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PERMIT","status":"COMPLETED","completedDate":null,"scope":"TO RE-ENERGIZE BRANCH CIRCUIT'S UNDAMAGED BY ROOM FIRE(EAST DIST)"},{"number":"156871","date":"2008-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-08-07","scope":"REPLACE DRYWALL WITH 5/8\" TYPE \"X\" GWB AND UL LISTED CEILING TILE AS PER SUBMITTED SKETCHES."},{"number":"168847","date":"2008-08-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-19","scope":"2 - 110AC APT SMOKES, 5 SMOKES, 2 MANUAL PANEL, 3 HORN/STROBES, 1 KEY PAD, 1 CONTROL PANEL AS PER NFPA72 (EAST DISTRICT)"},{"number":"194177","date":"2009-01-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"COMPLETE REWIRE AND INSTALL 400 AMP SERVICE AS PER 2005 NEC (EAST DISTRICT)"},{"number":"217669","date":"2009-05-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-08-17","scope":"FIXTURE REPLACEMENT"},{"number":"760399","date":"2017-02-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-03-20","scope":"REMOVAL OF 500 GALLON FUEL TANK AND TWO 60 GALLON STORAGE TANKS"},{"number":"803961","date":"2017-07-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-26","scope":"LATERAL SEAL PA20172082140(COMMERCIAL)"},{"number":"807787","date":"2017-08-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-13","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"807789","date":"2017-08-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-13","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"807786","date":"2017-08-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-13","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"811956","date":"2017-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-05","scope":"SEAL LATERAL PA20171041127 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"812004","date":"2017-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-05","scope":"EZ PLUMBING PERMIT - SEAL LATERAL. PLUMBING OPENING PERMIT #201709496"},{"number":"812596","date":"2017-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-06","scope":"SEAL LATERAL-REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA 2004 PLUMBING CODE ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION."},{"number":"781484","date":"2017-09-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-09-22","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (4) DEEDED LOTS (501, 513, 519 & 523 E GIRARD AVE: OPA #882724100, 885164500, 871097050, & 882929875): SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"817034","date":"2017-09-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-09-22","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (4) DEEDED LOTS (501, 513, 519 & 523 E GIRARD AVE: OPA #882724100, 885164500, 871097050, & 882929875): SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"817035","date":"2017-09-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-09-22","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (4) DEEDED LOTS (501, 513, 519 & 523 E GIRARD AVE: OPA #882724100, 885164500, 871097050, & 882929875): SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"817036","date":"2017-09-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-09-22","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (4) DEEDED LOTS (501, 513, 519 & 523 E GIRARD AVE: OPA #882724100, 885164500, 871097050, & 882929875): SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"823712","date":"2017-10-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-10-13","scope":"FOR THE ERECTION OF ONE DETACHED STRUCTURE (MAX HEIGHT NTE 51.4 FT) AND PARTIAL ROOF DECK ABOVE 2ND FLOOR ( FOR RESIDENTIAL USE ONLY, ACCESS FROM 3RD FLOOR) AND ROOF DECK ( FOR RESIDENTIAL USE ONLY) AND GREEN ROOF AND ROOF ACCESS STRUCTURES & ELEVATOR OVERRIDE (GREEN ROOF BONUS APPLIED; THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION PRIOR TO ISSUE CERTIFICATE OF OCCUPANCY IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER’S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS). SIZE AND LOCATION AS SHOWN ON THE APPLICATION.* USES- FOR FRESH FOOD MARKET (FRESH FOOD MARKET BONUS APPLIED) SPACE AND ONE VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT IS REQUIRED PRIOR TO OCCUPANCY) ON FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING SEVENTY-ONE (71) DWELLING UNITS (FROM 2ND TO 4TH FLOOR) AND FIFTY-ONE (51) ACCESSORY OFF STREET INTERIOR PARKING SPACES INCLUDING 3 ADA SPACES (INCLUDING 2 VAN ACCESSIBLE) AND TWENTY-FOUR (24) OFF STREET BICYCLE (CLASS 1A) PARKING SPACES ON AN ACCESSIBLE ROUTE. NO SIGN ON THIS APPLICATION. SIZE AND LOCATION AS SHOWN ON THE APPLICATION*"},{"number":"814422","date":"2017-11-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-12-07","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE (1) STORY MASONRY AND WOOD-FRAMED DETACHED STRUCTURE (APPROX. 15'-0\" HIGH), TO BE DEMOLISHED USING MECHANICAL & HAND METHODS AS PER PLANS AND APPLICATION, INCLUDING REMOVAL OF FOUNDATION SLAB; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * 21 DAY POSTING AND NOTICE TO NEIGHBORING PROPERTIES REQUIRED PER A-303.2 OF THE PHILADELPHIA ADMINISTRATIVE CODE"},{"number":"814437","date":"2017-12-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-12-18","scope":"COMPLETE DEMO"},{"number":"814412","date":"2017-12-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-02-15","scope":"***ASBESTOS ABATEMENT REQUIRED PRIOR TO THE COMMENCEMENT OF ANY WORK.*** FOR THE COMPLETE DEMOLITION OF ONE ATTACHED TWO STORY STRUCTURE FOR USE AS A RETAIL SPACE AND STORAGE AREA. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302R. DEMOLITION BY HAND AND FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC (SAFETY ZONE IS 7.0 FEET). SEPARATE STREET/SIDEWALK CLOSURE PERMIT TO BE OBTAINED FROM STREETS DEPARTMENT PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"814438","date":"2017-12-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-01-25","scope":"FOR THE COMPLETE DEMOLITION OF A TWO-STORY STRUCTURE AS PER PLAN. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. **REMOVAL OF ASBESTOS REQUIRED PRIOR TO START OF WORK**"},{"number":"846148","date":"2018-02-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-10-22","scope":"NEW CONSTRUCTION OF FOUNDATIONS ONLY FOR A NEW MIXED USE BUILDING TO INCLUDE UNDERGROUND PARKING GARAGE AS PER APPROVED PLANS. *SEPARATE PERMITS REQUIRED FOR CONSTRUCTION OF REMAINDER OF BUILDING*"},{"number":"872713","date":"2018-05-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-18","scope":"CERTIFICATE OF OCCUPANCY TO DOCUMENT CONSTRUCTION TYPE AND OCCUPANCY OF FIRST FLOOR AND BASEMENT OF NEW CONSTRUCTION BUILDING PERMIT 856557."},{"number":"872714","date":"2018-05-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-18","scope":"CERTIFICATE OF OCCUPANCY TO DOCUMENT CONSTRUCTION TYPE AND OCCUPANCY OF SECOND THROUGH FOURTH FLOORS (WEST) OF NEW CONSTRUCTION BUILDING PERMIT 856557."},{"number":"872715","date":"2018-05-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-18","scope":"CERTIFICATE OF OCCUPANCY TO DOCUMENT CONSTRUCTION TYPE AND OCCUPANCY OF SECOND THROUGH FOURTH FLOORS (EAST) OF NEW CONSTRUCTION BUILDING PERMIT 856557."},{"number":"856557","date":"2018-05-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-11","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING TO INCLUDE VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY, MUST INCLUDE A MINIMUM 2,500 SF FRESH FOOD MARKET), SEVENTY-ONE (71) DWELLING UNITS ON THE SECOND THROUGH FOURTH FLOORS AND FIFTY-ONE (51) ACCESSORY PARKING SPACES IN THE BASEMENT & FIRST FLOOR AS PER APPROVED PLANS. **BUILDING TO UTILIZE HORIZONTAL AND VERTICAL SEPARATIONS TO CREATE THREE (3) SEPARATE BUILDINGS WITH THREE (3) DIFFERENT CONSTRUCTION TYPES (IA, VA & VB)** BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. SEE PERMIT 846148 FOR FOUNDATION WORK. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"897537","date":"2018-09-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-11","scope":"FOR THE INSTALLATION OF FOUR (4) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR A FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND NFPA 13R. WORK TO INCLUDE MANUAL WET STANDPIPES PER NFPA 14."},{"number":"922203","date":"2018-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP, 120/240V, 1PH TEMP SERVICE, INSTALL TEMPORARY LIGHTING & GFCI RECEPTACLES THROUGHOUT AS PER 2008 NEC"},{"number":"934535","date":"2019-04-03","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-11","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 856557 TO RELOCATE BASEMENT PECO VAULT AND SIDEWALK ACCESS AS PER APPROVED PLANS."},{"number":"908598","date":"2019-05-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-11","scope":"NEW CONSTRUCTION: INTERIOR/EXTERIOR PLUMBING;4 STORY BUILDING (MIXED USE) TO INCLUDE VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY, MUST INCLUDE A MINIMUM 2,500 SF FRESH FOOD MARKET), SEVENTY-ONE (71) DWELLING UNITS ON THE SECOND THROUGH FOURTH FLOOR- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"993361","date":"2019-08-23","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-18","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 856557 TO INCLUDE DETAILS FOR STEEL AND CHAIN LINK FENCE/GUARD AT REAR OF PROPERTY AS PER APPROVED PLANS."},{"number":"1040107","date":"2020-02-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-11","scope":"FOR THE INSTALLATION OF MECHANICAL WORK TO INCLUDE REGISTERS/DIFFUSER, DUCTWORK, APPLIANCES, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"1024463","date":"2020-03-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-22","scope":"INSTALL ADRESSABLE FIRE ALARM SYSTEM THROUGHOUT A MIXED USE BUILDING,INSTALLING COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. 'O8 NEC."},{"number":"EP-2020-001442","date":"2020-06-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-22","scope":"Install 2000 amp, 120/208v 3ph main service. ( Vault Service), Install 71 gang meter module, Install (3) 400a, 3 ph panels for commercial spaces, install 800 amp house panel. Install all wiring throughout 71 apartments, install cable tv wiring as per 2017 NEC."},{"number":"ZP-2026-003936","date":"2026-04-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Group Child Care"},{"number":"ZP-2026-007744","date":"2026-07-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"viol","w":"12 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 7 failed, 4 passed"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"844440","type":"Rental","status":"Active","businessName":"Wolff Court Development, LP","legalName":"Wolff Court Development, LP","address":"523-27 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":71,"issuedDate":"2020-06-24","latestIssueDate":"2026-06-22","expirationDate":"2027-06-23","inactiveDate":null}],"licenseActivity":[{"number":"844440","type":"Rental","businessName":"Wolff Court Development, LP","legalName":"Wolff Court Development, LP","issuedDate":"2020-06-24","latestIssueDate":"2026-06-22","closureDate":null,"expirationDate":"2027-06-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":71,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #823712: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 30, 2024; Fire Alarm Certification: Certified through Oct 25, 2024","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 23, 2020.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 34 historical violations across 10 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/"}]}