021-11-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-01-28","scope":"FOR THE RELOCATION OF SPRINKLER HEADS IN AN EXISTING FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13R."},{"number":"PP-2023-004391","date":"2023-04-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-10-16","scope":"New 2\" Backflow Preventer"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"550698","type":"Dumpster License - Private Property","status":"Active","businessName":"SECURE REAL ESTATE INVESTMENTS, LLC","legalName":"SECURE REAL ESTATE INVESTMENTS, LLC","address":"171 GRAPE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-12-15","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"575447","type":"Rental","status":"Closed","businessName":"SECURE REAL ESTATE INVESTMENTS, LLC","legalName":"SECURE REAL ESTATE INVESTMENTS, LLC","address":"171 GRAPE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":22,"issuedDate":"2012-10-10","latestIssueDate":"2021-01-27","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"892723","type":"Rental","status":"Inactive","businessName":"171GrapeSt LLC","legalName":"171GrapeSt LLC","address":"171 GRAPE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":23,"issuedDate":"2022-04-22","latestIssueDate":"2025-04-21","expirationDate":"2026-04-21","inactiveDate":"2026-06-20"}],"licenseActivity":[{"number":"892723","type":"Rental","businessName":"171GrapeSt LLC","legalName":"171GrapeSt LLC","issuedDate":"2022-04-22","latestIssueDate":"2025-04-21","closureDate":"2026-06-20","expirationDate":"2026-04-21","inactiveDate":"2026-06-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"575447","type":"Rental","businessName":"SECURE REAL ESTATE INVESTMENTS, LLC","legalName":"SECURE REAL ESTATE INVESTMENTS, LLC","issuedDate":"2012-10-10","latestIssueDate":"2021-01-27","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"550698","type":"Dumpster License - Private Property","businessName":"SECURE REAL ESTATE INVESTMENTS, LLC","legalName":"SECURE REAL ESTATE INVESTMENTS, LLC","issuedDate":"2011-12-15","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-000978: Completed · Granted with conditions; related permit ZP-2020-000978. Use permit #240556: 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":"1 permit not marked completed: PP-2023-004391 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 25, 2026; Sprinkler Certification: Certified through Jul 8, 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 3, 2025.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 3 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/"}]}