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LLC","address":"9801-15 HALDEMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-09-28","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":"2014-09-10"},{"number":"618525","type":"Rental","status":"Active","businessName":"BEECHWOOD GARDENS LLC (DBA BEECHWOOD PHILADELPHIA LLC)","legalName":"BEECHWOOD GARDENS LLC","address":"9801-15 HALDEMAN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":160,"issuedDate":"2014-02-20","latestIssueDate":"2026-01-13","expirationDate":"2027-02-28","inactiveDate":null},{"number":"641180","type":"Dumpster License - Private Property","status":"Active","businessName":"BEECHWOOD GARDENS LLC (DBA BEECHWOOD PHILADELPHIA LLC)","legalName":"BEECHWOOD GARDENS LLC","address":"9801-15 HALDEMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-09-10","latestIssueDate":"2014-09-10","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"641180","type":"Dumpster License - Private Property","businessName":"BEECHWOOD GARDENS LLC (DBA BEECHWOOD PHILADELPHIA LLC)","legalName":"BEECHWOOD GARDENS LLC","issuedDate":"2014-09-10","latestIssueDate":"2014-09-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"618525","type":"Rental","businessName":"BEECHWOOD GARDENS LLC (DBA BEECHWOOD PHILADELPHIA LLC)","legalName":"BEECHWOOD GARDENS LLC","issuedDate":"2014-02-20","latestIssueDate":"2026-01-13","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"545032","type":"Dumpster License - Private Property","businessName":"MORGAN BEECHWOOD LLC","legalName":"MORGAN BEECHWOOD LLC","issuedDate":"2011-09-28","latestIssueDate":"2013-08-03","closureDate":"2014-09-10","expirationDate":null,"inactiveDate":"2014-09-10","status":"Active","statusLabel":"Inactive","active":false},{"number":"501861","type":"Rental","businessName":"MORGAN BEECHWOOD LLC","legalName":"MORGAN BEECHWOOD LLC","issuedDate":"2010-05-14","latestIssueDate":"2013-04-05","closureDate":"2013-11-07","expirationDate":"2014-02-28","inactiveDate":"2013-11-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"339832","type":"Rental","businessName":"HOME PROPERTIES OF NEW YORK LP (ATTN:  MARIE HAWS)","legalName":"HOME PROPERTIES OF NEW YORK LP","issuedDate":"2005-10-06","latestIssueDate":"2009-05-19","closureDate":"2010-05-13","expirationDate":"2010-02-28","inactiveDate":"2010-05-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":160,"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":["6 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 38% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $13,000,000 to $17,970,800","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":"The record identifies more than one dwelling/use.","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":"2 permits not marked completed: GM-2021-002276 (Expired), GM-2022-003767 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 37 historical violations across 16 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":"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 (439 GRAND AVE, EWING NJ, 08628).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1967 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":"22 failed, 15 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 14, 2024.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 13, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}