{"asOf":"2026-07-27T19:58:11.696Z","block":"8900-8999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8900-8999-frankford-ave","address":"8921-25 FRANKFORD AVE","parcelNumber":"881231685","source":"https://property.phila.gov/?p=881231685","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"PIZZO ANTHONY J","coOwner":null,"marketValue":670900,"landAssessment":134100,"improvementAssessment":536800,"livableArea":10814,"yearBuilt":1950,"lastSale":{"price":1,"date":"2008-12-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"1174108","date":"2008-12-02","code":"A-301.1/52","title":"PERME- INST COMMUN WIRE/EQUIP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1556224","date":"2009-07-24","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1977484","date":"2011-02-10","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1977521","date":"2011-02-10","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1978911","date":"2011-02-10","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2020735","date":"2011-02-10","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-004431","date":"2022-01-24","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"186724","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2008-12-02","completedDate":"2009-01-13","violations":[{"number":"1174108","date":"2008-12-02","code":"A-301.1/52","title":"PERME- INST COMMUN WIRE/EQUIP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"207975","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2009-07-24","completedDate":"2018-10-29","violations":[{"number":"1556224","date":"2009-07-24","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"266128","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-02-14","completedDate":"2011-02-14","violations":[{"number":"1977484","date":"2011-02-10","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"266132","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-02-14","completedDate":"2011-02-14","violations":[{"number":"1977521","date":"2011-02-10","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"266239","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-02-15","completedDate":"2011-02-15","violations":[{"number":"1978911","date":"2011-02-10","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"266271","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-02-15","completedDate":"2011-03-30","violations":[{"number":"2020735","date":"2011-02-10","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-005864","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-24","completedDate":"2022-10-06","violations":[{"number":"VI-2022-004431","date":"2022-01-24","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"77118","date":"2006-08-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"77118","date":"2007-01-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"148297","date":"2008-02-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"148297","date":"2008-03-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"148297","date":"2008-05-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"148297","date":"2008-06-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"148297","date":"2008-07-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"186724","date":"2008-12-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"186724","date":"2009-01-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"207975","date":"2009-07-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"207975","date":"2009-09-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"207975","date":"2009-10-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"207975","date":"2009-12-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"266132","date":"2011-02-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"266128","date":"2011-02-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"266239","date":"2011-02-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"266271","date":"2011-02-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"266271","date":"2011-03-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"266271","date":"2011-03-30","type":"BC INSP","status":"PASSED"},{"caseNumber":"207975","date":"2018-10-29","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-005864","date":"2022-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-005864","date":"2022-10-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":3,"passes":3},{"y":2009,"fails":3,"passes":1},{"y":2011,"fails":1,"passes":5},{"y":2018,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.051160952727734,"lng":-75.00898809795301,"geom":{"type":"Polygon","coordinates":[[[-75.009234086,40.05120346],[-75.009095732,40.051311198],[-75.009029072,40.051320697],[-75.008747382,40.051118224],[-75.008921475,40.050977905],[-75.009234086,40.05120346]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-006649","type":"Fire Alarm Certification","inspectionDate":"2022-03-28","result":"Certified","expirationDate":"2023-03-28","buildingId":"1240728"},{"number":"BC-2023-008191","type":"Fire Alarm Certification","inspectionDate":"2023-04-11","result":"Certified","expirationDate":"2024-04-11","buildingId":"1240728"},{"number":"BC-2024-006630","type":"Fire Alarm Certification","inspectionDate":"2024-03-11","result":"Certified","expirationDate":"2025-03-11","buildingId":"1240728"},{"number":"BC-2025-028529","type":"Fire Alarm Certification","inspectionDate":"2025-03-05","result":"Certified","expirationDate":"2026-03-05","buildingId":"1240728"},{"number":"BC-2026-006571","type":"Fire Alarm Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"1240728"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":3,"lotArea":8562,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8720 ESPACIO VERDE RD, ALBUQUERQUE NM, 87120","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) ACCESSORY FLAT WALL SIGN (10' X 8') AND RE-FACE ONE (1) ACCESSORY FREE STANDING SIGN (BARBER POLE SIGN - 6' X 4' X 13' HIGH) ALL ACCESSORY TO AN EXISTING BARBER SHOP IN SPACE 8921 WITH EXISTING ACCESSORY S","status":"CLOSED","outcome":"Withdrawn","date":"2016-01-12","number":"10590","relatedPermit":"232525"},{"type":"Zoning board appeal","grounds":"PERMIT IS FOR A NAIL SALON (PERSONAL SERVICE) NO ACTIVITES AS DEFINED IN SECTION 14-603 -13 OF PHILADELPHIA ZONING CODE IN SPACE 8923 WITH EXISTING BARBER SHOP AND CHECK CASHING  AND DWELLING AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE ","status":"CLOSED","outcome":"Granted","date":"2014-02-25","number":"22018","relatedPermit":"504335"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RETAIL SALES OF CONSUMER GOODS (CELL PHONES) ON SPACE #8925 IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2014-09-30","number":"22947","relatedPermit":"522242"},{"type":"Zoning board appeal","grounds":"PERMIT FOR LEGALIZATION OF A HAIR SALON (PERSONAL SERVICE) IN SPACE # 8921 (NO ACTIVITIES AS DEFINED IN SECTION 14-603 (13) OF PHILADELPHIA ZONING CODE), PROPOSED COMMERCIAL USES AS PERMITTED IN\nCMX-2 COMMERCIAL DISTRICT ON PARTIAL 1ST FLOO","status":"CLOSED","outcome":"Granted","date":"2016-08-23","number":"27147","relatedPermit":"619795"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":646000,"taxable":646000,"land":128400,"improvement":517600,"taxableLand":128400,"taxableImprovement":517600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":646000,"taxable":646000,"land":128400,"improvement":517600,"taxableLand":128400,"taxableImprovement":517600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":665300,"taxable":665300,"land":166325,"improvement":498975,"taxableLand":166325,"taxableImprovement":498975,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":441900,"taxable":441900,"land":110475,"improvement":331425,"taxableLand":110475,"taxableImprovement":331425,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":443000,"taxable":443000,"land":110750,"improvement":332250,"taxableLand":110750,"taxableImprovement":332250,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":443000,"taxable":443000,"land":110750,"improvement":332250,"taxableLand":110750,"taxableImprovement":332250,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":443000,"taxable":443000,"land":110750,"improvement":332250,"taxableLand":110750,"taxableImprovement":332250,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":500000,"taxable":500000,"land":150000,"improvement":350000,"taxableLand":150000,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":500000,"taxable":500000,"land":150000,"improvement":350000,"taxableLand":150000,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":500000,"taxable":500000,"land":150000,"improvement":350000,"taxableLand":150000,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":500000,"taxable":500000,"land":150000,"improvement":350000,"taxableLand":150000,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":670900,"taxable":670900,"land":134100,"improvement":536800,"taxableLand":134100,"taxableImprovement":536800,"exemptLand":0,"exemptImprovement":0}],"taxNow":6999,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"140494","date":"2008-04-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-05","scope":"INSTALL 600 AMP SINGLE PHASE SERVICE WITH (9) METERS AND (9) 100 AMP DISCONNECTS WITH A 600 AMP MAIN DISCONNECT. INSTALL HOUSE PANEL AND (2) APARTMENT PANELS IN COMMON HALL, REWIRE BASEMENT APARTMENT, PER 2005 NEC. (EAST DIST)"},{"number":"138534","date":"2008-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-12-05","scope":"REPLACE WATER DAMAGED SHEETROCK IN BASEMENT - REPLACE 15 WINDOWS AND 3 DOORS AS PER PLANS"},{"number":"193280","date":"2009-01-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-18","scope":"(1) REPLACE SMOKES, PULLS, HORNS, IN BASEMENT UNIT THAT HAD FIRE, RE-RUN CABLES TO PANEL.(2) COMMERCIAL/APARTMENTS, AS PER 2005 NEC (EAST DIST)"},{"number":"504335","date":"2014-03-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-14","scope":"FOR PERSONAL SERVICE (NO ACTIVITES AS DEFINED IN SECTION 14-603 (13) OF PHILADELPHIA ZONING CODE) IN SPACE 8923 WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). NO SIGN ON THIS PERMIT."},{"number":"531047","date":"2014-04-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-01","scope":"INSTALL 15 LIGHTS, 8 SWITCHES, 11 RECEPTACLES & 3 EXHAUST FANS FOR NAIL SALON."},{"number":"531089","date":"2014-04-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-18","scope":"FOR LEVEL II ALTERATIONS TO EXISTING MECHANICAL SYSTEM, ALTERATIONS TO INCLUDE THE ERECTION OF REGISTERS, DIFFUSERS AND MECHANICAL EQUIPMENTS WITH ASSOCIATED DUCTWORK. EXHAUST DUCTS TO BE EXTENDED TO EACH NAIL STATION TO CAPTURE CONTAMINANTS AND ODORS AT THEIR SOURCE AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK. PLEASE REFERENCE AP#524429 FOR APPROVED PLANS AND DOCUMENTATION."},{"number":"524429","date":"2014-04-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-18","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR THE USE OF A NAIL SALON ON THE FIRST FLOOR OF AN EXISTING BUILDING, ALTERATIONS TO INCLUDE ERECTION OF PARITION WALLS, FURNISHING AND PROVIDE ACCESSIBILITY IMPROVEMENTS THROUGHOUT. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"534626","date":"2014-05-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-18","scope":"INSTALL 4 PEDICURE CHAIN SINKS, 1 WATER CLOSET, 1 LAY SINK AND 1 BATH TUB"},{"number":"522242","date":"2014-10-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-10-09","scope":"CHANGE USE FROM VACANT TO METRO PCS STORE IN SPACE 8925 FRANKFORD AVE."},{"number":"619795","date":"2016-12-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-05","scope":"FOR PERSONAL SERVICE IN SPACE # 8921 (NO ACTIVITIES AS DEFINED IN SECTION 14-603 (13) OF PHILADELPHIA ZONING CODE), VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) ON PARTIAL 1ST FLOOR. INCREASE IN DWELLING UNITS FROM FOUR (4) FAMILY DWELLING TO FIVE (5) FAMILY DWELLING FROM PARTIAL 1ST FLOOR TO 3RD FLOOR WITH EXISTING NAIL SALON IN SPACE # 8923, EXISTING RETAIL SALE OF PHONE AND ACCESSORIES IN SPACE # 8925 IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"ZP-2020-007662","date":"2020-11-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-02-22","scope":"FOR REMOVAL OF ONE EXISTING FLAT WALL SIGN AND ERECTION OF ONE (1) FLAT WALL SIGN. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN"},{"number":"GP-2020-009433","date":"2020-11-27","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-02-22","scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY STATIC INTERNALLY ILLUMINATED WALL SIGN AS PER APPROVED PLANS. SIGN ACCESSORY TO RETAIL SALES OF CONSUMER GOODS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SIGN PERMIT ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Use"},{"y":2016,"k":"appeal","w":"Appeal withdrawn"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Sign"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"219199","type":"Rental","status":"Inactive","businessName":"PIIZZO SALVATORE +       NANCY H/W","legalName":"PIIZZO SALVATORE +       NANCY H/W","address":"8921-25 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-08-12","latestIssueDate":"2010-05-06","expirationDate":"2011-02-28","inactiveDate":"2010-07-16"},{"number":"508825","type":"Rental","status":"Inactive","businessName":"ANTHONY J PIZZO (FOUNDATION REALTY AGENT)","legalName":"ANTHONY J PIZZO","address":"8921-25 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2010-07-16","latestIssueDate":"2025-01-21","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"508825","type":"Rental","businessName":"ANTHONY J PIZZO (FOUNDATION REALTY AGENT)","legalName":"ANTHONY J PIZZO","issuedDate":"2010-07-16","latestIssueDate":"2025-01-21","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"219199","type":"Rental","businessName":"PIIZZO SALVATORE +       NANCY H/W","legalName":"PIIZZO SALVATORE +       NANCY H/W","issuedDate":"2004-08-12","latestIssueDate":"2010-05-06","closureDate":"2010-07-16","expirationDate":"2011-02-28","inactiveDate":"2010-07-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22018: CLOSED · Granted; related permit 504335. Use permit #504335: 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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, 12 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 6, 2022.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 7 historical violations across 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 10, 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/"}]}