{"asOf":"2026-07-28T11:54:32.810Z","block":"1600-1699 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-cecil-b-moore-ave","address":"1613 CECIL B MOORE AVE","parcelNumber":"881147838","source":"https://property.phila.gov/?p=881147838","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"RAYCEY HOLDINGS LLC","coOwner":null,"marketValue":1538800,"landAssessment":153800,"improvementAssessment":1385000,"livableArea":10784,"yearBuilt":2024,"lastSale":{"price":1,"date":"2019-05-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"211959405","date":"2019-03-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-06-19","resolution":"COMPLIED - 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BY ENFORCEMENT ACTION"},{"number":"VI-2021-083946","date":"2021-12-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2022-01-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-071003","date":"2023-09-15","code":"B-3306.2.1","title":"SIDEWALK CLOSURE NOT FENCED\n","status":"SVN ISSUED","resolutionDate":"2023-09-15","resolution":"SVN ISSUED"},{"number":"VI-2023-073394","date":"2023-09-22","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-09-22","resolution":"SVN ISSUED"},{"number":"VI-2023-073405","date":"2023-09-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-09-22","resolution":"SVN ISSUED"},{"number":"VI-2023-080068","date":"2023-10-13","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-10-13","resolution":"SVN ISSUED"},{"number":"VI-2023-080084","date":"2023-10-13","code":"B-3306.2.1","title":"SIDEWALK CLOSURE NOT FENCED\n","status":"SVN ISSUED","resolutionDate":"2023-10-13","resolution":"SVN ISSUED"},{"number":"VI-2024-094493","date":"2024-11-22","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2025-01-09","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"677975","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-28","completedDate":"2020-06-22","violations":[{"number":"211959405","date":"2019-03-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-06-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211959364","date":"2019-03-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-06-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211959365","date":"2019-03-28","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2020-06-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-088774","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-18","completedDate":"2021-01-14","violations":[{"number":"VI-2020-053907","date":"2020-12-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-053908","date":"2020-12-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-043484","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-24","completedDate":"2021-06-20","violations":[{"number":"VI-2021-032024","date":"2021-05-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-06-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-032025","date":"2021-05-24","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-06-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-115600","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-06","completedDate":"2022-01-19","violations":[{"number":"VI-2021-083946","date":"2021-12-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2022-01-12","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2023-096062","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-09-15","completedDate":null,"violations":[{"number":"VI-2023-071003","date":"2023-09-15","code":"B-3306.2.1","title":"SIDEWALK CLOSURE NOT FENCED\n","status":"SVN ISSUED","resolutionDate":"2023-09-15","resolution":"SVN ISSUED"}]},{"number":"CF-2023-099112","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-09-22","completedDate":null,"violations":[{"number":"VI-2023-073394","date":"2023-09-22","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-09-22","resolution":"SVN ISSUED"}]},{"number":"CF-2023-099122","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-09-22","completedDate":null,"violations":[{"number":"VI-2023-073405","date":"2023-09-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-09-22","resolution":"SVN ISSUED"}]},{"number":"CF-2023-107121","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-10-13","completedDate":null,"violations":[{"number":"VI-2023-080068","date":"2023-10-13","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-10-13","resolution":"SVN ISSUED"}]},{"number":"CF-2023-107132","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-10-13","completedDate":null,"violations":[{"number":"VI-2023-080084","date":"2023-10-13","code":"B-3306.2.1","title":"SIDEWALK CLOSURE NOT FENCED\n","status":"SVN ISSUED","resolutionDate":"2023-10-13","resolution":"SVN ISSUED"}]},{"number":"CF-2024-122331","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-22","completedDate":"2025-01-09","violations":[{"number":"VI-2024-094493","date":"2024-11-22","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2025-01-09","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":2,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"677975","date":"2020-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-088774","date":"2020-12-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-088774","date":"2021-01-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-043484","date":"2021-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043484","date":"2021-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-115600","date":"2021-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-115600","date":"2021-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-115600","date":"2022-01-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-096062","date":"2023-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-099112","date":"2023-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-099122","date":"2023-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107121","date":"2023-10-13","type":null,"status":null},{"caseNumber":"CF-2023-107132","date":"2023-10-13","type":null,"status":null},{"caseNumber":"CF-2024-122331","date":"2024-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-122331","date":"2025-01-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":3170.82,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":3170.82,"principalDue":2417.93,"penaltyDue":156.93,"interestDue":233.58,"otherChargesDue":362.38,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-05-17","assessmentYear":2022,"totalAssessment":76600,"taxableAssessment":76600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1072.25,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979391142968524,"lng":-75.16161605906575,"geom":{"type":"Polygon","coordinates":[[[-75.161521389,39.979512716],[-75.161582403,39.979252708],[-75.161709778,39.979268171],[-75.161650876,39.979529387],[-75.161521389,39.979512716]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":4,"lotArea":null,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"11364 KONNEYAUT TRAIL EXTENSION, CONNEAUT LAKE PA, 16316","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":76600,"taxable":76600,"land":76600,"improvement":0,"taxableLand":76600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":76600,"taxable":76600,"land":76600,"improvement":0,"taxableLand":76600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":76600,"taxable":76600,"land":76600,"improvement":0,"taxableLand":76600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":76600,"taxable":76600,"land":76600,"improvement":0,"taxableLand":76600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":76600,"taxable":76600,"land":76600,"improvement":0,"taxableLand":76600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1500000,"taxable":161250,"land":150000,"improvement":1350000,"taxableLand":150000,"taxableImprovement":11250,"exemptLand":0,"exemptImprovement":1338750},{"y":2026,"v":1500000,"taxable":296250,"land":150000,"improvement":1350000,"taxableLand":150000,"taxableImprovement":146250,"exemptLand":0,"exemptImprovement":1203750},{"y":2027,"v":1538800,"taxable":442342,"land":153800,"improvement":1385000,"taxableLand":153800,"taxableImprovement":288542,"exemptLand":0,"exemptImprovement":1096458}],"taxNow":4147,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004894","date":"2021-01-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. **INCREASE IN BUILDING HEIGHT PERMITTED PER 14-702(7) (MIXED INCOME HOUSING BONUS).**"},{"number":"ZP-2021-005493","date":"2021-06-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. AMENDMENT APPROVED AS OF 12/1/22: FOR THE REDUCTION IN THE TOTAL HEIGHT. SIZE AND LOCATION AS SHOWN ON THE AMENDENT PLAN."},{"number":"CP-2021-009049","date":"2022-09-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-26","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY, THIRTEEN (13) FAMILY DWELLING AND VACANT COMMERCIAL (SEPARATE USE AND OCCUPANCY REQUIRED) TO INCLUDE UNDERPINNING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND 13R. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW* AMENDMENT 12/2/22 TO INCLUDE LAYOUT CHANGES, REMOVAL OF ELEVATOR, AND HEIGHT CHANGE."},{"number":"PP-2023-011339","date":"2023-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-24","scope":"Install 2) 6\" curb traps and fresh air inlets for storm and sanitary. Install main drains from curb traps for storm and sanitary in to property. Install a new 2\" water service for domestic supply."},{"number":"PP-2023-011338","date":"2023-08-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-21","scope":"INSTALL 23 WATER CLOSETS, 23 LAVATORIES, 23 SHOWER/TUBS, 14 FLOOR DRAINS, 13 KITCHEN SINKS, 1 BACKFLOW PREVENTER, 2 AREA DRAINS, 3 EJECTOR SUMP PUMPS, 3 HOT WATER HEATERS, 1 SAND INTERCEPTOR, 1 SUMP PUMP, 2 ROOF DRAINS AND 9 WASHING MACHINE BOXES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2023-001929","date":"2023-09-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-10","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND STANDPIPES IN ACCORDANCE WITH NFPA 13 & 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2023-009463","date":"2023-10-03","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-19","scope":"Rough-In Permit for EP-2023-009462 Install 1200a, 1ph main service. Install 15 gang meter module for 13 apartments, house & commercial space. Install all wiring throughout building. Install cable tv wiring. Install fire alarm system throughout as per nfpa72."},{"number":"MP-2023-003609","date":"2023-10-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-10","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-009462","date":"2023-10-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-03","scope":"Install 1200a, 1ph main service. Install 15 gang meter module for 13 apartments, house & commercial space. Install all wiring throughout building. Install cable tv wiring. Install fire alarm system throughout. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. -NOTED: Door swing to be out and w/ listed panic hardware(EL.RM.DR)"},{"number":"CP-2024-005037","date":"2024-11-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-02","scope":"AMENDMENT TO THE CP-2021-009049, FOR ALTERATION TO THE FRONT FACADE AND INSTALLATION OF ADA RAMP. SEE CP-2021-009049 FOR PREVIOUSLY APPROVED SCOPE OF WORK FOR NEW CONSTRUCTION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"844049","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TODD JOSEPH (RACEY HOLDINGS LLC)","legalName":"TODD JOSEPH (RACEY HOLDINGS LLC)","address":"1613 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-06-20","latestIssueDate":"2020-06-20","expirationDate":"2021-06-19","inactiveDate":"2021-08-18"}],"licenseActivity":[{"number":"844049","type":"Vacant Residential Property / Lot","businessName":"TODD JOSEPH (RACEY HOLDINGS LLC)","legalName":"TODD JOSEPH (RACEY HOLDINGS LLC)","issuedDate":"2020-06-20","latestIssueDate":"2020-06-20","closureDate":"2021-08-18","expirationDate":"2021-06-19","inactiveDate":"2021-08-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["$3,171 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2023, 2024"],"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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 10 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,170.82 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 9, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #844049: Inactive since Aug 18, 2021","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/"}],"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/"}]}