{"asOf":"2026-07-29T18:28:44.223Z","block":"2600-2699 BELGRADE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-belgrade-st","address":"2636 BELGRADE ST","parcelNumber":"881419947","source":"https://property.phila.gov/?p=881419947","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"FF PHILLY LLC","coOwner":"MABC PROPERTIES LLC","marketValue":3439200,"landAssessment":343900,"improvementAssessment":3095300,"livableArea":23780,"yearBuilt":2019,"lastSale":{"price":5630000,"date":"2021-11-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"4571670","date":"2018-01-24","code":"9-1004.2/3","title":"CONTRACTOR UNLICENSED SUB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571671","date":"2018-01-24","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-016382","date":"2025-03-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-05-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-016383","date":"2025-03-26","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-05-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-016384","date":"2025-03-26","code":"F-912.2","title":"FDC VISIBLE LOCATION\n","status":"COMPLIED","resolutionDate":"2025-05-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"5161187","date":"2019-08-27","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":null,"resolutionDate":null,"resolution":null},{"number":"5161188","date":"2019-08-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"620068","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"AIU","status":"CLOSED","createdDate":"2018-01-26","completedDate":"2018-02-14","violations":[{"number":"4571670","date":"2018-01-24","code":"9-1004.2/3","title":"CONTRACTOR UNLICENSED SUB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571671","date":"2018-01-24","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-021940","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-26","completedDate":"2025-05-01","violations":[{"number":"VI-2025-016382","date":"2025-03-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-05-01","resolution":"COMPLIED - 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Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING ( TWENTY(20) DWELLING UNITS)  IN AN EXISTING STRUCTURE WITH FIFTEEN(15) ACCESSORY OFF-STREET PARKING SPACES INCLUDING WITH ONE(1) H/C SPACE AND SEVEN(7) 1A CLASS BICYCLE SPACES  IN AN ACCESSIBLE RO","status":"Completed","outcome":"Granted","date":"2021-08-30","number":"ZP-2021-003757","relatedPermit":"ZP-2021-003757"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":38500,"taxable":38500,"land":5800,"improvement":32700,"taxableLand":5800,"taxableImprovement":32700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":38500,"taxable":38500,"land":5800,"improvement":32700,"taxableLand":5800,"taxableImprovement":32700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":128500,"taxable":128500,"land":59110,"improvement":69390,"taxableLand":59110,"taxableImprovement":69390,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":143700,"taxable":143700,"land":143700,"improvement":0,"taxableLand":143700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3200000,"taxable":3180800,"land":320000,"improvement":2880000,"taxableLand":320000,"taxableImprovement":2860800,"exemptLand":0,"exemptImprovement":19200},{"y":2022,"v":3200000,"taxable":320000,"land":320000,"improvement":2880000,"taxableLand":320000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2880000},{"y":2023,"v":3647700,"taxable":364770,"land":364770,"improvement":3282930,"taxableLand":364770,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3282930},{"y":2024,"v":3647700,"taxable":364770,"land":364770,"improvement":3282930,"taxableLand":364770,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3282930},{"y":2025,"v":3647700,"taxable":364770,"land":364770,"improvement":3282930,"taxableLand":364770,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3282930},{"y":2026,"v":3647700,"taxable":364770,"land":364770,"improvement":3282930,"taxableLand":364770,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3282930},{"y":2027,"v":3439200,"taxable":343900,"land":343900,"improvement":3095300,"taxableLand":343900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3095300}],"taxNow":5106,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"823200","date":"2017-10-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-12","scope":"SEAL LATERAL AND REMOVE CURB TRAP PA20172841538(COMMERCIAL) \"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":"840959","date":"2017-12-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-02-14","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURES. STRUCTURES TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"845040","date":"2018-03-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-03-20","scope":"CONSOLIDATION OF 2636 BELGRADE ST, AND 2613-35 MILLER STREETS INTO ONE LOT. FOR THE ERECTION OF A (4) STORY MIXED USE BUILDING WITH, 19 RESIDENTIAL DWELLINGS, 1 VACANT COMMERCIAL UNIT, 15 STANDARD PARKING STALLS, 1 ADA PARKING STALL WITH ACCESS ISLE, 4' WID EDRIVE ISLE, 2 PILOT HOUSES FO RROOF ACCESS ONLY, 1 ELEVATOR OVERRUN, 1 COMMON ROOF DECK. AS PER PLANS. USES BY FLOOR: B-(R-2 MULTIFAMILY, UTILITIES. 1-(R-2) MULTIFAMILY, (B) VACANT BUSINESS, (S-2) PARKING. 2-4(R-2) MULTIFAMILY"},{"number":"869652","date":"2018-04-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"*CHILD PERMIT* FOR THE ERECTION OF A (4) STORY MIXED USE BUILDING WITH, 19 RESIDENTIAL DWELLINGS, 1 VACANT COMMERCIAL UNIT, 15 STANDARD PARKING STALLS, 1 ADA PARKING STALL WITH ACCESS ISLE, 4' WID EDRIVE ISLE, 2 PILOT HOUSES FO RROOF ACCESS ONLY, 1 ELEVATOR OVERRUN, 1 COMMON ROOF DECK. AS PER PLANS. USES BY FLOOR: B-(R-2 MULTIFAMILY, UTILITIES. 1-(R-2) MULTIFAMILY, (B) VACANT BUSINESS, (S-2) PARKING. 2-4(R-2) MULTIFAMILY"},{"number":"887404","date":"2018-07-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-25","scope":"**SEPARATE AMENDED PERMIT REQUIRED FOR UNDERPINNING** FOR THE ERECTION OF A NEW, FOUR (4) STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY PILOT HOUSES AND ELEVATOR OVERRUN (TO ENCLOSE ACCESS STAIRS/ELEVATOR ONLY), TO BE USED AS VACANT COMMERCIAL SPACE (SEPARATE USE REGISTRATION AND NEWCON-FITOUT PERMITS REQUIRED PRIOR TO OCCUPANCY), GROUP S-2 ENCLOSED PARKING GARAGE AT FIRST FLOOR, WITH GROUP R-2 MULTI-FAMILY HOUSEHOLD LIVING (NINETEEN (19) DWELLING UNITS; ALL REQUIRED TO BE TYPE B UNITS), AT THE BASEMENT THROUGH FOURTH FLOOR, WITH GROUP A-3 COMMON ROOF DECK (FOR RESIDENTIAL TENANTS ONLY), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13, AND STANDPIPES TO BE INSTALLED WITHIN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14; PA L&I PERMIT REQUIRED FOR ELEVATOR INSTALLATION."},{"number":"903075","date":"2018-09-25","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-21","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#887404 TO REMOVE BASEMENT LEVEL FROM BUILDING, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT."},{"number":"950877","date":"2019-05-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-25","scope":"ROUGHING IN NEW 4\" UNDERSLAB WITH STACKS FOR 20 UNITS,ALSO RUNNING NEW WASTE AND WATER LINES FOR 20 UNITS FOR 35-TOILETS,35-VANITIES,19-WASHERS/DRYERS,19-KITCHEN SINKS,19-DISHWASHERS,19-WATER HEATER AND WATTS BACKFLOW PREVENTOR.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"953765","date":"2019-05-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2020-11-05","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A FOUR (4) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"978651","date":"2019-05-22","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-21","scope":"TO AMEND PERMIT # 953765 TO INCLUDE FOUR (4) INCH FIRE SERVICE LINE WITH A FOUR (4) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"980535","date":"2019-05-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-31","scope":"INSTALLING NEW 5X4 CURB TRAP WITH 4\" CAST IRON GOING INTO PROPERTY, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"1007338","date":"2019-11-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-21","scope":"FOR THE INSTALLATION OF EIGHTEEN (18) HEAT PUMP SYSTEMS, AND ASSOCIATED DUCTWORK. ALL DUCT WORK WILL BE SELF CONTAINED IN EACH LIVING SPACE. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1028689","date":"2019-12-12","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-25","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#887404 TO ADDRESS FAILED FOUNDATION INSPECTIONS DUE TO WORK NOT MATCHING APPROVED PLANS; FOR CHANGES TO FOUNDATIONS AND STRUCTURAL FRAMING, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT; NO CHANGES TO REQUIRED SPECIAL INSPECTIONS."},{"number":"1047401","date":"2020-02-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-25","scope":"INSTALL THE FOLLOWING: 375 RECEPTCALES, 157 SWITCHES, 128 GFI, 405 LIGHT FIXTURES, 82 SMOKE ALARMS, 19 125 AMP PANELS, 1000 AMP SERVICE. (EAST DIST)''o8 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS."},{"number":"FP-2021-001946","date":"2021-07-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-21","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE FOUR (4) INCH MAIN FIRE SERVICE LINE WITH A FOUR (4) INCH AMES 200SS BACK FLOW PREVENTER ASSEMBLY AND TWO (2) STANDPIPES INTERCONNECTED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2021-003757","date":"2021-08-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-000445","date":"2022-02-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-16","scope":"FOR LEVEL II ALTERATION TO CREATE ONE (1) TYPE A DWELLING UNIT FOR TOTAL (20) DWELLING UNITS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED MEP AND FIRE SUPPRESSION WORK."},{"number":"FP-2022-000977","date":"2022-04-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-16","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (1) Sprinkler Head (CP-2022-000445)"},{"number":"EP-2022-004253","date":"2022-06-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-07","scope":"Add new receptacles and lights in a one bedroom apartment. Add new receptacles as needed in the kitchen. Install new circuit for washer and dryer as per 2017 NEC"},{"number":"PP-2022-008581","date":"2022-06-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-16","scope":"Pex and PVC throughout 1 WAter Closet; 1 Lav; 1 Shower; 1 Kitchen Sink; 1 Washer box; 1 Hot Water Heater Working in (1) Unit-Formally Commercial Space converted to Bedroom Unit"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"786459","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Draft House Philadelphia LLC","legalName":"Draft House Philadelphia LLC ","address":"2636 BELGRADE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-08-17","latestIssueDate":"2018-08-17","expirationDate":"2019-08-16","inactiveDate":"2019-10-15"},{"number":"881779","type":"Rental","status":"Inactive","businessName":"Draft House Philadelphia LLC","legalName":"Draft House Philadelphia LLC ","address":"2636 BELGRADE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-11-19","latestIssueDate":"2021-11-19","expirationDate":"2022-11-18","inactiveDate":"2023-01-17"},{"number":"911397","type":"Rental","status":"Active","businessName":"MABC Properties LLC","legalName":"MABC Properties LLC","address":"2636 BELGRADE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":20,"issuedDate":"2022-11-28","latestIssueDate":"2025-10-14","expirationDate":"2026-11-27","inactiveDate":null}],"licenseActivity":[{"number":"911397","type":"Rental","businessName":"MABC Properties LLC","legalName":"MABC Properties LLC","issuedDate":"2022-11-28","latestIssueDate":"2025-10-14","closureDate":null,"expirationDate":"2026-11-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"881779","type":"Rental","businessName":"Draft House Philadelphia LLC","legalName":"Draft House Philadelphia LLC ","issuedDate":"2021-11-19","latestIssueDate":"2021-11-19","closureDate":"2023-01-17","expirationDate":"2022-11-18","inactiveDate":"2023-01-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"786459","type":"Vacant Residential Property / Lot","businessName":"Draft House Philadelphia LLC","legalName":"Draft House Philadelphia LLC ","issuedDate":"2018-08-17","latestIssueDate":"2018-08-17","closureDate":"2019-10-15","expirationDate":"2019-08-16","inactiveDate":"2019-10-15","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":20,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-003757: Completed · Granted; related permit ZP-2021-003757. Use permit #869652: 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":"1 permit not marked completed: 953765 (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":"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 (550 GRAND ST GROUND FLOOR, BROOKLYN NY, 11211).","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 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 1, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #786459: Inactive since Oct 15, 2019","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 3 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":"Sprinkler Certification: Certified through Jan 21, 2027; Fire Alarm Certification: Certified through Jan 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":"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/"}]}