{"asOf":"2026-07-22T21:24:52.065Z","block":"4100-4199 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-lancaster-ave","address":"4112 LANCASTER AVE","parcelNumber":"881428852","source":"https://property.phila.gov/?p=881428852","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":"LANCASTER 41 LLC","coOwner":"LANCASTER LANDOWNER LLC","marketValue":5628400,"landAssessment":562800,"improvementAssessment":5065600,"livableArea":43470,"yearBuilt":2021,"lastSale":{"price":10,"date":"2020-10-28T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2021-069285","date":"2021-10-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-03-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-069284","date":"2021-10-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-03-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-098187","date":"2023-12-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-12-22","resolution":"SVN ISSUED"},{"number":"VI-2025-051430","date":"2025-07-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-11-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-029795","date":"2026-05-07","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-05-07","resolution":"SVN ISSUED"},{"number":"VI-2026-030273","date":"2026-05-11","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-096433","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-01","completedDate":"2022-03-14","violations":[{"number":"VI-2021-069285","date":"2021-10-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-03-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-069284","date":"2021-10-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-03-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-128596","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-22","completedDate":"2026-04-13","violations":[{"number":"VI-2023-098187","date":"2023-12-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-12-22","resolution":"SVN ISSUED"}]},{"number":"CF-2025-070552","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2025-07-16","completedDate":"2025-12-01","violations":[{"number":"VI-2025-051430","date":"2025-07-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-11-07","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-049120","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-05-07","completedDate":null,"violations":[{"number":"VI-2026-029795","date":"2026-05-07","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-05-07","resolution":"SVN ISSUED"}]},{"number":"CF-2026-049949","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2026-05-11","completedDate":null,"violations":[{"number":"VI-2026-030273","date":"2026-05-11","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":2,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-096433","date":"2021-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-096433","date":"2022-03-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-128596","date":"2023-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070552","date":"2025-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070552","date":"2025-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070552","date":"2025-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070552","date":"2025-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070552","date":"2025-12-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-049120","date":"2026-05-07","type":null,"status":null},{"caseNumber":"CF-2026-049949","date":"2026-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-049949","date":"2026-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-049949","date":"2026-07-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2025,"fails":4,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":13791.06,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":13791.06,"principalDue":10423.27,"penaltyDue":625.4,"interestDue":547.22,"otherChargesDue":2195.17,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-04-06","assessmentYear":2022,"totalAssessment":1295000,"taxableAssessment":683112,"exemptAbatementAssessment":611888,"homesteadValue":0,"netTaxAfterHomestead":9562.2,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96523790141369,"lng":-75.2062103347812,"geom":{"type":"Polygon","coordinates":[[[-75.205874201,39.965202986],[-75.20607669,39.965011783],[-75.206353365,39.965185705],[-75.206415801,39.965127302],[-75.206540443,39.965205215],[-75.206465279,39.965277925],[-75.206491416,39.965293801],[-75.206306797,39.965472119],[-75.205874201,39.965202986]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-020656","type":"Fire Alarm Certification","inspectionDate":"2026-05-12","result":"Certified","expirationDate":"2027-05-12","buildingId":"1551997"},{"number":"BC-2026-020470","type":"Sprinkler Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1551997"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":15072,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4323 SPRUCE ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":647500,"taxable":647500,"land":647500,"improvement":0,"taxableLand":647500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1295000,"taxable":683112,"land":647500,"improvement":647500,"taxableLand":647500,"taxableImprovement":35612,"exemptLand":0,"exemptImprovement":611888},{"y":2023,"v":6475000,"taxable":2104375,"land":647500,"improvement":5827500,"taxableLand":647500,"taxableImprovement":1456875,"exemptLand":0,"exemptImprovement":4370625},{"y":2024,"v":2590000,"taxable":2590000,"land":647500,"improvement":1942500,"taxableLand":647500,"taxableImprovement":1942500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":6475000,"taxable":647500,"land":647500,"improvement":5827500,"taxableLand":647500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5827500},{"y":2026,"v":6475000,"taxable":647500,"land":647500,"improvement":5827500,"taxableLand":647500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5827500},{"y":2027,"v":5628400,"taxable":562800,"land":562800,"improvement":5065600,"taxableLand":562800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5065600}],"taxNow":9064,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1017060","date":"2020-04-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (48.12' HIGH) WITH GREEN ROOF (COVER 60% OF ROOF AREA) WITH ROOF ACCESSED STRUCTURE (ONLY FOR ROOF ACCESSED). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2020-002249","date":"2021-03-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR THE ERECTION OF A FOUR (4) STORY MIXED-USE BUILDING OF CONSTRUCTION TYPE VA WITH GREEN ROOF TO INCLUDE VACANT COMMERCIAL SHELL SPACE (SEPARATE PERMIT REQUIRED FOR FIT-OUT & C.O.) AND THIRTY-SEVEN (37) DWELLING UNITS (GROUP R-2 USE & OCCUPANCY) WITH ACCESSORY AMENITY SPACES. SIX (6) DWELLING UNITS TO BE TYPE A ACCESSIBLE UNITS AND ALL OTHER UNITS TO BE TYPE B UNITS. BUILDING TO BE FULLY SPRINKLERED (MIN. NFPA 13 THROUGHOUT THE 1ST FLOOR & MIN. NFPA 13R THROUGHOUT THE 2ND THRU 4TH FLOORS). ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPPRESSION WORK. SEPARATE PERMIT REQUIRED BY PA DEPT. OF LABOR & INDUSTRY FOR ELEVATOR INSTALLATION. **INSTALLATION OF WOOD TRUSSES NOT INCLUDED IN THIS PERMIT. AMENDED BUILDING PERMIT REQUIRED PRIOR TO INSTALLATION.** [AMENDMENT APPROVED 7/22/2021 FOR CHANGES TO FLOOR LAYOUTS TO INCREASE SIZE OF COMMERCIAL SPACE, REDUCE SIZE OF RESIDENTIAL COMMUNITY ROOM SPACE, REMOVE OF COMMON LAUNDRY ROOM, AND PROVIDE IN-UNIT WASHERS & DRYERS AND FOR CHANGES TO EXTERIOR WALL SHEATHING MATERIALS AS PER APPROVED AMENDED ARCHITECTURAL PLANS. SEPARATE AMENDED ELECTRICAL, MECHANICAL, AND PLUMBING PERMITS REQUIRED FOR CHANGES IN SCOPE AND LAYOUT.] [AMENDMENT APPROVED 4/4/2023 FOR CHANGES TO FLOOR LAYOUTS AT THE 2ND THROUGH 4TH FLOORS TO REPLACE SOME ONE-BEDROOM DWELLING UNITS WITH STUDIO AND TWO-BEDROOM UNITS AS PER APPROVED AMENDMENT PLANS. NO CHANGE TO TOTAL NUMBER OF DWELLING UNITS IN THE BUILDING. STUDIO UNITS #304 AND #410 AND TWO-BEDROOM UNIT #412 TO BE CONSTRUCTED AS TYPE A ACCESSIBLE UNITS. ALL OTHER NEW STUDIO AND TWO-BEDROOM UNITS TO BE CONSTRUCTED AS TYPE B UNITS.] [AMENDMENT APPROVED 5/23/2025 FOR DOCUMENTATION OF AS-BUILT CHANGES TO 1ST FLOOR LAYOUT TO INCLUDE RELOCATED CLASS 1A BICYCLE STORAGE ROOM, NEW ELECTRICAL ROOM, REMOVAL OF VESTIBULE, AND RELOCATION AND INCREASE IN QUANTITY OF COMMERCIAL SPACE EXITS AS PER APPROVED AMENDED PLANS.] [AMENDMENT 11/7/"},{"number":"EP-2022-010033","date":"2022-11-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-07","scope":"INSTALL NEW (3) 208Y/120 V Phase 4 WIRE UNDERGROUND SERVICE ENTRANCE CONDUCTORS FROM NEW PECO TRANSFORMERS IN PECO VAULT TO SERVICE EQUIPMENT IN ELECTRICAL ROOM. NEW (1) 1000A 3 PHASE METER BANK WITH MAIN BREAKER SERVICE DISCONNECT AND (37) 125A 1 PHASE FEEDERS & METERS FOR (37) DWELLING UNITS , (1) 400A 3 PHASE HOUSE PANEL WITH MAIN SERVICE BREAKER. (1) 600 A 3 PHASE SERVICE DISCONNECT FOR COMMERCIAL SPACE. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE, & (37) APARTMENT DWELLING UNITS. INSTALL LIGHTING NORMAL AND EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, AND 120V SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL, HVAC, & ELEVATOR EQUIPMENT. INSTALL A COMPLETE ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. INSTALL A TWO-WAY COMMUNICATION SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2021-003868","date":"2023-01-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL PLUMBING FOR A FOUR (4) STORY MIXED-USE BUILDING WITH COMMERCIAL SHELL SPACE AND THIRTY-SEVEN (37) DWELLING UNITS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 PHILADELPHIA PLUMBING CODE. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. Plumbing Permit (Interior) for combo CP-2020-002249."},{"number":"PP-2021-003866","date":"2023-01-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-01","scope":"INSTALL PLUMBING FOR A FOUR (4) STORY MIXED-USE BUILDING WITH COMMERCIAL SHELL SPACE AND THIRTY-SEVEN (37) DWELLING UNITS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 PHILADELPHIA PLUMBING CODE. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. Plumbing Permit (Water Distribution) for combo CP-2020-002249."},{"number":"PP-2021-003867","date":"2023-01-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-13","scope":"INSTALL PLUMBING FOR A FOUR (4) STORY MIXED-USE BUILDING WITH COMMERCIAL SHELL SPACE AND THIRTY-SEVEN (37) DWELLING UNITS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 PHILADELPHIA PLUMBING CODE. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. Plumbing Permit (Exterior Building Drainage) for combo CP-2020-002249."},{"number":"FP-2023-000879","date":"2023-05-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FOUR-INCH FIRE SERVICE LINE, FOUR-INCH BACKFLOW PREVENTER, FIRE SPRINKLER SYSTEM AND STANDPIPES IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND NFPA 13, 13R AND 14."},{"number":"MP-2021-001446","date":"2023-06-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"For the installation of appliances, registers, diffusers, and associated ductwork. All work to be done per approved plans and in accordance with 2018 IMC. Appliances to be installed per manufacturer's specifications. Separate permits to be obtained for all other work. Mechanical / Fuel Gas Permit for combo CP-2020-002249."},{"number":"ZP-2024-012846","date":"2024-12-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2024-002607","date":"2025-05-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-14","scope":"FOR LEVEL II INTERIOR ALTERATIONS AT THE 1ST FLOOR TO SUB-DIVIDE THE EXISTING VACANT COMMERCIAL SPACE INTO SPACES \"A\" AND \"B\" WITH FIT-OUT AND PARTIAL CHANGE OF OCCUPANCY AT SPACE \"A\" TO GROUP A-3 PERSONAL SERVICES (GYM). SPACE \"B\" TO REMAIN VACANT (SEPARATE PERMITS REQUIRED FOR FIT-OUT AND C.O. PRIOR TO OCCUPANCY). EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"MP-2025-003125","date":"2025-08-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-14","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES 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":"EP-2025-005417","date":"2025-08-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-10","scope":"Install 200 amp meter, 200 amp service disconnect, and 200 amp, 3-phase, MLO panel with grounding. Install lighting, receptacles, emergency/exit lights, and power to equipment as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"PP-2025-007388","date":"2025-08-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-14","scope":"Plumbing for 1st floor gym fit-out as per plans"},{"number":"CP-2026-003444","date":"2026-07-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. 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. **PERMIT CP-2020-002249 MUST BE COMPLETED PRIOR TO ISSUANCE OF ANY CO**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"0954100","type":"Rental","status":"Active","businessName":"41 Lancaster Landowner LLC","legalName":"41 Lancaster Landowner LLC ","address":"4112 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":37,"issuedDate":"2024-06-14","latestIssueDate":"2026-06-17","expirationDate":"2027-06-13","inactiveDate":null}],"licenseActivity":[{"number":"0954100","type":"Rental","businessName":"41 Lancaster Landowner LLC","legalName":"41 Lancaster Landowner LLC ","issuedDate":"2024-06-14","latestIssueDate":"2026-06-17","closureDate":null,"expirationDate":"2027-06-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","units":37,"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":["1 open L&I violation","$13,791 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2023, 2025, 2026"],"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":["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 100% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $647,500 to $1,295,000","no permit shown in 2021-2023"],"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 history also contains “OCCUPIED W/O TCO OR CO.”","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: CP-2020-002249 (Amendment Application Incomplete), PP-2021-003868 (Issued), FP-2023-000879 (Issued), MP-2021-001446 (Issued), CP-2026-003444 (Issued).","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":"1 open L&I violation","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"$13,791.06 was recorded in the City’s 2022-06 delinquency snapshot for 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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 20, 2026.","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.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 12, 2027; Sprinkler Certification: Certified through Jun 8, 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/"}]}