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WITHOUT PIPING."},{"number":"CP-2023-005834","date":"2024-01-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-31","scope":"For level II alteration to the existing units 405 and 407 within the existing structure as per approved plans. No additional sprinkler is required. Separate permits required for MEP work."},{"number":"EP-2023-010952","date":"2024-01-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-16","scope":"Update wiring in renovated unit # 407 and 405 AS PER NEC 2017"},{"number":"CP-2026-002535","date":"2026-06-26","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"MAKE SAFE PERMIT TO RESOLVE CASE #CF-2026-000886 FOR THE FACADE REPAIR WORK AS PER ENGINEER’S REPORT AND APPROVED ENGINEER PLANS. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2026-000886."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"13 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 4 passed"},{"y":2025,"k":"viol","w":"27 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 8 failed, 3 passed"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"viol","w":"15 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"L&I: 9 failed, 2 passed"}],"rented":true,"licenses":[{"number":"327084","type":"Rental","status":"Closed","businessName":"FAIRFAX APARTMENTS ASSOCIATES","legalName":"FAIRFAX APARTMENTS ASSOCIATES","address":"4231-41 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":250,"issuedDate":"2005-07-21","latestIssueDate":"2020-03-02","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"522845","type":"High Rise","status":"Inactive","businessName":"FAIRFAX APARTMENTS ASSOCIATES","legalName":"FAIRFAX APARTMENTS ASSOCIATES","address":"4231-41 LOCUST ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2011-01-06","latestIssueDate":"2025-04-09","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"906961","type":"Rental","status":"Active","businessName":"Fairfax Realty LLC","legalName":"Fairfax Realty LLC","address":"4231-41 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":250,"issuedDate":"2022-09-26","latestIssueDate":"2025-10-06","expirationDate":"2026-09-25","inactiveDate":null}],"licenseActivity":[{"number":"906961","type":"Rental","businessName":"Fairfax Realty LLC","legalName":"Fairfax Realty LLC","issuedDate":"2022-09-26","latestIssueDate":"2025-10-06","closureDate":null,"expirationDate":"2026-09-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"522845","type":"High Rise","businessName":"FAIRFAX APARTMENTS ASSOCIATES","legalName":"FAIRFAX APARTMENTS ASSOCIATES","issuedDate":"2011-01-06","latestIssueDate":"2025-04-09","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327084","type":"Rental","businessName":"FAIRFAX APARTMENTS ASSOCIATES","legalName":"FAIRFAX APARTMENTS ASSOCIATES","issuedDate":"2005-07-21","latestIssueDate":"2020-03-02","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":250,"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":["17 open L&I violations","failed L&I inspection activity in 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"17 open L&I violations","finding":"134 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #109485: 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":"5 permits not marked completed: 410762 (ABANDONED), EP-2020-011983 (Expired), PP-2021-003955 (Cancelled), GM-2021-002236 (Expired), CP-2026-002535 (Issued). 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":"Facade Report: Safe with Repair through May 18, 2026; Fire Alarm Certification: Certified through Oct 16, 2026; Sprinkler Certification: Certified through Feb 25, 2026; Emergency and Standby Power Systems Certification: Certified through Feb 28, 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 1927 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":"72 failed, 29 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 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":"High Rise #522845: Inactive since Jun 29, 2026","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":"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/"}]}