{"asOf":"2026-07-24T20:35:38.587Z","block":"6600-6699 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6600-6699-ridge-ave","address":"6619 RIDGE AVE","parcelNumber":"881087460","source":"https://property.phila.gov/?p=881087460","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"6619 RIDGE HOLDINGS LLC","coOwner":null,"marketValue":4442900,"landAssessment":444200,"improvementAssessment":3998700,"livableArea":25000,"yearBuilt":2016,"lastSale":{"price":1,"date":"2016-04-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"936205","date":"2008-04-25","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936206","date":"2008-04-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936207","date":"2008-04-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"158667","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-05-06","completedDate":"2010-03-09","violations":[{"number":"936205","date":"2008-04-25","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936206","date":"2008-04-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936207","date":"2008-04-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null}],"investigations":[{"caseNumber":"87767","date":"2006-10-30","type":"BC INSP","status":"PASSED"},{"caseNumber":"158667","date":"2008-04-25","type":"BRU INSP","status":"FAILED"},{"caseNumber":"158667","date":"2010-03-08","type":"BRU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.039652374384126,"lng":-75.2234069344841,"geom":{"type":"Polygon","coordinates":[[[-75.223680525,40.039430141],[-75.223788486,40.039577704],[-75.223113695,40.039869376],[-75.22300933,40.039749703],[-75.223680525,40.039430141]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-024979","type":"Fire Alarm Certification","inspectionDate":"2023-02-14","result":"Certified","expirationDate":"2024-02-14","buildingId":"1543581"},{"number":"BC-2023-007020","type":"Sprinkler Certification","inspectionDate":"2023-02-14","result":"Certified","expirationDate":"2024-02-14","buildingId":"1543581"},{"number":"BC-2024-004317","type":"Fire Alarm Certification","inspectionDate":"2024-02-12","result":"Certified","expirationDate":"2025-02-12","buildingId":"1543581"},{"number":"BC-2024-004285","type":"Sprinkler Certification","inspectionDate":"2024-02-13","result":"Certified","expirationDate":"2025-02-13","buildingId":"1543581"},{"number":"BC-2025-007584","type":"Fire Alarm Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"1543581"},{"number":"BC-2025-006762","type":"Sprinkler Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1543581"},{"number":"BC-2026-013956","type":"Fire Alarm Certification","inspectionDate":"2026-02-10","result":"Certified","expirationDate":"2027-02-10","buildingId":"1543581"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":3,"lotArea":12483,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 171, BRYN MAWR PA, 19010","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":184500,"taxable":184500,"land":87200,"improvement":97300,"taxableLand":87200,"taxableImprovement":97300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3024500,"taxable":604900,"land":604900,"improvement":2419600,"taxableLand":604900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2419600},{"y":2019,"v":3091400,"taxable":618280,"land":618280,"improvement":2473120,"taxableLand":618280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2473120},{"y":2020,"v":3114500,"taxable":622900,"land":622900,"improvement":2491600,"taxableLand":622900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2491600},{"y":2021,"v":3114500,"taxable":622900,"land":622900,"improvement":2491600,"taxableLand":622900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2491600},{"y":2022,"v":3114500,"taxable":622900,"land":622900,"improvement":2491600,"taxableLand":622900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2491600},{"y":2023,"v":3114500,"taxable":311450,"land":311450,"improvement":2803050,"taxableLand":311450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2803050},{"y":2024,"v":3114500,"taxable":311450,"land":311450,"improvement":2803050,"taxableLand":311450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2803050},{"y":2025,"v":3114500,"taxable":311450,"land":311450,"improvement":2803050,"taxableLand":311450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2803050},{"y":2026,"v":3114500,"taxable":311450,"land":311450,"improvement":2803050,"taxableLand":311450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2803050},{"y":2027,"v":4442900,"taxable":444200,"land":444200,"improvement":3998700,"taxableLand":444200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3998700}],"taxNow":4360,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"651850","date":"2015-11-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-11-16","scope":"FOR THE DEMOLITION OF ALL STRUCTURES ON ALL EXISTING LOTS, AND FOR THE LOT ADJUSTMENT TO CREATE THREE (3) NEW LOTS FROM TWO (2) EXISTING LOTS (6615 RIDGE AVE AND 6619 RIDGE AVE), SIZE AND LOCATION AS SHOWN ON PLANS. SEE AP#647506 FOR PLANS."},{"number":"654451","date":"2015-11-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-19","scope":"SEAL 5\" SEWER LATERAL AND CURB TRAP PA20153281483(COMMERCIAL)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":"659351","date":"2016-01-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-03-07","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE (1) STORY STRUCTURE ON THE LOT. STRUCTURE IS NOT PHYSICALLY ATTACHED TO ANY OTHER STRUCTURES AND NO STRUCTURES ARE WITHIN THE SAFETY ZONE. MECHANICAL DEMOLITION PERMITTED PER B-3303.9. PROTECTION OF PEDESTRIANS TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *ASBESTOS REMEDIATION REQUIRED PRIOR TO COMMENCEMENT OF DEMOLTION.*"},{"number":"660883","date":"2016-02-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-02-16","scope":"FOR THE DEMOLITION OF EXISTING ONE(1) STORY STRUCTURE ( NTE 38 ' HIGH) FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING ( 25 DWELLING UNITS ) FROM SECOND FLOOR THRU THIRD FLOOR IN AN EXISTING STRUCTURE WITH NINE(9) BYCICLE SPACES(SHOULD BE IN AN ACCESSIBLE ROUTE).SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"671306","date":"2016-04-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-01-31","scope":"FOR THE ERECTION OF A THREE-STORY MIXED-USE STRUCTURE WITH TWENTY-FIVE (25) DWELLING UNITS AND A VACANT RETAIL SPACE ALONG THE GROUND DLOOR. BUILDING SHALL BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13 STANDARDS (EXTERIOR WALL OPENINGS). SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"686911","date":"2016-06-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"INSIDE PLUMBING FOR 25 UNITS. ROUGH PLUMBING INSTALLATION OF PLUMBING FIXTURES, WATERS HEATER, CAST IRON, COPPRE DRAINS AND WATER. BACKFLOW NOT INCLUDED ON THIS PERMIT - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"694742","date":"2016-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-30","scope":"INSTALLATION OF HVAC SYSTEM FOR NEW COMMERCIAL AND RESIDENTIAL MIXED USE BUILDING AS PER APPROVED PLANS."},{"number":"688387","date":"2016-06-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-31","scope":"INSTALL 160AMP SERVICE,820 OUTLETS,210 GFI OUTLETS,275 HI HATS,320 SWS,82 THREE WAY SWS,8 EXTERIOR LIGHTS AND 22 EMERGENCY EXIT COMBOS PER 2008 NEC (MIXED USE)INSTALL FIRE ALARM PER NFPA 72"},{"number":"698374","date":"2016-07-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-10","scope":"INSTALLATION OF SPRINKLER SYSTEM TO ENTIRE BUILDING WITH 2 INCH SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13."},{"number":"739113","date":"2016-11-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"PHYSICAL THEARAPY BY A LICENSED THREARPIST ON THE FIRST FLOOR."},{"number":"737291","date":"2016-12-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"TENANT FIT-OUT OF PARTIAL FIRST FLOOR AS PER PLAN.**SEPARATE PERMITS REQUIRED FOR M.E.P.S.**"},{"number":"745144","date":"2016-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-31","scope":"INSTALL LATERAL TO BUILDING, WATER SERVICE 2\" HOUSE DRAIN, HOUSE TRAP, FAI 6\" LATERAL PA1# 2016-2741722 FOR SERVICE LOCATION SEE AP#686911 PG P400 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"745834","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-09","scope":"NEW PLUMBING TENANT FIT-OUT ON THE GROUND FLOOR FOR USE AS \"PERSONAL SERVICES\" - WATER SUPPLIES TO FIXTURES/EQUIPMENT WILL BE PROTECTED AGAINST BACKFLOW PER SECTION P-806 OF THE PHILADELPHIA PLUMBING CODE (PPC) 2004 WITH AN APPROVED METHOD OF PROTECTION LISTED IN TABLE 608.1 OF THE 2009 INTERNATIONAL PLUMBING CODE"},{"number":"752444","date":"2017-01-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-09","scope":"FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"749363","date":"2017-01-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-09","scope":"INSTALL 47 OUTLETS, 15 2X4 FLUORESCENT 6 2X2 FLUORESCENT, 6 HI HATS, 2 EXIT EMERGENCY LIGHTS, 5 SWITCHES, 2 3 WAY 200 A 3 PHASE SERVICE"},{"number":"CP-2022-005769","date":"2022-10-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-04","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING GROUND FLOOR PHYSICAL THERAPY SPACE FOR A NEW TENANT AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2022-016875","date":"2023-01-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-04","scope":"Adding two lavatory sinks, one slop sink, one kitchen sink, one washer stand pipe and one floor drain. Renovation to an existing space."},{"number":"FP-2023-000199","date":"2023-01-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-04","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 2 sprinkler heads"},{"number":"MP-2022-005944","date":"2023-02-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-04","scope":"FOR THE MODIFICATION OF THE EXISTING HVAC SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-001236","date":"2023-02-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-22","scope":"Retrofit of existing 1,877sqft retail office space. relocate 5 existing outlet and switches and relocate 6 existing light fixtures. Install new homerun for a washer and dryer as per 2017 nec"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"279466","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ANDORRA AUTO SERV CENTER INC (ATT)","legalName":"ANDORRA AUTO SERV CENTER INC","address":"6619 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-02-06","latestIssueDate":"2002-02-06","expirationDate":"2010-07-31","inactiveDate":null},{"number":"283709","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ANDORRA AUTO REPAIR INCOPORATED","legalName":"ANDORRA AUTO REPAIR INCOPORATED","address":"6619 RIDGE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-02-06","latestIssueDate":"2002-02-06","expirationDate":"2003-12-31","inactiveDate":null},{"number":"664189","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"M&M MORTGAGE SERVICES","legalName":"M&M MORTGAGE SERVICES","address":"6619 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-05-12","latestIssueDate":"2015-05-12","expirationDate":"2016-05-31","inactiveDate":"2016-07-30"},{"number":"782199","type":"Rental","status":"Active","businessName":"6619 Ridge Holdings, LLC","legalName":"6619 Ridge Holdings, LLC","address":"6619 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":25,"issuedDate":"2018-07-05","latestIssueDate":"2026-05-20","expirationDate":"2027-07-04","inactiveDate":null}],"licenseActivity":[{"number":"782199","type":"Rental","businessName":"6619 Ridge Holdings, LLC","legalName":"6619 Ridge Holdings, LLC","issuedDate":"2018-07-05","latestIssueDate":"2026-05-20","closureDate":null,"expirationDate":"2027-07-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"664189","type":"Vacant Residential Property / Lot","businessName":"M&M MORTGAGE SERVICES","legalName":"M&M MORTGAGE SERVICES","issuedDate":"2015-05-12","latestIssueDate":"2015-05-12","closureDate":"2016-07-30","expirationDate":"2016-05-31","inactiveDate":"2016-07-30","status":"Closed","statusLabel":"Inactive","active":false},{"number":"279466","type":"Dumpster License - Private Property","businessName":"ANDORRA AUTO SERV CENTER INC (ATT)","legalName":"ANDORRA AUTO SERV CENTER INC","issuedDate":"2002-02-06","latestIssueDate":"2002-02-06","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283709","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ANDORRA AUTO REPAIR INCOPORATED","legalName":"ANDORRA AUTO REPAIR INCOPORATED","issuedDate":"2002-02-06","latestIssueDate":"2002-02-06","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":25,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 43% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,114,500 to $4,442,900","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 #660883: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 10, 2027; Sprinkler Certification: Certified through Feb 5, 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 171, BRYN MAWR PA, 19010).","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":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 8, 2010.","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 #279466: Inactive; Motor Vehicle Repair / Fuel Dispensing #283709: Inactive; Vacant Residential Property / Lot #664189: Closed since Jul 30, 2016","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 3 historical violations across 1 case.","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/"}]}