{"asOf":"2026-07-26T06:57:46.546Z","block":"900-999 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-28th-st","address":"915-19 N 28TH ST","parcelNumber":"881809510","source":"https://property.phila.gov/?p=881809510","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":"GDC FAIRMOUNT ASSOCIATES","coOwner":null,"marketValue":1992500,"landAssessment":398500,"improvementAssessment":1594000,"livableArea":25255,"yearBuilt":1925,"lastSale":{"price":810000,"date":"2016-11-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-024760","date":"2022-04-13","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-024759","date":"2022-04-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-03-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-031419","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-13","completedDate":"2023-04-15","violations":[{"number":"VI-2022-024760","date":"2022-04-13","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-024759","date":"2022-04-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-03-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-031419","date":"2022-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031419","date":"2022-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031419","date":"2022-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031419","date":"2022-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031419","date":"2023-03-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97347927858943,"lng":-75.18171442553272,"geom":{"type":"Polygon","coordinates":[[[-75.181491927,39.973383435],[-75.181970063,39.973444848],[-75.181941753,39.973574803],[-75.181459565,39.973514832],[-75.181491927,39.973383435]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-005452","type":"Sprinkler Certification","inspectionDate":"2021-10-12","result":"Certified","expirationDate":"2022-10-12","buildingId":"1545463"},{"number":"BC-2023-000926","type":"Fire Alarm Certification","inspectionDate":"2022-06-03","result":"Certified","expirationDate":"2023-06-03","buildingId":"1545463"},{"number":"BC-2023-000940","type":"Fire Alarm Certification","inspectionDate":"2022-06-03","result":"Certified","expirationDate":"2023-06-03","buildingId":"1545463"},{"number":"BC-2022-013427","type":"Sprinkler Certification","inspectionDate":"2022-07-26","result":"Certified","expirationDate":"2023-07-26","buildingId":"1545463"},{"number":"BC-2023-013587","type":"Sprinkler Certification","inspectionDate":"2023-06-06","result":"Certified","expirationDate":"2024-06-06","buildingId":"1545463"},{"number":"BC-2023-019178","type":"Fire Alarm Certification","inspectionDate":"2023-07-13","result":"Certified","expirationDate":"2024-07-13","buildingId":"1545463"},{"number":"BC-2024-019554","type":"Sprinkler Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1545463"},{"number":"BC-2024-022379","type":"Fire Alarm Certification","inspectionDate":"2024-07-16","result":"Deficient","expirationDate":null,"buildingId":"1545463"},{"number":"BC-2025-019441","type":"Fire Alarm Certification","inspectionDate":"2025-06-19","result":"Certified","expirationDate":"2026-06-19","buildingId":"1545463"},{"number":"BC-2025-021746","type":"Sprinkler Certification","inspectionDate":"2025-07-11","result":"Certified","expirationDate":"2026-07-11","buildingId":"1545463"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":6617,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"53 MELROSE PL, MONTCLAIR NJ, 07042","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE FOUR(4) LOTS ( PARCEL \"1\" , PARCEL \"2\" PARCEL \"3\" PARCEL AND PARCEL \"4 \" FROM TWO(2) OPA ACCOUNTS ( 915-919 N 28TH ST AND 2745 W GEORGE ST )\n\nPARCEL # 1 ( CMX-2 ZONING DISTRICT): FOR THE ERECTION OF T","status":"CLOSED","outcome":"Granted","date":"2016-04-13","number":"27181","relatedPermit":"667906"},{"type":"Building standards appeal","grounds":"ON 11/29/2016, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #718865.","status":"CLOSED","outcome":"APPROVED","date":"2017-01-12","number":"29368","relatedPermit":"718865"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":480000,"taxable":480000,"land":327200,"improvement":152800,"taxableLand":327200,"taxableImprovement":152800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1008750,"taxable":250750,"land":134500,"improvement":874250,"taxableLand":134500,"taxableImprovement":116250,"exemptLand":0,"exemptImprovement":758000},{"y":2019,"v":1442000,"taxable":414800,"land":144200,"improvement":1297800,"taxableLand":144200,"taxableImprovement":270600,"exemptLand":0,"exemptImprovement":1027200},{"y":2020,"v":1456400,"taxable":418942,"land":145640,"improvement":1310760,"taxableLand":145640,"taxableImprovement":273302,"exemptLand":0,"exemptImprovement":1037458},{"y":2021,"v":1456400,"taxable":418942,"land":145640,"improvement":1310760,"taxableLand":145640,"taxableImprovement":273302,"exemptLand":0,"exemptImprovement":1037458},{"y":2022,"v":1456400,"taxable":418942,"land":145640,"improvement":1310760,"taxableLand":145640,"taxableImprovement":273302,"exemptLand":0,"exemptImprovement":1037458},{"y":2023,"v":1940900,"taxable":560920,"land":194090,"improvement":1746810,"taxableLand":194090,"taxableImprovement":366830,"exemptLand":0,"exemptImprovement":1379980},{"y":2024,"v":1940900,"taxable":560920,"land":194090,"improvement":1746810,"taxableLand":194090,"taxableImprovement":366830,"exemptLand":0,"exemptImprovement":1379980},{"y":2025,"v":1940900,"taxable":560920,"land":194090,"improvement":1746810,"taxableLand":194090,"taxableImprovement":366830,"exemptLand":0,"exemptImprovement":1379980},{"y":2026,"v":1940900,"taxable":560920,"land":194090,"improvement":1746810,"taxableLand":194090,"taxableImprovement":366830,"exemptLand":0,"exemptImprovement":1379980},{"y":2027,"v":1992500,"taxable":733240,"land":398500,"improvement":1594000,"taxableLand":398500,"taxableImprovement":334740,"exemptLand":0,"exemptImprovement":1259260}],"taxNow":7852,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"676376","date":"2016-03-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-05-05","scope":"CLOSURE VIA ABANDONMENT IN PLACE OF TWO (2) 1,000-GALLON UNDERGROUND STORAGE TANKS(UST). TANKS LOCATION THE BASEMENT,"},{"number":"667906","date":"2016-06-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-06-17","scope":"FOR THE LOT ADJUSTMENT TO CREATE FOUR(4) LOTS ( PARCEL \"1\" , PARCEL \"2\" PARCEL \"3\" AND PARCEL \"4 \" FROM TWO(2) OPA ACCOUNTS ( 915-919 N 28TH ST AND 2745 W GEORGE ST).SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"718966","date":"2016-09-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-09-13","scope":"FOR THE ERECTION OF TWO(2) STORY ADDITION OF AN EXISTING TWO(2) STORY ATTACHED STRUCTURE ( HEIGHT 49'9\") WITH ROOF DECK FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT (NON-RESIDENTIAL USE WITHIN 30' OF BUILDING DEPTH MEASURED FROM THE FRONT BUILDING LINE) AND ( MULTI-FAMILY HOUSEHOLD LIVING ( FOURTEEN (14) DWELLING UNITS ) FROM FIRST FLOOR REAR THRU FORTH FLOORS WITH SEVEN ( 7) ACCESSORY PARKING GARAGE SPACES INCLUDING WITH ONE(1) ACCESSIBLE SPACE AT FIRST FLOOR ( ACCESSED BY A SIDE STREET) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"718865","date":"2017-03-07","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-09-07","scope":"PARTIAL DEMOLITION WORK AS PER PLANS. FOR THE ERECTION OF A TWO (2) STORY ADDITION, ROOF DECKS, LEVEL III INTERIOR ALTERATIONS, INTERIOR ACCESSORY PARKING SPACES, AND STRUCTURAL WORK AS PER APPROVED PLANS. A VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT (NON-RESIDENTIAL USE WITHIN 30' OF BUILDING DEPTH MEASURED FROM THE FRONT BUILDING LINE) AND MULTI-FAMILY HOUSEHOLD LIVING (FOURTEEN (14) DWELLING UNITS) FROM FIRST FLOOR REAR THRU FORTH FLOORS WITH SEVEN (7) ACCESSORY PARKING GARAGE SPACES INCLUDING WITH ONE(1) ACCESSIBLE SPACE AT FIRST FLOOR ( ACCESSED BY A SIDE STREET) WITH FIVE(5) BICYCLE SPACES (SHOULD BE IN AN ACCESSIBLE ROUTE) *ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK;INVESTIGATOR TO BE ON SITE** SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK. ALL WORK TO BE IN ACCORDANCE WITH BBS VARIANCE CASE NO. 29368."},{"number":"748835","date":"2017-04-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-04-17","scope":"FOR THE DEMOLITION OF AN ATTACHED BUILDING LOCATED AT REAR OF LOT (FRONTING GEORGE ST). BUILDING AT FRONT OF PROPERTY TO REMAIN. SEE A/P NO. 718966 FOR USE OF PROPERTY."},{"number":"748836","date":"2017-04-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-07-10","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED ONE-STORY STRUCTURE. OTHER BUILDING ON THE LOT TO REMAIN. A SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 14 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED. ANY DEVIATION FROM APPROVED PLAN WILL REQUIRE AN AMENDED BUILDING PERMIT. **SAFETY ZONE: 14 FT**"},{"number":"794888","date":"2017-06-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"2-6\" SEWER CONNECTIONS 2-NEW CURB TRAPS 2-NEW 6\" LINE FROM STREET TO BLDG 2-NEW FAI-PA1#20171740416-\"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":"795633","date":"2017-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"ADDITION: INTERIOR/EXTERIOR PLUMBING;VACANT COMMERCIAL SPACE FIRST FLOOR;MULTI-FAMILY 14 UNITS;ROOF DECK;6\" LATERAL & 2\" WATER SERVICE -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004.PA1#20172540469-\"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":"815336","date":"2017-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"INSTALL 2\" WATTS MODEL 009M2QT BACKFLOW PREVENTOR.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"812229","date":"2017-09-25","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-09-25","scope":"ADMINISTRATIVE REVIEW ( ORIGINAL APP# 718966)(CALENDAR # ( 27181) FOR THE REDUCTION OF PREVIOUSLY APPROVED ROOF DECK IN SIZE FOR THE RESIDENTIAL USES ONLY IN THE SAME BUILDING EXISTING VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT (NON-RESIDENTIAL USE WITHIN 30' OF BUILDING DEPTH MEASURED FROM THE FRONT BUILDING LINE) AND ( MULTI-FAMILY HOUSEHOLD LIVING ( FOURTEEN (14) DWELLING UNITS ) FROM FIRST FLOOR REAR THRU FORTH FLOORS WITH SEVEN (7) ACCESSORY PARKING GARAGE SPACES INCLUDING WITH ONE(1) ACCESSIBLE SPACE AT FIRST FLOOR (ACCESSED BY A SIDE STREET) WITH FIVE(5) BICYCLE SPACES AS PREVIOUSLY APPROVED."},{"number":"791672","date":"2017-10-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"AMEND PERMIT #718865 TO MAKE THE FOLLOWING CHANGES TO THE DRAWINGS. REVISION TO STRUCTURAL SYSTEM AND APARTMENT LAYOUT PER IINCLUDED REVEISED DRAWINGS AND NARRATIVE OF CHANGES. REVISION TO EXTERIOR ELEVATIONS PER INCLUDED REVISED DRAWINGS AND NARRATIVE OF CHANGES. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS"},{"number":"795632","date":"2017-10-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"INSTALLATION OF FUEL GAS PIPING SERVING APPLIANCES (FURNANCES & STOVES/RANGES) THROUGHOUT AN APARTMENT BUILDING WITH VACANT COMMERCIAL SPACE. SEPARATE PERMIT(S) REQUIRED FOR ALL PLUMBING AND ELECTRICAL WORK."},{"number":"829650","date":"2017-11-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"INSTALL (4) DUCTLESS MINI SPLIT SYSTEMS. (MIXED USE)"},{"number":"829655","date":"2017-11-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"INSTALL (14) HVAC SYSTEMS WITH DUCTWORK. (MIXED USE)"},{"number":"808951","date":"2017-11-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"INSTALL 3PHASE 800A SERVICE AND WIRE THROUGHOUT WITH PHONE AND CABLE LINES WITH INTERCOM,RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (CC DISTRICT)***NO FIRE ALARM ON THIS PERMIT***"},{"number":"801476","date":"2018-02-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 FOR THE COMMERCIAL SPACE AND NFPA 13R FOR THE RESIDENTIAL AREA WITH BACKFLOW PREVENTION ASSEMBLY AND TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA 14, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"850433","date":"2018-04-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-07","scope":"INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72 (CC DISTRICT)"},{"number":"ZP-2020-006952","date":"2020-09-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"Office - Business and Professional"},{"number":"CP-2020-004488","date":"2020-12-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-31","scope":"INTERIOR ALTERATIONS TO THE BASEMENT AND FIRST FLOOR OF EXISTING STRUCTURE AS PER APPROVED PLAN"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"797701","type":"Rental","status":"Active","businessName":"GDC Fairmount Associates, LP","legalName":"GDC Fairmount Associates, LP","address":"915-19 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":14,"issuedDate":"2018-12-21","latestIssueDate":"2025-11-07","expirationDate":"2026-12-20","inactiveDate":null}],"licenseActivity":[{"number":"797701","type":"Rental","businessName":"GDC Fairmount Associates, LP","legalName":"GDC Fairmount Associates, LP","issuedDate":"2018-12-21","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-12-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":14,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #718966: 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":"Sprinkler Certification: Certified through Jul 11, 2026; Fire Alarm Certification: Certified through Jun 19, 2026","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 (53 MELROSE PL, MONTCLAIR NJ, 07042).","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 1925 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":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 21, 2023.","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":"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 2 historical violations across 1 case.","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/"}]}