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SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRCIAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"640905","date":"2015-10-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-24","scope":"INSTALL DUCTWORK, REGISTERS DIFFUSERS, HEAT PUMPS AND ALL INCIDENTALS."},{"number":"644732","date":"2015-11-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-24","scope":"INSTALLATION OF SPRINKLER SYSTEM TO ENTIRE BUILDING WITH 2 INCH SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R."},{"number":"638734","date":"2015-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"INSTALL 800AMP 3 PHASE SERV, 3-GANG SOCKET WIREW ALL UNITS, INSTALL EM/EXIT LIGHTING AS PER NEC 2008 & FIRE ALARM SYSTEMS AS PER NFPA 72 NORTH DISTRICT"},{"number":"657101","date":"2015-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-21","scope":"INSTALL 6\" LATERAL,HOUSE TRAP,FAI,HOUSE DRAIN 2\" WATER SERVICE PA20153421479 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"655865","date":"2016-02-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-24","scope":"NEW CONSTRUCTION: INTERIOR & EXTERIOR PLUMBING FOR (12) DWELLING UNITS IN A 4-STORY, MIXED USE BUILDING WITH COMMERCIAL ON THE 1ST FLOOR AND BASEMENT. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"688322","date":"2016-04-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-05-03","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"609293","date":"2016-08-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-08-11","scope":"FOR THE USE OF A MULTI FAMILY HOUSEHOLD LIVING (TOTAL FOURTEEN DWELLING UNITS) THROUGHOUT AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 6 failed, 4 passed"},{"y":2016,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Use"},{"y":2022,"k":"sale","p":3655000},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"593305","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GREEN TREE SERVICES LLC","legalName":"GREEN TREE SERVICES LLC","address":"502 GERHARD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-05-11","latestIssueDate":"2013-12-29","expirationDate":"2014-02-28","inactiveDate":null},{"number":"744887","type":"Rental","status":"Inactive","businessName":"The Philadelphia Real Estate Company LLC","legalName":"The Philadelphia Real Estate Company LLC","address":"502 GERHARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":14,"issuedDate":"2017-07-07","latestIssueDate":"2022-07-26","expirationDate":"2023-07-06","inactiveDate":"2023-09-04"},{"number":"1013163","type":"Rental","status":"Active","businessName":"Red Dot Real Estate LLC","legalName":"Red Dot Real Estate LLC","address":"502 GERHARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":14,"issuedDate":"2026-07-20","latestIssueDate":"2026-07-20","expirationDate":"2027-07-19","inactiveDate":null}],"licenseActivity":[{"number":"1013163","type":"Rental","businessName":"Red Dot Real Estate LLC","legalName":"Red Dot Real Estate LLC","issuedDate":"2026-07-20","latestIssueDate":"2026-07-20","closureDate":null,"expirationDate":"2027-07-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"744887","type":"Rental","businessName":"The Philadelphia Real Estate Company LLC","legalName":"The Philadelphia Real Estate Company LLC","issuedDate":"2017-07-07","latestIssueDate":"2022-07-26","closureDate":"2023-09-04","expirationDate":"2023-07-06","inactiveDate":"2023-09-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"593305","type":"Vacant Residential Property / Lot","businessName":"GREEN TREE SERVICES LLC","legalName":"GREEN TREE SERVICES LLC","issuedDate":"2013-05-11","latestIssueDate":"2013-12-29","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":14,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,444,300 to $1,862,300","no permit shown in 2026-2028"],"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 #585379: 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":"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 (114 MASONS WAY, NEWTOWN SQUARE PA, 19073).","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":"18 failed, 11 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 21, 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":"Vacant Residential Property / Lot #593305: 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 21 historical violations across 12 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jun 12, 2027; Fire Alarm Certification: Certified through Sep 24, 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":"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/"}]}