{"asOf":"2026-07-25T21:40:18.323Z","block":"0-99 COTTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-cotton-st","address":"1 COTTON ST","parcelNumber":"881088800","source":"https://property.phila.gov/?p=881088800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CC0","buildingCodeNew":"804","buildingClass":"APTS 100+ UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"FRG ISLE I LLC","coOwner":"FRG ISLE II LLC","marketValue":28388800,"landAssessment":5677700,"improvementAssessment":22711100,"livableArea":197640,"yearBuilt":2016,"lastSale":{"price":53065000,"date":"2018-10-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"3925590","date":"2016-03-24","code":"A-301.1/43","title":"PERMB- INSTALL DUCTWORK","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"525350","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-03-28","completedDate":"2016-06-13","violations":[{"number":"3925590","date":"2016-03-24","code":"A-301.1/43","title":"PERMB- INSTALL DUCTWORK","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"525350","date":"2016-03-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"525350","date":"2016-05-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"525350","date":"2016-06-13","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02487641206683,"lng":-75.22420662335828,"geom":{"type":"Polygon","coordinates":[[[-75.223042315,40.024499147],[-75.22348289,40.024178928],[-75.223674931,40.024219595],[-75.224737572,40.024806123],[-75.224983471,40.024964347],[-75.225321894,40.025123624],[-75.224988625,40.025603168],[-75.224285798,40.025307366],[-75.22363101,40.024928505],[-75.223655814,40.024905093],[-75.223174705,40.024606491],[-75.223042315,40.024499147]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-006912","type":"Fire Alarm Certification","inspectionDate":"2021-11-04","result":"Certified","expirationDate":"2022-11-04","buildingId":"1544408"},{"number":"BC-2023-005386","type":"Fire Alarm Certification","inspectionDate":"2022-10-18","result":"Certified","expirationDate":"2023-10-18","buildingId":"1544408"},{"number":"BC-2023-015521","type":"Sprinkler Certification","inspectionDate":"2023-05-02","result":"Certified","expirationDate":"2024-05-02","buildingId":"1544408"},{"number":"BC-2023-026004","type":"Fire Alarm Certification","inspectionDate":"2023-12-20","result":"Certified","expirationDate":"2024-12-20","buildingId":"1544408"},{"number":"BC-2024-012486","type":"Sprinkler Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"1544408"},{"number":"BC-2024-014702","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-05-17","result":"Certified","expirationDate":"2025-05-17","buildingId":"1544408"},{"number":"BC-2024-033980","type":"Fire Alarm Certification","inspectionDate":"2024-12-16","result":"Certified","expirationDate":"2025-12-16","buildingId":"1544408"},{"number":"BC-2025-014010","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-05-21","result":"Certified","expirationDate":"2026-05-21","buildingId":"1544408"},{"number":"BC-2026-000215","type":"Fire Alarm Certification","inspectionDate":"2025-12-11","result":"Certified","expirationDate":"2026-12-11","buildingId":"1544408"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":4,"lotArea":131166,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"44 MONTGOMERY ST STE 3700, SAN FRANCISCO CA, 94104","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A SIX (6) STORY STRUCTURE MAXIMUM HEIGHT 81FT 2 INCHES WITH ELEVATOR FOR USE AS 205 RESIDENTIAL UNITS 2ND THRU 6TH FLOORS, FOR A PARKING GARAGE AT 1ST FLOOR WITH 194 VEHICLES, 56 OPEN AIR ACCESSORY PARKING SPACES ","status":"CLOSED","outcome":"Granted with conditions","date":"2009-01-13","number":"7318","relatedPermit":"172189"},{"type":"Zoning board appeal","grounds":"YOU HAVE FILED AN APPEAL AGAINST THE DEPARTMENT OF LICENSES AND INSPECTIONS FOR THE ISSUANCE OF ZONING PERMIT #419123.  YOU STATE THE REASON FOR APPEAL IS AS FOLLOWS: L&I IMPROPERLY ISSUED PERMITS UNDER A REPEALED ORDINANCE IN VIOLATION OF ","status":"OPEN","outcome":"Denied","date":"2013-09-18","number":"19677","relatedPermit":"419123"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2700000,"taxable":2700000,"land":2700000,"improvement":0,"taxableLand":2700000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2700000,"taxable":2700000,"land":2700000,"improvement":0,"taxableLand":2700000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":27918000,"taxable":2791800,"land":2791800,"improvement":25126200,"taxableLand":2791800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":25126200},{"y":2020,"v":29127300,"taxable":3812730,"land":3812730,"improvement":25314570,"taxableLand":3812730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":25314570},{"y":2021,"v":29127300,"taxable":3812730,"land":3812730,"improvement":25314570,"taxableLand":3812730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":25314570},{"y":2022,"v":29127300,"taxable":3812730,"land":3812730,"improvement":25314570,"taxableLand":3812730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":25314570},{"y":2023,"v":29127300,"taxable":2912730,"land":2912730,"improvement":26214570,"taxableLand":2912730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":26214570},{"y":2024,"v":29127300,"taxable":2912730,"land":2912730,"improvement":26214570,"taxableLand":2912730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":26214570},{"y":2025,"v":32040000,"taxable":3204000,"land":3204000,"improvement":28836000,"taxableLand":3204000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":28836000},{"y":2026,"v":32040000,"taxable":3204000,"land":3204000,"improvement":28836000,"taxableLand":3204000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":28836000},{"y":2027,"v":28388800,"taxable":26496208,"land":5677700,"improvement":22711100,"taxableLand":5677700,"taxableImprovement":20818508,"exemptLand":0,"exemptImprovement":1892592}],"taxNow":44850,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"76398","date":"2008-08-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-08-06","scope":"NEW CONSTRUCTION OF 205 CONDOS WITH GARAGES"},{"number":"419123","date":"2012-11-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-28","scope":"FOR THE ERECTION OF A FOUR(4) STORY STRUCTURE(MAXIMUM HEIGHT 55 FEET MEASURED FROM THE AVERAGE GROUND LEVEL AT THE BASE OF THE STRUCTURE), ERECTION OF A PORTION OF A PEDESTRIAN BRIDGE COMPLETELY WITHIN THE PROPERTY LINE.(SIZE AND LOCATION AS SHOWN ON THE APPLICATION) FOR USE AS ONE HUNDRED FIFTY SIX(156) DWELLING UNITS,WITH ACCESSORY FITNESS CENTER FOR USE BY OCCUPANTS ONLY, WITH ACCESSORY MANAGEMENT OFFICE, WITH 194 PARKING SPACES INCLUDING EIGHT(8) H/C SPACES."},{"number":"506418","date":"2014-01-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-05-11","scope":"COMPLETE DEMOLITION OF REMAINING STRUCTURE IN ACCORDANCE WITH ENGINEERING SURVEY, SITE SAFETY PLAN AND L&I CODE BULLETIN. DEMOLITION SHALL NOT BE A HAZARD TO THE PUBLIC OR TO ANY ADJACENT STRUCTURE. AREA OF DEMOLITION NOT TO BE ACCESSIBLE TO UNAUTHORIZED PERSONNELL AND TO BE PROTECTED IN ACCORDANCE WITH SUPPORTING DEMOLITION REPORTS. TEMPORARY CONSTRUCTION/BRACING AND BACKFILLING PERMITTED AS INCIDENTAL TO DEMOLITION ACTIVITY."},{"number":"610952","date":"2015-06-16","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-04-20","scope":"FOR SITE WORK, FOUNDATION AND FOOTINGS FOR THE FUTURE RESIDENTIAL BUILDING AS PER PLANS AND GEOTECHNICAL REPORT. OWNER TAKES FULL RESPONSIBILITY FOR ANY CHANGES TO THE FOOTING AND FOUNDATION."},{"number":"620341","date":"2015-06-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"TEMPORARY 200AMP SERVICE FOR TRAILER AND CONSTRUCTION PER 2008 NEC (CONSTRUCTION SITE)"},{"number":"629228","date":"2015-09-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-05-01","scope":"NEW CONSTRUCTION OF A FIVE STORY STRUCTURE FOR USE AS MULTI-FAMILY DWELLING (156 TOTAL UNITS) WITH AN OPEN PARKING GARAGE ON THE FIRST FLOOR LEVEL AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED AND INCLUDE STANDPIPES. WORK TO INCLUDE PEDESTRIAN BRIDGE WITH CONNECTION TO MAIN STREET. FIRST FLOOR TO BE OF TYPE IA CONSTRUCTION AND TYPE VA CONSTRUCTION ABOVE PER HORIZONTAL BUILDING SEPARATION ALLOWANCE, SECTION 509.2 OF 2009 IBC. BUILDING LOCATED IN A FLOOD ZONE. GROUND LEVEL ENTRY AND STORAGE AREAS TO INCLUDE APPROVED FLOOD VENTS. CONSTRUCTION DOES NOT RAISE BASE FLOOD ELEVATION PER SUBMITTED ENGINEER'S REPORT. ELEVATION CERTIFICATE MUST BE PROVIDED TO THE INSPECTOR UPON CONSTRUCTION OF THE LOWEST FLOOR LEVEL PER SECTION A-402.10.1.3 OF THE PHILADELPHIA ADMINISTRATIVE CODE *SEE A/P # 610952 FOR FOUNDATION WORK* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"643476","date":"2015-10-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-06","scope":"1 SANITARY CLEANOUT,3 SANITARY RISER,18 STORM INLETS,1 STORM MANHOLE,1 STORM AREA DRAIN (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":"642529","date":"2015-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-01","scope":"INSTALL NEW SANITARY, DOMESTIC WATER, AND ROOF DRAINS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"654068","date":"2016-01-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"TEMP 200AMP POWER/LIGHTING IN GARAGE 13.2K VOLT SERVICE/DISTRBUTION EQUIPMENT TRANSFORMER 208V BUS DUCT DISTRIBUTION PANELS, EMERG GENE, 120AMP PER UNIT (156) LIGHTS SWITCHES, RECEPTS, APPLIANCES, SMOKES HVAC,ELEVATOR,GARAGE LIGHTS & COMMON AREAS AS PER NEC 2008 (NORTH DISTRICT) INSTALL FIRE ALARM SYSTEM THROUGH OUT AS FPER NFPA72"},{"number":"656679","date":"2016-03-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM, AMES COLT 400 8\" BACKFLOW PREVENTION ASSEMBLY AND 8\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13 IN THE FIRST FLOOR PARKING AND LOBBY AREAS AND NFPA 13R ON SECOND THROUGH FIFTH FLOOR RESIDENTIAL AREAS AND FIVE (5) STANDPIPE RISERS IN ACCORDANCE WITH NFPA 14. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"684056","date":"2016-04-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-05-01","scope":"AMEND PERMIT #629228 TO INCLUDE REVISIONS TO REQUIRED SPECIAL INSPECTIONS (DELETE EIFS), REVISED COMCHECK, REVISIONS TO STUDIO APTS FLOOR LAYOUTS AS PER APPROVED PLANS."},{"number":"679854","date":"2016-05-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"INSTALLATION OF NEW HVAC SYSTEM IN NEW FIVE STORY STRUCTURE AS PER APPROVED PLANS."},{"number":"697129","date":"2016-07-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-05-01","scope":"AMEND PERMIT #629228 TO INCLUDE ADDITION OF DECORATIVE SCREEN WALL AT BLDG B PARKING GARAGE, REVISIONS TO MAIN STREET MANAYUNK BRIDGE ENTRANCE AND ADDITION OF ACCESSIBLE CURB CUTS AS PER APPROVED PLANS. *SCREEN WALL MUST BE CONSTRUCTED OF FIRE RETARDENT TREATED WOOD*"},{"number":"707031","date":"2016-08-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-08-04","scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY, STATICALLY ILLUMINATED SINGLE-SIDED FREESTANDING SIGN (SIGN \"A\" ON PLANS), ONE (1) STATICALLY ILLUMINATED DIRECTIONAL SIGN (SIGN \"B\" ON PLANS), AND THREE (3) ACCESSORY, STATICALLY ILLUMINATED WALL SIGNS (SIGNS \"C\", \"D\", AND \"E\" ON PLANS), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. ALL SIGNS ACCESSORY TO PREVIOUSLY APPROVED USE OF MULTI-FAMILY HOUSEHOLD LIVING."},{"number":"722602","date":"2016-09-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"AMEND PERMIT #629228 TO INCLUDE THE ADDITION OF AN INCLINED PLATFORM LIFT FOR THE STAIRS AT THE MAIN STREET PEDESTRIAN BRIDGE ACCESS AS PER APPROVED PLANS."},{"number":"731897","date":"2016-10-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-11-01","scope":"TEMPORARY NINETY (90) DAY CERTIFICATE OF OCCUPANCY"}],"storyTag":"Torn down & rebuilt","storyDelta":0,"timeline":[{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2018,"k":"sale","p":53065000},{"y":2018,"k":"sale","p":53065000}],"rented":true,"licenses":[{"number":"497383","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"WATERFORD DEVELOPMENT  ASSOCIATES L P","legalName":"WATERFORD DEVELOPMENT  ASSOCIATES L P","address":"1 COTTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-04-01","latestIssueDate":"2015-04-24","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"725285","type":"Rental","status":"Inactive","businessName":"WATERFORD DEVELOPMENT ASSOC","legalName":"WATERFORD DEVELOPMENT ASSOC","address":"1 COTTON ST","revenueCode":"3202","rentalCategory":null,"units":156,"issuedDate":"2017-01-10","latestIssueDate":"2018-04-09","expirationDate":"2019-01-09","inactiveDate":"2019-03-10"},{"number":"796548","type":"Rental","status":"Active","businessName":"FRG Isle I LLC (The Isle)","legalName":"FRG Isle I LLC","address":"1 COTTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":156,"issuedDate":"2018-12-07","latestIssueDate":"2025-10-29","expirationDate":"2026-12-06","inactiveDate":null}],"licenseActivity":[{"number":"796548","type":"Rental","businessName":"FRG Isle I LLC (The Isle)","legalName":"FRG Isle I LLC","issuedDate":"2018-12-07","latestIssueDate":"2025-10-29","closureDate":null,"expirationDate":"2026-12-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"725285","type":"Rental","businessName":"WATERFORD DEVELOPMENT ASSOC","legalName":"WATERFORD DEVELOPMENT ASSOC","issuedDate":"2017-01-10","latestIssueDate":"2018-04-09","closureDate":"2019-03-10","expirationDate":"2019-01-09","inactiveDate":"2019-03-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"497383","type":"Vacant Residential Property / Lot","businessName":"WATERFORD DEVELOPMENT  ASSOCIATES L P","legalName":"WATERFORD DEVELOPMENT  ASSOCIATES L P","issuedDate":"2010-04-01","latestIssueDate":"2015-04-24","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":156,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #7318: CLOSED · Granted with conditions; related permit 172189. Use permit #419123: 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 Dec 11, 2026; Sprinkler Certification: Certified through Apr 18, 2025; Emergency and Standby Power Systems Certification: Certified through May 21, 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 (44 MONTGOMERY ST STE 3700, SAN FRANCISCO CA, 94104).","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 13, 2016.","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 #497383: Closed since Apr 29, 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 1 historical violation 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/"}]}