{"asOf":"2026-07-27T12:00:05.903Z","block":"1700-1799 S 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-28th-st","address":"1701 S 28TH ST","parcelNumber":"886900850","source":"https://property.phila.gov/?p=886900850","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"AWS SENIOR AFFORDABLE","coOwner":"HOUSING","marketValue":1092500,"landAssessment":542600,"improvementAssessment":549900,"livableArea":57137,"yearBuilt":1920,"lastSale":{"price":1,"date":"2003-05-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"688548","date":"2007-09-25","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688550","date":"2007-09-25","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688547","date":"2007-09-25","code":"FC-405.5/1","title":"EVAC DRILL-RECORD CONTENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688549","date":"2007-09-25","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688544","date":"2007-09-25","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688545","date":"2007-09-25","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688546","date":"2007-09-25","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688551","date":"2007-09-26","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1297267","date":"2009-04-08","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-077092","date":"2022-10-11","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2022-11-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-077094","date":"2022-10-11","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2023-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040498","date":"2024-05-22","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040497","date":"2024-05-22","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040496","date":"2024-05-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-05-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-040495","date":"2024-05-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-05-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"129389","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-09-26","completedDate":"2009-04-30","violations":[{"number":"688548","date":"2007-09-25","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688550","date":"2007-09-25","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688547","date":"2007-09-25","code":"FC-405.5/1","title":"EVAC DRILL-RECORD CONTENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688549","date":"2007-09-25","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688544","date":"2007-09-25","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688545","date":"2007-09-25","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688546","date":"2007-09-25","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"688551","date":"2007-09-26","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1297267","date":"2009-04-08","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-104499","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-12","completedDate":"2023-03-13","violations":[{"number":"VI-2022-077092","date":"2022-10-11","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2022-11-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-077094","date":"2022-10-11","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2023-03-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-049750","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-22","completedDate":"2024-07-26","violations":[{"number":"VI-2024-040498","date":"2024-05-22","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040497","date":"2024-05-22","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040496","date":"2024-05-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-05-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-040495","date":"2024-05-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-05-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2007,"n":8,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"19573","date":"2003-11-15","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"19573","date":"2006-09-18","type":"L_FINAL","status":"PASSED"},{"caseNumber":"129389","date":"2007-09-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"129389","date":"2009-04-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-104499","date":"2022-10-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104499","date":"2022-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104499","date":"2023-03-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-049750","date":"2024-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049750","date":"2024-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049750","date":"2024-07-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93187627751318,"lng":-75.19105062635805,"geom":{"type":"Polygon","coordinates":[[[-75.191451273,39.932125438],[-75.190567919,39.932014551],[-75.190649981,39.931627115],[-75.191533332,39.931738001],[-75.191451273,39.932125438]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-014362","type":"Sprinkler Certification","inspectionDate":"2024-04-09","result":"Certified","expirationDate":"2025-04-09","buildingId":"1445804"},{"number":"BC-2024-023735","type":"Fire Alarm Certification","inspectionDate":"2024-07-09","result":"Certified","expirationDate":"2025-07-09","buildingId":"1445804"},{"number":"BC-2024-029990","type":"Fire Alarm Certification","inspectionDate":"2024-10-01","result":"Certified","expirationDate":"2025-10-01","buildingId":"1445804"},{"number":"BC-2025-009101","type":"Sprinkler Certification","inspectionDate":"2025-03-28","result":"Certified","expirationDate":"2026-03-28","buildingId":"1445804"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":35893,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"240 NEW YORK DR, FORT WASHINGTON PA, 19034","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF NINE (9) PANEL ANTENNAS ON ROOFTOP OF EXISTING STRUCTURE AND FOR THE INSTALLATION OF SIX (6) EQUIPMENT CABINETS ON PROPOSED ROOFTOP PLATFORM (1'-6\" ABOVE 4TH STORY, CREATING A 5TH STORY).  ANTENNAS AND ACCESSORY E","status":"OPEN","outcome":"Granted","date":"2008-11-06","number":"6601","relatedPermit":"164074"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":877500,"taxable":877500,"land":179465,"improvement":698035,"taxableLand":179465,"taxableImprovement":698035,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":877500,"taxable":877500,"land":179465,"improvement":698035,"taxableLand":179465,"taxableImprovement":698035,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":702000,"taxable":702000,"land":175500,"improvement":526500,"taxableLand":175500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":702000,"taxable":702000,"land":175500,"improvement":526500,"taxableLand":175500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":971000,"taxable":971000,"land":444500,"improvement":526500,"taxableLand":444500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":971000,"taxable":971000,"land":444500,"improvement":526500,"taxableLand":444500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":971000,"taxable":971000,"land":444500,"improvement":526500,"taxableLand":444500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":971000,"taxable":971000,"land":444500,"improvement":526500,"taxableLand":444500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":971000,"taxable":971000,"land":444500,"improvement":526500,"taxableLand":444500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1062800,"taxable":1062800,"land":512900,"improvement":549900,"taxableLand":512900,"taxableImprovement":549900,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1062800,"taxable":1062800,"land":512900,"improvement":549900,"taxableLand":512900,"taxableImprovement":549900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1092500,"taxable":1092500,"land":542600,"improvement":549900,"taxableLand":542600,"taxableImprovement":549900,"exemptLand":0,"exemptImprovement":0}],"taxNow":14877,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"164074","date":"2008-11-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-11-12","scope":"INSTALL WIELESS TELECOM SITE TO INCLUDE 9 PANEL ANTENNAS 6 BTS EQUIPMENT CABINETS"},{"number":"188872","date":"2008-11-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-04-27","scope":"INSTALLATION OF WIRELESS TELECOM SITE"},{"number":"201076","date":"2009-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-10-28","scope":"INSTALL (1) NEW 200 AMP SERVICE, METER SOCKET AND PANEL BOARD, AS PER 2005 NEC (SOUTH DIST)"},{"number":"285986","date":"2010-06-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING A NEW 40 AMP CIRCUIT FROM EXISTING T-MOBILE SERVICE TO FEED A NEW 40 AMP RADIO CABINET AS PER 2008 NEC (SOUTH DIST)"},{"number":"411137","date":"2012-06-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"REMOVE AND REPLACE 6 EXISTING ANTENNAS INSTALL 3 LINES OF OUTDOOR RATED FIBER OPTIC H&S MLE HYBRID FROM ANTENNAS TO EXISTING CONCRETE PAD AS PER NEC 2008 SITE 1PH8013A"},{"number":"442009","date":"2012-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-07","scope":"UPGRADE WIRING TO #6 AND BREAKER FROM 50 AMP TO 60 AMP... IN ACCORDANCE WITH 2008 NEC"},{"number":"480198","date":"2013-08-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-03","scope":"INSTALLING 1-8\" SANI CONNECTION TO SEWER,1-21\"X15 W CONNECTION TO SEWER,1-3\"WATER SVC(46 DWELLINGS).PA1#20131780989"},{"number":"23016","date":"2014-07-14","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"07/15/2014 ERECT ASSEMBLY TENT (30'X40') FOR ALTMAN MANAGEMENT,DEDICATION EVENT"},{"number":"812031","date":"2017-12-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-25","scope":"INSTALLATION OF REGISTERS, DIFFUSERS & APPLIANCES WITH ASSOCIATED DUCTWORK FOR A MULTI FAMILY DWELLING AND COMMUNITY ROOM. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURES 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":"ZP-2025-001580","date":"2025-02-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Erection of a 4 story addition to an existing detached structure. Size and Location as Shown on plans."},{"number":"CP-2025-003044","date":"2026-05-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE AN ELEVATOR ADDITION AND STRUCTURAL UPGRADE. EXTERIOR IMPROVEMENT ALSO INCLUDED IN THE SCOPE OF WORK. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK**"},{"number":"FP-2026-001410","date":"2026-07-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (17) sprinkler heads to accommodate interior alterations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Operations"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"609415","type":"Rental","status":"Active","businessName":"AWS PHASE II LP (ANTHONY WAYNE-PHASE II)","legalName":"AWS PHASE II LP","address":"1701 S 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":46,"issuedDate":"2013-11-01","latestIssueDate":"2026-02-18","expirationDate":"2027-02-28","inactiveDate":null},{"number":"780649","type":"Rental","status":"Active","businessName":"AWS PHASE IIILP","legalName":"AWS PHASE IIILP","address":"1701 S 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":45,"issuedDate":"2018-06-19","latestIssueDate":"2026-05-15","expirationDate":"2027-06-18","inactiveDate":null}],"licenseActivity":[{"number":"780649","type":"Rental","businessName":"AWS PHASE IIILP","legalName":"AWS PHASE IIILP","issuedDate":"2018-06-19","latestIssueDate":"2026-05-15","closureDate":null,"expirationDate":"2027-06-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"609415","type":"Rental","businessName":"AWS PHASE II LP (ANTHONY WAYNE-PHASE II)","legalName":"AWS PHASE II LP","issuedDate":"2013-11-01","latestIssueDate":"2026-02-18","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":46,"signals":[{"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":["3 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 38% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $702,000 to $971,000","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #164074: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 411137 (ABANDONED), CP-2025-003044 (Issued), FP-2026-001410 (Issued).","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 Mar 28, 2026; Fire Alarm Certification: Certified through Oct 1, 2025","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":"2 active Rental License records 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 (240 NEW YORK DR, FORT WASHINGTON PA, 19034).","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 1920 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":"5 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 26, 2024.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 15 historical violations across 3 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/"}]}