{"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":"240-42 E GIRARD AVE","parcelNumber":"881806407","source":"https://property.phila.gov/?p=881806407","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":"TC FISHTOWN LLC","coOwner":null,"marketValue":1809300,"landAssessment":180900,"improvementAssessment":1628400,"livableArea":10505,"yearBuilt":1915,"lastSale":{"price":10,"date":"2025-07-07T04:00:00Z"},"openViolations":7,"violations":[{"number":"1804290","date":"2010-08-10","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804291","date":"2010-08-10","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804288","date":"2010-08-10","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804289","date":"2010-08-10","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804287","date":"2010-08-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804286","date":"2010-08-10","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3273256","date":"2013-10-01","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3273255","date":"2013-10-01","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-020162","date":"2026-04-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020163","date":"2026-04-10","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020164","date":"2026-04-10","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020165","date":"2026-04-10","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020166","date":"2026-04-10","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020167","date":"2026-04-10","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020168","date":"2026-04-10","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"246837","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-11","completedDate":"2010-10-15","violations":[{"number":"1804290","date":"2010-08-10","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804291","date":"2010-08-10","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804288","date":"2010-08-10","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804289","date":"2010-08-10","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804287","date":"2010-08-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1804286","date":"2010-08-10","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"405111","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-10-02","completedDate":null,"violations":[{"number":"3273256","date":"2013-10-01","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3273255","date":"2013-10-01","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-032363","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-08","completedDate":null,"violations":[{"number":"VI-2026-020162","date":"2026-04-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020163","date":"2026-04-10","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020164","date":"2026-04-10","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020165","date":"2026-04-10","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020166","date":"2026-04-10","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020167","date":"2026-04-10","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-020168","date":"2026-04-10","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":6,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"246837","date":"2010-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246837","date":"2010-09-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246837","date":"2010-10-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"405111","date":"2013-10-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"405111","date":"2013-11-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"405111","date":"2013-12-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"405111","date":"2014-07-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"405111","date":"2014-10-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-032363","date":"2026-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-032363","date":"2026-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-032363","date":"2026-07-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":2,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96925218675349,"lng":-75.13232253562528,"geom":{"type":"Polygon","coordinates":[[[-75.13242995,39.96932564],[-75.132316137,39.969365175],[-75.132215122,39.969178733],[-75.132328933,39.969139198],[-75.13242995,39.96932564]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-000866","type":"Fire Alarm Certification","inspectionDate":"2024-09-18","result":"Certified","expirationDate":"2025-09-18","buildingId":"1074403"},{"number":"BC-2026-010656","type":"Fire Alarm Certification","inspectionDate":"2026-04-07","result":"Certified","expirationDate":"2027-04-07","buildingId":"1074403"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":2575,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"805 THIRD AVENUE STE 1160, NEW YORK NY, 10022","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL \"C\" ON PLANS) FROM TWO (2) EXISTING LOTS (240 E GIRARD ST & 242 E GIRARD ST), SIZE AND LOCATION AS SHOWN ON PLANS.\nFOR THE ERECTION OF AN ADDITION WITH A ROOF DECK ACCESSED BY PILO","status":"CLOSED","outcome":"Granted","date":"2016-05-10","number":"27122","relatedPermit":"666735"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":350200,"taxable":350200,"land":32850,"improvement":317350,"taxableLand":32850,"taxableImprovement":317350,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":350200,"taxable":350200,"land":32850,"improvement":317350,"taxableLand":32850,"taxableImprovement":317350,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":340900,"taxable":340900,"land":68180,"improvement":272720,"taxableLand":68180,"taxableImprovement":272720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1304300,"taxable":984300,"land":176000,"improvement":1128300,"taxableLand":176000,"taxableImprovement":808300,"exemptLand":0,"exemptImprovement":320000},{"y":2021,"v":1760000,"taxable":1209292,"land":176000,"improvement":1584000,"taxableLand":176000,"taxableImprovement":1033292,"exemptLand":0,"exemptImprovement":550708},{"y":2022,"v":1760000,"taxable":1760000,"land":176000,"improvement":1584000,"taxableLand":176000,"taxableImprovement":1584000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1743900,"taxable":1743900,"land":174390,"improvement":1569510,"taxableLand":174390,"taxableImprovement":1569510,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1743900,"taxable":1743900,"land":174390,"improvement":1569510,"taxableLand":174390,"taxableImprovement":1569510,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1743900,"taxable":1743900,"land":174390,"improvement":1569510,"taxableLand":174390,"taxableImprovement":1569510,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1743900,"taxable":1743900,"land":174390,"improvement":1569510,"taxableLand":174390,"taxableImprovement":1569510,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1809300,"taxable":1809300,"land":180900,"improvement":1628400,"taxableLand":180900,"taxableImprovement":1628400,"exemptLand":0,"exemptImprovement":0}],"taxNow":24411,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"304981","date":"2010-12-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-22","scope":"INSTALL FIRE ALARM SYSTEM PER CODE AND 2 CARBON/SMOKE DETECTORS (MIX USE BLGD)AS PER 2008 NEC"},{"number":"666735","date":"2016-05-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-11","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL \"C\" ON PLANS) FROM TWO (2) EXISTING LOTS (240 E GIRARD ST & 242 E GIRARD ST), SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"690878","date":"2016-05-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-11","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL \"C\" ON PLANS) FROM TWO (2) EXISTING LOTS (240 E GIRARD ST & 242 E GIRARD ST), SIZE AND LOCATION AS SHOWN ON PLANS. SEE AP#666735 FOR PLANS."},{"number":"694370","date":"2016-05-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK ACCESSED BY PILOT HOUSES (TO ENCLOSE ACCESS STAIRS ONLY) ABOVE AN EXISTING ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS BUSINESS AND PROFESSIONAL OFFICES ON THE FIRST FLOOR, WITH MULTI-FAMILY HOUSEHOLD LIVING (NINE (9) DWELLING UNITS) ABOVE. NO SIGNS ON THIS PERMIT."},{"number":"934055","date":"2019-02-28","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2019-02-28","scope":"FOR AN ADMINISTRATIVE REVIEW OF PREVIOUSLY ISSUED PERMIT AP#666735 APPROVED BY ZBA VARIANCE UNDER CAL#27122 ON 5/10/2016, TO REMOVE THE ROOF DECK AND USE PILOT HOUSES FOR MAINTENANCE ACCESS ONLY, WITH NO CHANGE TO THE PREVIOUSLY APPROVED FOOTPRINT OR HEIGHT OF THE BUILDING, NO CHANGES TO THE HEIGHT AND AREA OF THE PILOT HOUSES, TO CHANGE THE GROUND FLOOR USE TO THREE (3) VACANT COMMERCIAL SPACES (SEPARATE USE PERMIT REQUIRED; NO USES PROHIBITED IN THE NCA NORTH DELAWARE AVE OVERLAY DISTRICT), WITH NO CHANGE TO PREVIOUSLY APPROVED MULTI-FAMILY HOUSEHOLD LIVING (NINE (9) DWELLING UNITS) ABOVE, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION."},{"number":"MP-2023-000884","date":"2023-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-15","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":"PP-2023-008282","date":"2023-06-23","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-09-05","scope":"ROUGH-IN OF ABOVE GROUND PIPING OF 50 FIXTURES"},{"number":"FP-2023-002098","date":"2023-09-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-15","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2.5\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-004377","date":"2023-11-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-12","scope":"Wiring throughout this property for (9) apartment units and (3) vanilla commercial shell units by 2017 NEC. ? 1,000A 240V incoming service ? 9 Apartments with 3 vanilla box commercial units ? Wiring throughout units by 2008 NEC ? 100A MLO Panels for each apartment and Commercial A&C ? 200A Panel for Commercial D ? 4” LED Disc Lights throughout the building ? Decora Switches and Outlets ? Hardwire Smoke Alarms ? New Fire Alarm Installation by plans and 2016 NFPA 72 ? Permit and inspections will be provided by us and included in total price"},{"number":"PP-2024-007250","date":"2024-05-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-15","scope":"Installing 2\" Water Service, 6\" Curb Trap, 6\" Main Drain, 4\" Fresh Air Inlet"},{"number":"PP-2024-012249","date":"2024-09-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-18","scope":"INSTALL 9 KITCHEN SINKS, 13 HUB DRAINS, 9 SHOWER/TUBS, 12 WATER CLOSETS, 12 LAVATORIES, 9 WASHING MACHINE BOXES, 2 BACKWATER VALVES, 1 FLOOR DRAIN, 1 SINK, 5 ROOF DRAINS, 1 AREA DRAIN, 9 HOT WATER HEATERS, 1 BACKFLOW PREVENTER AND 1 NON FREEZE JPSE BIBB ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"ZP-2026-004725","date":"2026-04-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Zoning admin review"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"0998075","type":"Rental","status":"Active","businessName":"TC Fishtown LLC","legalName":"TC Fishtown LLC","address":"240-42 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2026-01-23","latestIssueDate":"2026-01-23","expirationDate":"2027-01-22","inactiveDate":null}],"licenseActivity":[{"number":"0998075","type":"Rental","businessName":"TC Fishtown LLC","legalName":"TC Fishtown LLC","issuedDate":"2026-01-23","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-01-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":9,"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":["7 open L&I violations","failed L&I inspection activity in 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":["7 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 35% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,304,300 to $1,760,000","no permit shown in 2020-2022"],"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":"Use permit #694370: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-008282 (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":"7 open L&I violations","finding":"15 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":"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 (805 THIRD AVENUE STE 1160, NEW YORK NY, 10022).","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 1915 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":"8 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 21, 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":"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 Apr 7, 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/"}]}