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PHOENIXVILLE PA, 19460","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/07/15, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #634502.","status":"OPEN","outcome":null,"date":"2015-11-19","number":"26317","relatedPermit":"640930"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":90300,"taxable":90300,"land":90300,"improvement":0,"taxableLand":90300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1545000,"taxable":154500,"land":154500,"improvement":1390500,"taxableLand":154500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1390500},{"y":2019,"v":1591300,"taxable":159130,"land":159130,"improvement":1432170,"taxableLand":159130,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1432170},{"y":2020,"v":1599200,"taxable":159920,"land":159920,"improvement":1439280,"taxableLand":159920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1439280},{"y":2021,"v":1599200,"taxable":159920,"land":159920,"improvement":1439280,"taxableLand":159920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1439280},{"y":2022,"v":1599200,"taxable":159920,"land":159920,"improvement":1439280,"taxableLand":159920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1439280},{"y":2023,"v":1679000,"taxable":167900,"land":167900,"improvement":1511100,"taxableLand":167900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1511100},{"y":2024,"v":1679000,"taxable":167900,"land":167900,"improvement":1511100,"taxableLand":167900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1511100},{"y":2025,"v":1679000,"taxable":167900,"land":167900,"improvement":1511100,"taxableLand":167900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1511100},{"y":2026,"v":1679000,"taxable":167900,"land":167900,"improvement":1511100,"taxableLand":167900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1511100},{"y":2027,"v":1685200,"taxable":337000,"land":337000,"improvement":1348200,"taxableLand":337000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1348200}],"taxNow":2350,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"511912","date":"2014-01-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-14","scope":"FOR THE DEMOLITION OF A ONE-STORY REAR PORTION AND FOR THE ERECTION OF A PARTIAL SECOND AND THIRD STORY ADDITION (HEIGHT N.T.E. 38'-0\") WITH ACCESSORY ROOF DECK (RESIDENTIAL USE ONLY) AND PILOTHOUSE (HEIGHT N.T.E. 10'-0\"). PERMIT ALSO INCLUDES THE ERECTION OF A 6'-0\" REAR FENCE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS TWO (2) VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION PERMITS REQUIRED PRIOR TO OCCUPANCY) AND A TOTAL OF EIGHT (8) DWELLING UNITS ON THE SECOND AND THIRD FLOOR."},{"number":"547700","date":"2014-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-03-01","scope":"FOR PARTIAL DEMOLITION OF EXISTING STRUCTURE TO REMOVE ONE (1) STORY REAR PORTION AS PER PLANS. FOR TWO (2) STORY ADDITION AND INTERIOR ALTERATION TO EXISTING PORTION AS PER PLANS. TO CREATE SHELL SPACE FOR TWO VACANT COMMERCIAL SPACES. CERTIFICATE OF OCCUPANCY REQUIRED FOR COMMERCIAL SPACES. FOR CERTIFICATE OF OCCUPANCY FOR RESIDENTIAL PORTION ONLY. ALL UNITS ARE TYPE B UNITS *ADDITIONAL PERMITS REQUIRED FOR FIRE SUPPRESSION, MECHANICAL, ELECTRICAL, AND PLUMBING.*"},{"number":"564620","date":"2014-09-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2016-03-01","scope":"INSTALL 8 HVAC UNITS WITH DUCTWORK ALL SELF CONTAINED RESIDENTIAL UNITS ONLY(MIXED USE)"},{"number":"563900","date":"2014-11-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-28","scope":"TEMP LIGHTING AND RECEPTYS FROM EXISTING PANELS, INSTALL WIRING THORUGH OUT APARTMENTS TO INCLUDE SWITCHES, RECEPTS, AND LIGHTING AS PER 2008 NEC (SOUTH DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"560666","date":"2014-12-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2016-03-01","scope":"FOR THE INSTALLATION OF A FIRE SUPRESSION SYSTEM FOR A BUILDING WITH VACANT COMMERICAL SPACES ON THE FIRST FLOOR WITH A MULTI-FAMILY DWELLING ON THE SECOND THROUGH THIRD FLOOR. FIRE SUPRESSION SYSTEM SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 ON THE FIRST FLOOR AND NFPA 13R ON THE SECOND THROUGH THIRD FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR PLUMBING AND ELECTRICAL WORK."},{"number":"605721","date":"2015-05-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-28","scope":"ROUGHIN CAST IRON STACKS, 2-4\" & 2-2\", 1-3\" & WASTE & WATER LINES METER ALL VENTS THRU THE ROOF, DRIP PANS & 4-AREA DRAINS, 3-FLOOR DRAINS, 1ST FLOOR SET FIXTURES THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"630909","date":"2015-08-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-11","scope":"COMPLETE DEMOLITION"},{"number":"629147","date":"2015-08-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-10-16","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING BUILDING. ALL CONSTRUCTION MUST BE IN COMPLIANCE WITH CODE BULLETIN NO. B-1302R. FULL SIDEWALK CLOSURE MAY BE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. 21 DAY NOTIFICATION TO ADJACENT PROPERTY OWNERS TO BE WAIVED AS PER SECTION A-303.2 OF THE PHILA ADMINISTRATIVE CODE."},{"number":"627960","date":"2015-09-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-03","scope":"SEAL LATERAL PA20152031555 \"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":"640924","date":"2015-11-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"FOR THE RECONSTRUCTION OF AN ATTACHED STRUCTURE [DEMOLISHED BY FIRE; PER PHILADELPHIA ZONING CODE SECTION 14-305(10) FOR RECONSTRUCTION OF NON-CONFORMING STRUCTURES] WITH ROOF DECK (RESIDENTIAL ACCESS ONLY) AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY). SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS TWO (2) VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION PERMITS REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING [EIGHT (8) TOTAL DWELLING UNITS] ON THE SECOND AND THIRD FLOOR."},{"number":"648286","date":"2015-11-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-08-02","scope":"FOUNDATIONS ONLY FOR RECONSTRUCTION, SLAB ON GRADE WITH SHALLOW SPREAD FOOTINGS AS PER APPROVED PLANS. *SEPARATE PERMITS REQUIRED FOR CONSTRUCTION OF ABOVE GROUND PORTION OF BUILDING*"},{"number":"663837","date":"2016-01-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-12","scope":"INSTALL TEMPORARY 100 AMP SERVICE WITH 4 RECEPTACLES AND TEMP LIGHTING FOR CONSTRUCTION PER 2008 NEC (MIXED USE)"},{"number":"640930","date":"2016-02-09","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-03-10","scope":"RECONSTRUCTION OF A THREE (3) STORY STRUCTURE WITH TWO (2) VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND EIGHT (8) FAMILY DWELLING ABOVE WITH A ROOF DECK AND PILOT HOUSE (ACCESS TO ROOF DECK ONLY) AS PER APPROVED PLANS AND BBS VARIANCE 26317. BUILDING TO BE FULLY SPRINKLERED. HORN AND STROBE ON PILOT HOUSE & PRESSURIZED STAIR COMPLYING WITH SECTION 909.20.5 PER BBS VARIANCE 26317 PROVISOS. SEE A/P 648286 FOR FOUNDATIONS. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"669886","date":"2016-02-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-03-10","scope":"EXTEND PERMIT # 560666 PURSUANT TO PA ACT 46 & 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS. CALL BUILDING INSPECTOR FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"696491","date":"2016-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-10","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING FOR (8) DWELLING UNITS ON THE 2ND & 3RD FLOORS, ONLY, IN A 3-STORY BUILDING WITH A PILOT HOUSE & ROOF DECK, (2) VACANT COMMERCIAL STOREFRONTS ON THE 1ST FLOOR. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. SEPARATE PERMITS ARE REQUIRED FOR THE 6\" SEWER LATERAL, THE 1-1/2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS; THE 1-1/2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY.AND THE (2) VACANT COMMERCIAL SPACES ON THE 1ST FLOOR."},{"number":"732730","date":"2016-10-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-02","scope":"5\" CURB TRAP, 5\" HOUSE DRAIN 1 1/2 WATER SERVICE"},{"number":"770058","date":"2017-04-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"ABANDONED","completedDate":"2017-04-25","scope":"FOR A FOOD, BEVERAGES AND GROCERIES AT FIRST FLOOR IN THE SAME BUILDING WITH EXISTING DWELLING UNITS ABOVE. NO SIGN ON THIS APPLICATION."},{"number":"778003","date":"2017-04-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"FOR A FOOD, BEVERAGES AND GROCERIES AT FIRST FLOOR IN THE SAME BUILDING WITH EXISTING DWELLING UNITS ABOVE. NO SIGN ON THIS APPLICATION."},{"number":"851126","date":"2018-03-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-22","scope":"FIT-OUT OF FIRST FLOOR SHELL COMMERCIAL SPACE (SEE PERMIT 640930 FOR NEW CONSTRUCTION) FOR A GROCERY STORE AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"974908","date":"2019-07-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-02","scope":"INSTALL LIGHTING LIGHTS, RECEPTACLES EXIT, EMERGENCY LIGHTS, WIRING TO refrigeratorsFROM EXISTING 400AMP SERVICE PANEL AS PER NEC 2008 SOUTH DISTRICT INSTALL FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS.NFPA-72."},{"number":"1019896","date":"2019-10-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-22","scope":"INSTALL 1FLOOR SINK 1FLOOR DRAIN 1COMP SINK 1HAND WASH 1PREP SINK 1MOP SINK 2TOILETS 2LAVS 1WH"},{"number":"1026535","date":"2019-11-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-22","scope":"Relocate 21 existing Sprinkler Heads on the GROUND floor to accommodate Tenant Layouts as per NFPA No. 13 and all Local Codes."},{"number":"1047059","date":"2020-03-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-03-09","scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY, DOUBLE-FACED, PROJECTING SIGN OVER JUNIPER STREET SIDEWALK MEASURING 4' X 4'. SIZE AND LOCATION PER APPROVED PLANS."},{"number":"1047062","date":"2020-03-09","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-05-10","scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY, DOUBLE-FACED, PROJECTING SIGN OVER JUNIPER STREET SIDEWALK MEASURING 4' X 4'. SIZE AND LOCATION PER APPROVED PLANS. SEPARATE PERMIT FOR ELECTRICAL WORK."},{"number":"MP-2020-000095","date":"2020-05-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-22","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"GM-2024-002684","date":"2024-03-26","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-10-25","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans. Separate Streets Department permit required for sidewalk and street closure-As per Fiber Cement Lap Siding EZ Standard."},{"number":"GM-2024-002683","date":"2024-03-26","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-04-17","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"}],"rented":true,"licenses":[{"number":"889989","type":"Rental","status":"Active","businessName":"G Prime Juniper LLC","legalName":"G Prime Juniper LLC ","address":"2031-33 S JUNIPER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2022-03-17","latestIssueDate":"2026-02-25","expirationDate":"2027-03-16","inactiveDate":null},{"number":"952120","type":"Food Preparing and Serving","status":"Active","businessName":"South Philly Food Co-op","legalName":"South Philly Food Co-op","address":"2031-33 S JUNIPER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-05-21","latestIssueDate":"2026-04-08","expirationDate":"2027-05-20","inactiveDate":null},{"number":"0989195","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"South Philly Food Co-op","legalName":"South Philly Food Co-op","address":"2031-33 S JUNIPER ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-09-18","latestIssueDate":"2025-09-18","expirationDate":"2025-09-21","inactiveDate":null}],"licenseActivity":[{"number":"0989195","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"South Philly Food Co-op","legalName":"South Philly Food Co-op","issuedDate":"2025-09-18","latestIssueDate":"2025-09-18","closureDate":"2025-09-21","expirationDate":"2025-09-21","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"952120","type":"Food Preparing and Serving","businessName":"South Philly Food Co-op","legalName":"South Philly Food Co-op","issuedDate":"2024-05-21","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-05-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"889989","type":"Rental","businessName":"G Prime Juniper LLC","legalName":"G Prime Juniper LLC ","issuedDate":"2022-03-17","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-03-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":8,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #511912: 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: 547700 (EXPIRED), 564620 (EXPIRED), 560666 (EXPIRED), 770058 (ABANDONED), GM-2024-002684 (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":"Sprinkler Certification: Certified through Mar 15, 2025; Fire Alarm Certification: Certified through Apr 21, 2027","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 (518 KIMBERTON ROAD 143, PHOENIXVILLE PA, 19460).","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, 1 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Oct 16, 2015.","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":"Food Estab, Retail Non-Permanent Location (Event) #0989195: 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 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"}]}