{"asOf":"2026-07-27T16:11:33.892Z","block":"1800-1899 W TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-w-tioga-st","address":"1822-26 W TIOGA ST","parcelNumber":"886820000","source":"https://property.phila.gov/?p=886820000","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"821","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"1822 HOUSING LP","coOwner":null,"marketValue":590400,"landAssessment":147600,"improvementAssessment":442800,"livableArea":31660,"yearBuilt":2017,"lastSale":{"price":1,"date":"2016-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-060900","date":"2023-08-16","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-060901","date":"2023-08-16","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-060902","date":"2023-08-16","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-060903","date":"2023-08-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-069313","date":"2025-09-04","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-069314","date":"2025-09-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-082588","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-08-16","completedDate":null,"violations":[{"number":"VI-2023-060900","date":"2023-08-16","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-060901","date":"2023-08-16","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-060902","date":"2023-08-16","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-060903","date":"2023-08-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-096775","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-05","completedDate":"2025-10-16","violations":[{"number":"VI-2025-069313","date":"2025-09-04","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-069314","date":"2025-09-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":4,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"3558","date":"2002-10-17","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"111886","date":"2007-05-07","type":"BC INSP","status":"CLOSED"},{"caseNumber":"CF-2023-082588","date":"2023-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-082588","date":"2023-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-082588","date":"2023-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-082588","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-082588","date":"2024-05-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-096775","date":"2025-09-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-096775","date":"2025-10-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00670505137794,"lng":-75.15933714660778,"geom":{"type":"Polygon","coordinates":[[[-75.159452399,40.006633125],[-75.159862629,40.006686936],[-75.159850799,40.006741508],[-75.159440446,40.006688726],[-75.159356384,40.007063485],[-75.159091357,40.00702944],[-75.159236655,40.006351898],[-75.159504688,40.006385656],[-75.159452399,40.006633125]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-005139","type":"Sprinkler Certification","inspectionDate":"2023-02-21","result":"Certified","expirationDate":"2024-02-21","buildingId":"1544515"},{"number":"BC-2023-013817","type":"Fire Alarm Certification","inspectionDate":"2023-04-03","result":"Deficient","expirationDate":null,"buildingId":"1544515"},{"number":"BC-2024-006210","type":"Sprinkler Certification","inspectionDate":"2024-02-16","result":"Certified","expirationDate":"2025-02-16","buildingId":"1544515"},{"number":"BC-2024-009589","type":"Fire Alarm Certification","inspectionDate":"2024-02-16","result":"Certified","expirationDate":"2025-02-16","buildingId":"1544515"},{"number":"BC-2024-027708","type":"Fire Alarm Certification","inspectionDate":"2024-10-09","result":"Certified","expirationDate":"2025-10-09","buildingId":"1544515"},{"number":"BC-2025-010029","type":"Sprinkler Certification","inspectionDate":"2025-04-15","result":"Deficient","expirationDate":null,"buildingId":"1544515"},{"number":"BC-2025-016075","type":"Sprinkler Certification","inspectionDate":"2025-04-16","result":"Certified","expirationDate":"2026-04-16","buildingId":"1544515"},{"number":"BC-2025-028050","type":"Fire Alarm Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1544515"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":21096,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"106 W MAIN ST, NORRISTOWN PA, 19401","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DOCUMENTATION OF THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM FOUR (4) EXISTING LOTS (1822, 1824, AND 1826 W TIOGA ST AND 3435 N 19TH ST, 4 OPA ACCOUNTS, 4 ","status":"CLOSED","outcome":"Granted","date":"2011-12-21","number":"16339","relatedPermit":"362021"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":907200,"taxable":226800,"land":226800,"improvement":680400,"taxableLand":226800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680400},{"y":2019,"v":566400,"taxable":141600,"land":141600,"improvement":424800,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":424800},{"y":2020,"v":566400,"taxable":141600,"land":141600,"improvement":424800,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":424800},{"y":2021,"v":566400,"taxable":141600,"land":141600,"improvement":424800,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":424800},{"y":2022,"v":566400,"taxable":141600,"land":141600,"improvement":424800,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":424800},{"y":2023,"v":566400,"taxable":141600,"land":141600,"improvement":424800,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":424800},{"y":2024,"v":566400,"taxable":141600,"land":141600,"improvement":424800,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":424800},{"y":2025,"v":590400,"taxable":147600,"land":147600,"improvement":442800,"taxableLand":147600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":442800},{"y":2026,"v":590400,"taxable":147600,"land":147600,"improvement":442800,"taxableLand":147600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":442800},{"y":2027,"v":590400,"taxable":147600,"land":147600,"improvement":442800,"taxableLand":147600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":442800}],"taxNow":2066,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"362021","date":"2012-02-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-02-16","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT FROM THREE LOTS.NEW CONSTRUCTION OF 24 UNIT MULTI-FAMILY BUILDING WITH COMMUNITY ROOM, DAYCARE AND CLASSROOMS"},{"number":"384214","date":"2012-02-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-02-16","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT FROM THREE LOTS.NEW CONSTRUCTION OF 24 UNIT MULTI-FAMILY BUILDING WITH COMMUNITY ROOM, DAYCARE AND CLASSROOMS"},{"number":"384215","date":"2012-02-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-02-16","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT FROM THREE LOTS.NEW CONSTRUCTION OF 24 UNIT MULTI-FAMILY BUILDING WITH COMMUNITY ROOM, DAYCARE AND CLASSROOMS"},{"number":"384222","date":"2012-03-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-15","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT FROM THREE LOTS.NEW CONSTRUCTION OF 24 UNIT MULTI-FAMILY BUILDING WITH COMMUNITY ROOM, DAYCARE AND CLASSROOMS"},{"number":"456491","date":"2013-03-01","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2013-03-01","scope":"EXTENSION OF PERMIT #384222 PURSUANT TO PA ACT 46 & 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE."},{"number":"674543","date":"2016-04-05","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-04-05","scope":"ADMIN REVIEW FOR PERMIT #362021. BLDG FOOTPRINT SLIGHTLY CHANGED."},{"number":"690067","date":"2016-05-17","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-05-17","scope":"ADMINISTRATIVE CHANGE TO ZONING APPLICATION 362021, 384222, 384216 (APPROVED); CONSTRUCTION DOCUMENTS ARE NOW COMPLETED FOR THE PROJECT AN DTHE FOOTPRINT HAS CHANGED SLIGHTLY. IN ADDITION, DWELLING UNITS ARE NOW LOCATED AT THE 1ST FLOOR IN ADDITION TO BEING LOCATED AT THE 2ND 4TH FLOORS."},{"number":"663618","date":"2016-06-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"FOR THE ERECTION OF A FOUR (4) STORY ABOVE GRADE PLANE MIXED-USE MULTI-FAMILY BUILDING OF LIGHT-FRAME WOOD, STRUCTURAL STEEL & CAST-IN-PLACE REINFORCED CONCRETE FOUNDATION CONSTRUCTION W. ANCHORED VENEER & EIFS EXTERIOR WALL COVERINGS; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 THROUGHOUT & PROVIDED WITH A STANDPIPE SYSTEM. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK. SITE TO BE EXCAVATED AT AREAS ADJACENT TO EXISTING STRUCTURE(S) NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK."},{"number":"706203","date":"2016-07-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"AMEND BUILDING PERMIT# 663618 TO CHANGE THE PROPERTY OWNER 'S NAME FROM GADENZIA, INC TO 1822 HOUSING LP"},{"number":"708159","date":"2016-07-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"REMOVAL OF ONE UNDERGROUND TANK"},{"number":"725193","date":"2016-12-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING FOR A 4-STORY MIXED-USE BUILDING WITH A DAY CARE FACILITY WITH CLASSROOMS ON THE 1ST FLOOR AND (24) DWELLING UNITS ON THE 2ND, 3RD & 4TH FLOORS.ADDITIONAL PERMITS ARE REQUIRED FOR 8\" STORM SEWER LATERAL, 5\" STORM SEWER LATERAL, 8\" SANITARY SEWER LATERAL & 2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS, AS WELL AS THE 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY; SITE PLUMBING WHICH INCLUDE RAIN WATER CONDUCTORS, AREA DRAINS & STORM INLETS. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. THERMAL EXPANSION PROTECTION IS REQUIRED ON THE DOMESTIC WATER SUPPLY SYSTEM, PER CODE SECTION 607.3.2 OF THE IPC,2009."},{"number":"727363","date":"2017-01-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-19","scope":"PROVIDE AND INSTALL LIGHTING, SITE LIGHTING, SWITCHES, RECEPTACLES, POWER/CONNECTION TO EQUIPMENT/APPLIANCES INTERCOMS. PER NEC 2008 (NORTH DISTRICT) FIRE ALARM TO BE PULLED SEPERATELY"},{"number":"757171","date":"2017-03-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD THROUGHOUT 4 STORY BUILDING INCLUDING FIRE PUMP AND BACKFLOW PREVENTER- 4\" UNDERGROUND FIRE SERVICE AS PER PLANS."},{"number":"743774","date":"2017-05-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR A MULTI FAMILY DWELLING AND DAY CARE FACILITY. 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":"776302","date":"2017-07-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-19","scope":"INSTALL FIRE ALARM PER NFPA 72 (MIXED USE)NORTH DISTRICT"},{"number":"824337","date":"2017-11-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-06","scope":"NEW CONSTRUCTION:(4) STORY MIXED-USE MULTI-FAMILY BUILDING; 8\" TRAP & DRAIN TO BUILDING & 12\" STORM DRAIN TO BUILDING - \"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\" - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"New Construction or Additions"},{"y":2018,"k":"demo"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"758010","type":"Rental","status":"Active","businessName":"1822 HOUSING LP","legalName":"1822 HOUSING LP ","address":"1822-26 W TIOGA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2017-11-22","latestIssueDate":"2025-10-27","expirationDate":"2026-11-21","inactiveDate":null}],"licenseActivity":[{"number":"758010","type":"Rental","businessName":"1822 HOUSING LP","legalName":"1822 HOUSING LP ","issuedDate":"2017-11-22","latestIssueDate":"2025-10-27","closureDate":null,"expirationDate":"2026-11-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":24,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #384222: 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: 824337 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 16, 2026; Fire Alarm Certification: Certified through Oct 20, 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 (106 W MAIN ST, NORRISTOWN PA, 19401).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 16, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}