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CALL BUILDING INSPECTOR FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"763095","date":"2017-04-25","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-04-25","scope":"ADMNISTRATIVE REVIEW REQUEST FOR PERMIT A/P#364913 AND 403924. MODIFY THE NUMBER OF RESIDENTIAL UNITS FROM (112) TO (153). NO CHANGE TO USE OR ZONING DESIGNATION."},{"number":"815861","date":"2017-11-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"*ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK* COMPLETE CHANGE IN OCCUPANCY AND INTERIOR ALTERATIONS THROUGHOUT EXISTING HIGH-RISE STRUCTURE TO ACCOMMODATE NEW USE: ONE-HUNDRED FIFTY-THREE (153) DWELLING UNITS, RESIDENTIAL AMENITIES AND A VACANT COMMERCIAL SPACE (SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY). EXISTING BUILDING COMPLIANCE ALTERNATIVE METHOD USED. ENTIRE STRUCTURE IS SPRINKLERED PER NFPA 13. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION WORK."},{"number":"835367","date":"2017-12-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-12-13","scope":"CREATE RESIDENTIAL ROOF DECKS, GROUND TERRACE AND ACCESSORY DOG PARK. REGONFIGURE ACCESSORY PARKING LOT, CREATING 69 SPACES FROM 92 SPACES, AND 51 BICYCLE SPACES IN CELLAR. OTHER RELATED SITE AND BUILDING IMPROVEMENTS"},{"number":"840807","date":"2017-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"INSTALL A NEW 200AMP SINGLE PHASE STEMPORARY SERVICE FOR SECURITY LIGHTING AND CAMERA'S TO SITE SECURITY AS PER 2008 NEC (WEST DISTRICT)"},{"number":"838752","date":"2018-01-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, SUPPORTS, APPLIANCES, AND ALL OTHER WORK AS PER APPROVED PLANS."},{"number":"846819","date":"2018-02-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"INSTALLATION OF A NEW 400AMP 3 PHASE 120/208VOLT TEMPORARY SERVICE TO CURRENTLY ABANDONED DE-ENERGIZED BUILDING THAT IS GOING TO BE TRANSORMED INTO NEW APARTMENT/LOFT PER 2008 NEC (APT BUILDING)"},{"number":"848552","date":"2018-03-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-02","scope":"TO AMEND A/P NO 815861 TO DOCUMENT THAT THE SUB-BASEMENT WILL BE UNOCCUPIED, TO REMOVE ONE OF THE STAIRS PROVIDING ACCESS TO THE SUB-BASEMENT, TO INCREASE THE OPENINGS ON THE EXTERIOR WALLS, TO ERECT DECKS AT THE FIRST FLOOR LEVEL WITH STAIRS TO GRADE AND TO MAKE ASSOCIATED STRUCTURAL CHANGES."},{"number":"839491","date":"2018-03-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"ALTERATIONS: INTERIOR PLUMBING;HIGH-RISE STRUCTURE;153 DWELLING UNITS, RESIDENTIAL AMENITIES,VACANT COMMERCIAL SPACE;825 FIXTURES; BASEMENT TO 7TH FLOOR- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"856078","date":"2018-04-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"INSTALL 2500AMP 3 PHASE TRANSFORMER, 15AMP MAIN LUG PANLE BOARDS FOR TENANT SPACES, (2)200AMP 3 PHASE FEEDERS FOR ELEVATORS, CONNECT BASE BUILDING HVAC, LIGHTS & OUTLETS IN ALL MECHANICAL HALL CLOSETS AS PER 2008 NEC (NORTH DISTRICT)INSTALL FIRE ALARM PUMP AND BACK UP GEERATOR AS PER NFPA 72"},{"number":"861559","date":"2018-06-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-24","scope":"INSTALLING A SK 5820XL-EVS FIRE ALARM AND EVACUATION SYSTEM 1 KEY PAD,22 SMOKE DETECTORS,3 HEAT DETECTORS,31 PULL STATIONS,55 SPEAKERS STROBES,3 STROBES,248 SPEAKERS,4 RELAYS,1 POWER SUPPLY,36 MONITOR MODULES FOR SPRINKLER SYSTEM PER NFPA 72 HIGH RISE REQUIREMENTS (MULTI FAMILY)"},{"number":"895024","date":"2018-07-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-05","scope":"INSTALL 2 10\" CURB TRAPS WITH FRESH AIR INLETS - PA1# 2018-1990614 - \"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":"879585","date":"2018-08-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"SITE WORK PROPOSING A NEW PARKING LOT, NEW UTILITY SERVICE CONNECTION, LANDSCAPED AREAS DOG PARK STORMWATER MANAGEMENT SYSTEM, CONCRETE WALKWAYS AND PUBLIC RIGH OF WAY SIDEWALK REPLACEMENT. DOORS SERVING AS MEANS OF EGRESS FROM EXTERIOR DOG PARK AREA SHALL SWING IN THE DIRECTION OF EGRESS TRAVEL (IBC 1008.1.2)"},{"number":"854474","date":"2018-08-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH 6-INCH FIRE SERVICE LINES; FOR THE INSTALLATION OF TWO (2) BACKFLOW PREVENTION ASSEMBLIES,WET STANDPIPE SYSTEM, AND FIRE PUMP, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"869487","date":"2018-11-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"INSTALL ELECTRICAL WIRING AND COMMUNICATION LINES FOR 159 APARTMENTS AND COMMON AREA IN 7 STORY APARTMENT BUILDING AS PER 2008 NEC.NO SERVICE OR FIRE ALARM WORK."},{"number":"945622","date":"2019-01-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-01-31","scope":"TCO 6TH FLOOR APARTMENTS ANS TWO FIRE EXIT STAIRWAYS.APT 2-22,APT 1 NOT INCLUDED."},{"number":"947220","date":"2019-02-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-04-22","scope":"TCO FOR 6TH FLOOR APARTMENTS AND TWO FIRE EXIT STAIRWAYS. APARTMENTS: 2 THROUTH 22. APARTMENT 1 NOT INCLUDED."},{"number":"950701","date":"2019-02-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"TCO FOR THE 5TH FLOOR. UNITS: 3 - 23. UNITS 1 AND 2 NOT INCLUDED."},{"number":"951972","date":"2019-02-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"WIRING FOR 25KW NG GENERATOR, PER 2008 NEC"},{"number":"967716","date":"2019-04-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-04-22","scope":"TCO FOR 4TH FLOOR & 7TH FLOOR ONLY."},{"number":"986418","date":"2019-06-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-06-20","scope":"TCO 3RD FLOOR APT 302 TO 323 (EXCLUDES 301)"},{"number":"963611","date":"2019-07-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-09","scope":"FOR THE INSTALLATION OF ONE PROJECTING MARQUEE 4 FT OVER THE SIDEWALK, FOR THE ERECTION OF MARQUEE SIGN AT A HEIGHT OF 76FEET 8 INCHES.ACCESSORY TO AN EXISTING STRUCTURE WITH PREVIOUSLY APPROVED 153 DWELLING UNITS AND ACCESSORY PARKING SPACES"},{"number":"999749","date":"2019-08-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"TCO FOR ALL AREAS NOT COVERED UNDER THE PREVIOUS TCO PERMITS OTHER THAN THE SUBBASEMENT."},{"number":"ZP-2024-009076","date":"2024-10-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the Demolition/removal of existing, freestanding, non-accessory, outdoor advertising billboard structure(s). size and loaction as shown in plan."},{"number":"CP-2024-004755","date":"2024-10-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-02-27","scope":"FOR THE REMOVAL OF AN EXISTING FREESTANDING PYLON SIGN. **PORTION OF THE EXISTING FENCE TO BE REMOVE AND REPLACE TO ALLOW FOR WORK TO BE PERFORMED** WORK TO BE PERFORMED PER APPROVED PLANS."},{"number":"PP-2025-000494","date":"2025-01-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-09-23","scope":"Repair water main"}],"storyTag":"New construction","storyDelta":57.32,"timeline":[{"y":2021,"k":"sale","p":43100000},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"14 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"285223","type":"Hazardous Materials","status":"Inactive","businessName":"SPRINT COMMUNICATION","legalName":"SPRINT COMMUNICATION","address":"780 S 52ND ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2000-02-10","latestIssueDate":"2000-02-10","expirationDate":"2001-02-10","inactiveDate":null},{"number":"280909","type":"Dumpster License - Private Property","status":"Inactive","businessName":"APPLE STORAGE CO INC","legalName":"APPLE STORAGE CO INC","address":"780 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-02-15","latestIssueDate":"2002-02-15","expirationDate":"2010-07-31","inactiveDate":null},{"number":"283613","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"APPLE TRANSPORTATION CO","legalName":"APPLE TRANSPORTATION CO","address":"780 S 52ND ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-01-15","latestIssueDate":"2004-01-15","expirationDate":"2005-12-31","inactiveDate":"2012-07-24"},{"number":"299476","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR","legalName":"CLEAR CHANNEL OUTDOOR","address":"780 S 52ND ST","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-02-09","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"799794","type":"Rental","status":"Closed","businessName":"Irvine Apartments LLC","legalName":"Irvine Apartments LLC","address":"780 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":153,"issuedDate":"2019-01-16","latestIssueDate":"2021-02-15","expirationDate":"2022-01-15","inactiveDate":null},{"number":"800771","type":"High Rise","status":"Closed","businessName":"Irvine Apartments LLC","legalName":"Irvine Apartments LLC","address":"780 S 52ND ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2019-01-28","latestIssueDate":"2021-02-18","expirationDate":"2022-01-27","inactiveDate":null},{"number":"880463","type":"Dumpster License - Private Property","status":"Active","businessName":"Irvine Apartments LLC","legalName":"Irvine Apartments LLC","address":"780 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2021-10-28","latestIssueDate":"2021-10-28","expirationDate":null,"inactiveDate":null},{"number":"888172","type":"Rental","status":"Active","businessName":"Irvine Owner LP (Landmark Irvine Manager LLC)","legalName":"Irvine Owner LP","address":"780 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":153,"issuedDate":"2022-02-23","latestIssueDate":"2026-01-12","expirationDate":"2027-02-22","inactiveDate":null},{"number":"897983","type":"High Rise","status":"Active","businessName":"Irvine Owner LP (Landmark Irvine Manager LLC)","legalName":"Irvine Owner LP","address":"780 S 52ND ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2022-06-09","latestIssueDate":"2026-04-28","expirationDate":"2027-06-08","inactiveDate":null},{"number":"906775","type":"Dumpster License - Private Property","status":"Active","businessName":"Irvine Owner LP (Landmark Irvine Manager LLC)","legalName":"Irvine Owner LP","address":"780 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2022-09-23","latestIssueDate":"2022-09-23","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"906775","type":"Dumpster License - Private Property","businessName":"Irvine Owner LP (Landmark Irvine Manager LLC)","legalName":"Irvine Owner LP","issuedDate":"2022-09-23","latestIssueDate":"2022-09-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"897983","type":"High Rise","businessName":"Irvine Owner LP (Landmark Irvine Manager LLC)","legalName":"Irvine Owner LP","issuedDate":"2022-06-09","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-06-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"888172","type":"Rental","businessName":"Irvine Owner LP (Landmark Irvine Manager LLC)","legalName":"Irvine Owner LP","issuedDate":"2022-02-23","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"880463","type":"Dumpster License - Private Property","businessName":"Irvine Apartments LLC","legalName":"Irvine Apartments LLC","issuedDate":"2021-10-28","latestIssueDate":"2021-10-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"800771","type":"High Rise","businessName":"Irvine Apartments LLC","legalName":"Irvine Apartments LLC","issuedDate":"2019-01-28","latestIssueDate":"2021-02-18","closureDate":"2022-01-27","expirationDate":"2022-01-27","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"799794","type":"Rental","businessName":"Irvine Apartments LLC","legalName":"Irvine Apartments LLC","issuedDate":"2019-01-16","latestIssueDate":"2021-02-15","closureDate":"2022-01-15","expirationDate":"2022-01-15","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"299476","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-02-09","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"283613","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"APPLE TRANSPORTATION CO","legalName":"APPLE TRANSPORTATION CO","issuedDate":"2004-01-15","latestIssueDate":"2004-01-15","closureDate":"2012-07-24","expirationDate":"2005-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280909","type":"Dumpster License - Private Property","businessName":"APPLE STORAGE CO INC","legalName":"APPLE STORAGE CO INC","issuedDate":"2002-02-15","latestIssueDate":"2002-02-15","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285223","type":"Hazardous Materials","businessName":"SPRINT COMMUNICATION","legalName":"SPRINT COMMUNICATION","issuedDate":"2000-02-10","latestIssueDate":"2000-02-10","closureDate":"2001-02-10","expirationDate":"2001-02-10","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":153,"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":["2 open L&I violations","$0 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 584% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,400,000 to $16,411,500","no permit shown in 2019-2021"],"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":"Appeal #37211: OPEN · Granted; related permit 963611. Use permit #106115: 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":"3 permits not marked completed: 339156 (EXPIRED), CP-2024-004755 (Expired), PP-2025-000494 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"33 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":"$0.13 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (411 BOULEVARD OF THE AMERICAS SUITE 502, LAKEWOOD NJ, 08701).","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 1950 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 23, 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":"building-certifications","level":"verify","title":"A filed system certification needs status or date verification","finding":"Fire Alarm Certification: Certified through Dec 30, 2026; Sprinkler Certification: Certified through Feb 24, 2027; Emergency and Standby Power Systems Certification: Certified through Mar 24, 2027; Facade Report: Safe with Repair through Jun 12, 2028","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 result, expiration, and L&I acceptance before treating the filing as current.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #285223: Inactive; Dumpster License - Private Property #280909: Inactive; Motor Vehicle Repair / Fuel Dispensing #283613: Inactive since Jul 24, 2012; Outdoor Advertising Sign #299476: Closed","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/"}],"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/"}]}