{"asOf":"2026-07-27T12:03:48.984Z","block":"200-299 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-w-girard-ave","address":"250 W GIRARD AVE","parcelNumber":"884340615","source":"https://property.phila.gov/?p=884340615","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"824","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"LOFT (INDUSTRIAL)","useLabel":"Industrial","owner":"TR-PHILADELPHIA L P","coOwner":null,"marketValue":549000,"landAssessment":109800,"improvementAssessment":439200,"livableArea":7844,"yearBuilt":1925,"lastSale":{"price":400000,"date":"2004-09-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"2437603","date":"2012-05-10","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2437601","date":"2012-05-10","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2437602","date":"2012-05-10","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2627772","date":"2012-08-03","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2761789","date":"2013-04-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4013570","date":"2015-08-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945256","date":"2018-12-12","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945255","date":"2018-12-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945254","date":"2018-12-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-001422","date":"2023-01-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001427","date":"2023-01-06","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001426","date":"2023-01-06","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-001425","date":"2023-01-06","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001424","date":"2023-01-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001423","date":"2023-01-06","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-099347","date":"2025-12-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-07-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-099348","date":"2025-12-23","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2026-07-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"327532","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-10","completedDate":"2013-04-11","violations":[{"number":"2437603","date":"2012-05-10","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2437601","date":"2012-05-10","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2437602","date":"2012-05-10","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"342404","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-06","completedDate":"2012-12-05","violations":[{"number":"2627772","date":"2012-08-03","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"375724","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-11","completedDate":"2013-06-10","violations":[{"number":"2761789","date":"2013-04-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"500144","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-09-01","completedDate":"2016-10-03","violations":[{"number":"4013570","date":"2015-08-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"666880","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-12-12","completedDate":"2020-01-22","violations":[{"number":"4945256","date":"2018-12-12","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945255","date":"2018-12-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945254","date":"2018-12-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-001854","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-09","completedDate":"2024-11-16","violations":[{"number":"VI-2023-001422","date":"2023-01-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001427","date":"2023-01-06","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001426","date":"2023-01-06","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-001425","date":"2023-01-06","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001424","date":"2023-01-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-001423","date":"2023-01-06","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-136441","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-23","completedDate":"2026-07-24","violations":[{"number":"VI-2025-099347","date":"2025-12-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-07-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-099348","date":"2025-12-23","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2026-07-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":4,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2018,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2023,"n":6,"worst":null},{"y":2025,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"50144","date":"2006-02-09","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"70466","date":"2006-07-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"327532","date":"2012-05-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"342404","date":"2012-08-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"342404","date":"2012-11-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"342404","date":"2012-12-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"327532","date":"2013-04-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"375724","date":"2013-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"375724","date":"2013-06-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"500144","date":"2015-08-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"500144","date":"2015-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"500144","date":"2015-11-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"500144","date":"2016-05-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"500144","date":"2016-07-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"500144","date":"2016-09-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"666880","date":"2018-12-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"666880","date":"2019-02-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"666880","date":"2020-01-21","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2023-001854","date":"2023-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001854","date":"2024-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001854","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-136441","date":"2025-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-136441","date":"2026-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-136441","date":"2026-07-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":3,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969456131559184,"lng":-75.14143059942303,"geom":{"type":"Polygon","coordinates":[[[-75.14133444,39.96959205],[-75.141394287,39.969304767],[-75.14152722,39.96932112],[-75.141466405,39.96960743],[-75.14133444,39.96959205]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":2,"lotArea":4014,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"PO BOX 31, CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"THE PROPERTY IS NOT A BLIGHTING INFLUENCE. THE PROPERTY IS SAFE AND IS FULLY COMPLIANT WITH THE PHILADELPHIA CODES.","status":"OPEN","outcome":"MOOT","date":"2013-04-17","number":"18213","relatedPermit":"327532"}],"taxYears":[{"year":2015,"total":4246.04,"principal":3113.4,"interest":421.55,"penalty":326.91},{"year":2016,"total":4814.86,"principal":4346.95,"interest":65.2,"penalty":43.47}],"taxNet":9060.9,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":313800,"taxable":313800,"land":160600,"improvement":153200,"taxableLand":160600,"taxableImprovement":153200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":313800,"taxable":313800,"land":160600,"improvement":153200,"taxableLand":160600,"taxableImprovement":153200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":323200,"taxable":323200,"land":193920,"improvement":129280,"taxableLand":193920,"taxableImprovement":129280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":392200,"taxable":392200,"land":200698,"improvement":191502,"taxableLand":200698,"taxableImprovement":191502,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":394700,"taxable":394700,"land":201977,"improvement":192723,"taxableLand":201977,"taxableImprovement":192723,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":394700,"taxable":394700,"land":201977,"improvement":192723,"taxableLand":201977,"taxableImprovement":192723,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":394700,"taxable":394700,"land":201977,"improvement":192723,"taxableLand":201977,"taxableImprovement":192723,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":510000,"taxable":510000,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":408000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":510000,"taxable":510000,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":408000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":549100,"taxable":549100,"land":164730,"improvement":384370,"taxableLand":164730,"taxableImprovement":384370,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":549100,"taxable":549100,"land":164730,"improvement":384370,"taxableLand":164730,"taxableImprovement":384370,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":549000,"taxable":549000,"land":109800,"improvement":439200,"taxableLand":109800,"taxableImprovement":439200,"exemptLand":0,"exemptImprovement":0}],"taxNow":7686,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"697987","date":"2016-06-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-08-03","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non load-bearing partition walls and ceilings as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"950892","date":"2019-02-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE PERMIT - FOR REPLACEING DETERIORATED JOISTS AND BEAM WITH LIKE AND KIND PER ENGINEER'S REPORT TO RESOLVE CASE 666880. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 666880. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION"},{"number":"1040889","date":"2020-04-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF A THIRD FLOOR ADDITION OF AN EXISITNG TWO(2) STORY STRUCTURE PILOTHOUSE WITH ELEVATOR AND WITH TWO(2) PILOTHOUSES WITH STAIR WITH ROOF DECK. SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2021-002951","date":"2021-12-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF A THIRD STORY ADDITION ON THE TOP OF EXISTING TWO(2) STORY STRUCTURE( NTE 38' HIGH) WITH PILOT HOUSE ( ROOF ACCESS ONLY) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"GM-2023-002555","date":"2023-04-19","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-02-07","scope":"EZ Windows and Doors Permit- For replacement of exterior windows and doors without submitting plans by meeting the Conditions and Design Limitations below. Any deviations from this permit standard will result in permit revocation."},{"number":"ZP-2025-000303","date":"2025-02-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THIRD AND FOURTH STORY ADDITION OVER AN EXISTING TWO-STORY STRUCTURE (MAX. 45 FT. HIGH, INCLUDING 7 FT. MIXED INCOME BONUS) WITH A ROOF DECK (RESIDENTIAL USE ONLY) ACCESSED BY TWO (2) ROOF DECK ACCESS STRUCTURES AND ONE (1) ELEVATOR OVERRUN. FOR USE AS MULTI-FAMILY (TOTAL TWELVE (12) DWELLING UNITS, INCLUDING TWO (2) AFFORDABLE DWELLING UNITS FROM FOUR (4) MIXED-INCOME BONUS UNITS) HOUSEHOLD LIVING ON THE 2ND THROUGH 4TH FLOORS WITH VACANT COMMERCIAL SPACES (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AT THE GROUND FLOOR ALONG PRIMARY FRONTAGE FOR A MINIMUM OF 30 FEET. SIZE AND LOCATION AS SHOWN ON THE PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Major alteration"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":1525000},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"490555","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"T R PHILADELPHIA LP","legalName":"T R PHILADELPHIA LP","address":"250 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-12-28","latestIssueDate":"2009-12-28","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"490555","type":"Vacant Residential Property / Lot","businessName":"T R PHILADELPHIA LP","legalName":"T R PHILADELPHIA LP","issuedDate":"2009-12-28","latestIssueDate":"2009-12-28","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 697987 (Expired), 950892 (EXPIRED), 1040889 (Expired), ZP-2021-002951 (Expired), GM-2023-002555 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 24, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #490555: Inactive","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/"}],"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/"}]}