{"asOf":"2026-07-24T11:17:00.005Z","block":"200-299 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-e-girard-ave","address":"251 E GIRARD AVE","parcelNumber":"881442310","source":"https://property.phila.gov/?p=881442310","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"GIRARD 251 LLC","coOwner":null,"marketValue":1179100,"landAssessment":235800,"improvementAssessment":943300,"livableArea":6695,"yearBuilt":1900,"lastSale":{"price":2230000,"date":"2021-05-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"2862242","date":"2013-07-15","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2862241","date":"2013-07-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3164449","date":"2014-05-02","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3184825","date":"2014-05-02","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"473348","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2862242","date":"2013-07-15","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2862241","date":"2013-07-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"533314","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3164449","date":"2014-05-02","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"531124","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3184825","date":"2014-05-02","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969850837983536,"lng":-75.13211961203655,"geom":{"type":"Polygon","coordinates":[[[-75.131982021,39.969930187],[-75.131936546,39.969848903],[-75.132213103,39.96975477],[-75.132282114,39.969881451],[-75.132147904,39.969927072],[-75.132122735,39.969882167],[-75.131982021,39.969930187]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-001469","type":"Fire Alarm Certification","inspectionDate":"2021-05-27","result":"Certified","expirationDate":"2022-05-27","buildingId":"1067761"},{"number":"BC-2022-009738","type":"Fire Alarm Certification","inspectionDate":"2022-07-15","result":"Certified","expirationDate":"2023-07-15","buildingId":"1067761"},{"number":"BC-2023-013942","type":"Fire Alarm Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1067761"},{"number":"BC-2024-019533","type":"Fire Alarm Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"1067761"},{"number":"BC-2024-024079","type":"Sprinkler Certification","inspectionDate":"2024-08-06","result":"Certified","expirationDate":"2025-08-06","buildingId":"1067761"},{"number":"BC-2025-017117","type":"Fire Alarm Certification","inspectionDate":"2025-06-24","result":"Certified","expirationDate":"2026-06-24","buildingId":"1067761"},{"number":"BC-2026-017161","type":"Fire Alarm Certification","inspectionDate":"2026-06-16","result":"Certified","expirationDate":"2027-06-16","buildingId":"1067761"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":3453,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 4463, WILMINGTON DE, 19807","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":1019500,"taxable":241191,"land":101950,"improvement":917550,"taxableLand":101950,"taxableImprovement":139241,"exemptLand":0,"exemptImprovement":778309},{"y":2021,"v":1019500,"taxable":241191,"land":101950,"improvement":917550,"taxableLand":101950,"taxableImprovement":139241,"exemptLand":0,"exemptImprovement":778309},{"y":2022,"v":1019500,"taxable":241191,"land":101950,"improvement":917550,"taxableLand":101950,"taxableImprovement":139241,"exemptLand":0,"exemptImprovement":778309},{"y":2023,"v":1124800,"taxable":264328,"land":112480,"improvement":1012320,"taxableLand":112480,"taxableImprovement":151848,"exemptLand":0,"exemptImprovement":860472},{"y":2024,"v":1124800,"taxable":264328,"land":112480,"improvement":1012320,"taxableLand":112480,"taxableImprovement":151848,"exemptLand":0,"exemptImprovement":860472},{"y":2025,"v":1104800,"taxable":447444,"land":331440,"improvement":773360,"taxableLand":331440,"taxableImprovement":116004,"exemptLand":0,"exemptImprovement":657356},{"y":2026,"v":1104800,"taxable":1104800,"land":331440,"improvement":773360,"taxableLand":331440,"taxableImprovement":773360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1179100,"taxable":1179100,"land":235800,"improvement":943300,"taxableLand":235800,"taxableImprovement":943300,"exemptLand":0,"exemptImprovement":0}],"taxNow":15465,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"473348","date":"2013-05-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-09-17","scope":"INTERIOR DEMOLITION"},{"number":"490650","date":"2013-08-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-08-21","scope":"COMMERCIAL SPACE FIRST FLOOR SECONF AND THIRD FLOOR APARTMENTS."},{"number":"489731","date":"2013-09-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-17","scope":"1-600AMP SERVICE, 1-FIRE ALARM, ALL WIRING OF 4 APTS & VANILLA-BOX COMM SPACE AS PER NEC 2008 & NFPA 72 (STORE & APTS)"},{"number":"486835","date":"2013-10-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-20","scope":"INTERIOR ALTERATIONS ON SECOND AND THIRD FLOORS TO INCLUDE NEW PARTITIONS, 2-HOUR FIRE RATED WALLS ON EGRESS STAIR, NEW FIRE-RATED FLOOR/CEILING ASSEMBLIES AND ALL OTHER WORK AS PER APPROVED PLANS - ADDITIONAL PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HVAC AND FIRE SUPPRESSION. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED FOR THE FIRST FLOOR COMMERCIAL SPACE PRIOR TO OCCUPANCY."},{"number":"533314","date":"2014-04-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-27","scope":"NEW 2\" WATER DISTRIBUTION LINE TO BLDG (MIXED USE) PA2014116042 - NOTE: PERMIT WAS REVISED ON 05/15/2014 TO CHANGE THE PIPING SIZE AND CORRECT THE FEES"},{"number":"531124","date":"2014-06-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-03-20","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 ON BASEMENT AND FIRST FLOOR AND NFPA 13R ON THE SECOND AND THIRD FLOOR, WITH A 2-INCH FIRE SERVICE LINE AS PER APPROVED PLANS. WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"562464","date":"2014-09-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-06-15","scope":"INSTALLATION OF (1) HVAC UNIT, 5 TON A/C, WITH DUCTWORK/ASSOCIATED ACCESSORIES. SELF-CONTAINED UNIT WITHIN 1ST FLOOR COMMERCIAL SPACE ONLY. NO PENETRATION OF FIRE RATED WALLS."},{"number":"521422","date":"2014-11-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-20","scope":"INSTALL DRAINAGE AND WATER SUPPLLY 4 WC,4 KS,4 LAV AND 4 BATH TUB & 4-HWH (MIXED USE)"},{"number":"557590","date":"2014-11-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-01-12","scope":"AMEND ELECTRICAL PERMIT 489731 BLDG IS 2 BLDG INSTEAD OF 1 PERMIT SHOULD NOW READ 300AMP SERVICE & 2 APTS ALL OTHER DESCRIPTIONS REMAIN THE SAME."},{"number":"576542","date":"2014-11-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-12-05","scope":"CT PA20143300011 (MIXED USE)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"615010","date":"2015-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-11","scope":"REPAIR/REPLACE CURB TRAP AND FAI PA20151550532 (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"649734","date":"2015-11-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"RETAIL SALE OF CONSUMER GOODS AND SALE OF FOOD, BEVERAGES AND GROCERIES ON 1ST FLOOR WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGNS ON THIS APPLICATION."},{"number":"618743","date":"2015-11-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"FOR THE ERECTION OF A TWO-STORY ADDITION ON TOP OF AN EXISTING ONE-STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND TWO (2) DWELLING UNITS ABOVE. NO SIGNS ON THIS APPLICATION."},{"number":"645450","date":"2015-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-03-21","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS AND EXTERIOR CONCRETE ADA RAMP AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK."},{"number":"661723","date":"2016-02-12","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-12-20","scope":"FOR THE CONSTRUCTION OF A TWO-STORY ADDITION OVER AN EXISTING ONE-STORY STRUCTURE, AS PER APPROVED PLANS."},{"number":"676905","date":"2016-03-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-01-31","scope":"RELOCATION OF 25 SPRINKLER HEADS IN ACCORDANCE WITH NFPA 13 EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"668474","date":"2016-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ELECTRICAL FIT OUT OF COMIC BOOK STORE,LIGHTS,OUTLETS,SWITCHES ON TO AN EXISTING 200AMP SERVICE AND PANEL AS PER 2008 NEC (EAST DISTRICT)"},{"number":"689782","date":"2016-06-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-18","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R IN 3RD AND 4TH FLOOR ADDITION (UNITS A & B) AS PER APPROVED PLANS. SYSTEM TO TIE INTO EXISTING SPRINKLER SYSTEM."},{"number":"714660","date":"2016-08-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-13","scope":"INSTALL 2 HVAC UNITS WITH WITH DUCTWORK (TWO-FAMILY DWELLING)"},{"number":"742846","date":"2017-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-20","scope":"ALTERATIONS: INTERIOR PLUMBING; MIXED USE PROPERTY - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"722816","date":"2017-10-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"RE-WIRE A MULTIFAMILY DWELLING AS PER 2008 NEC.INSTALL NEW WIRING FOR 2APTS. INSTALL NEW RECEPTACLES, SWITCHES AND PANELS. INSTALL 400 AMP SERVICE AS PER 2008 NEC (EAST DISTRICT)***NO FIRE ALARM ON THIS PERMIT***"},{"number":"885725","date":"2018-06-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"TO USE FIRST(1ST) FLOOR AS A DAYCARE CENTER, THE TWO FLOORS ABOVE TO REMAIN AS PREVIOUSLY APPROVED. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."},{"number":"1038233","date":"2019-12-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-12-30","scope":"FOR USE AS BUSINESS AND PROFESSIONAL OFFICE SPACE ON FIRST FLOOR TWO DWELLINGS ON SECOND FLOOR AND TWO DWELLINGS ON THIRD FLOOR. NO SIGN ON THIS PERMIT."},{"number":"ZP-2020-000883","date":"2020-04-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2020-002255","date":"2020-09-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-28","scope":"INTERIOR FIT OUT OF AN EXISTING SPACE FOR USE AS A BUSINESS AND PROFESSIONAL OFFICE ON THE FIRST FLOOR, MULTI-FAMILY DWELLING UNITS (3 UNITS) ON THE 2ND FLOOR AND MULTI-FAMILY DWELLING UNITS (3 UNITS) ON THE THIRD FLOOR. ALTERATIONS TO INCLUDE NEW PARTITIONS WALL WITHIN AN EXISTING THREE (3) STORY ATTACHED STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2020-011639","date":"2021-01-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-06","scope":"Existing Service And Panel Electrical Fit Out Of 1st Floor Office Space With All New Outlets, Switches, Lighting And Emergency Lighting. ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. ** FIRE ALARM PERMIT REQUIRED FOR ANY F.A WORK**"}],"storyTag":"Renovated & sold on","storyDelta":2.08,"timeline":[{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"sale","p":2230000}],"rented":true,"licenses":[{"number":"659261","type":"Rental","status":"Closed","businessName":"ELFEKY OSAMA","legalName":"ELFEKY OSAMA","address":"251 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-03-27","latestIssueDate":"2020-04-30","expirationDate":"2021-04-30","inactiveDate":null},{"number":"860522","type":"Rental","status":"Inactive","businessName":"Osama Elfeky","legalName":"Osama Elfeky","address":"251 E GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2021-02-02","latestIssueDate":"2021-02-02","expirationDate":"2022-02-01","inactiveDate":"2022-04-02"},{"number":"869409","type":"Rental","status":"Active","businessName":"Girard 251 LLC (Girard Property LLC)","legalName":"Girard 251 LLC","address":"251 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2021-05-26","latestIssueDate":"2026-04-19","expirationDate":"2027-05-25","inactiveDate":null}],"licenseActivity":[{"number":"869409","type":"Rental","businessName":"Girard 251 LLC (Girard Property LLC)","legalName":"Girard 251 LLC","issuedDate":"2021-05-26","latestIssueDate":"2026-04-19","closureDate":null,"expirationDate":"2027-05-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"860522","type":"Rental","businessName":"Osama Elfeky","legalName":"Osama Elfeky","issuedDate":"2021-02-02","latestIssueDate":"2021-02-02","closureDate":"2022-04-02","expirationDate":"2022-02-01","inactiveDate":"2022-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"659261","type":"Rental","businessName":"ELFEKY OSAMA","legalName":"ELFEKY OSAMA","issuedDate":"2015-03-27","latestIssueDate":"2020-04-30","closureDate":"2021-04-30","expirationDate":"2021-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #490650: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 16, 2027; Sprinkler Certification: Certified through Aug 6, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (PO BOX 4463, WILMINGTON DE, 19807).","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 1900 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":"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 4 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/"}],"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/"}]}