{"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":"886900858","source":"https://property.phila.gov/?p=886900858","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 PHASE III LP","coOwner":null,"marketValue":846000,"landAssessment":211500,"improvementAssessment":634500,"livableArea":42523,"yearBuilt":2017,"lastSale":{"price":500000,"date":"2017-05-10T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2024-040550","date":"2024-05-22","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040556","date":"2024-05-22","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040555","date":"2024-05-22","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040554","date":"2024-05-22","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040553","date":"2024-05-22","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040552","date":"2024-05-22","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-068606","date":"2025-09-03","code":"PM15-606.2","title":"ELEVATORS","status":"COMPLIED","resolutionDate":"2025-09-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-069544","date":"2025-09-05","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-09-11","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-078277","date":"2025-10-02","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"4561252","date":"2017-12-27","code":"A-301.1/43","title":"PERMB- INSTALL DUCTWORK","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-049754","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-22","completedDate":"2024-07-26","violations":[{"number":"VI-2024-040550","date":"2024-05-22","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040556","date":"2024-05-22","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040555","date":"2024-05-22","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040554","date":"2024-05-22","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040553","date":"2024-05-22","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-040552","date":"2024-05-22","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-095783","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-03","completedDate":"2025-09-11","violations":[{"number":"VI-2025-068606","date":"2025-09-03","code":"PM15-606.2","title":"ELEVATORS","status":"COMPLIED","resolutionDate":"2025-09-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-097105","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-05","completedDate":"2025-09-11","violations":[{"number":"VI-2025-069544","date":"2025-09-05","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-09-11","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-109139","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-10-02","completedDate":null,"violations":[{"number":"VI-2025-078277","date":"2025-10-02","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"750120","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4561252","date":"2017-12-27","code":"A-301.1/43","title":"PERMB- INSTALL DUCTWORK","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2024,"n":6,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2024-049754","date":"2024-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049754","date":"2024-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-049754","date":"2024-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-095783","date":"2025-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-097105","date":"2025-09-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-097105","date":"2025-09-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-095783","date":"2025-09-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-109139","date":"2025-10-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93154614860901,"lng":-75.19114884240899,"geom":{"type":"Polygon","coordinates":[[[-75.191592579,39.931458261],[-75.191533332,39.931738001],[-75.190705104,39.931634035],[-75.190764357,39.931354294],[-75.191592579,39.931458261]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-016301","type":"Sprinkler Certification","inspectionDate":"2023-04-10","result":"Certified","expirationDate":"2024-04-10","buildingId":"1546863"},{"number":"BC-2024-011353","type":"Sprinkler Certification","inspectionDate":"2024-04-12","result":"Certified","expirationDate":"2025-04-12","buildingId":"1546863"},{"number":"BC-2024-013790","type":"Fire Alarm Certification","inspectionDate":"2024-05-02","result":"Certified","expirationDate":"2025-05-02","buildingId":"1546863"},{"number":"BC-2025-016658","type":"Fire Alarm Certification","inspectionDate":"2025-06-10","result":"Certified","expirationDate":"2026-06-10","buildingId":"1546863"},{"number":"BC-2025-027534","type":"Sprinkler Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1546863"},{"number":"BC-2025-027745","type":"Sprinkler Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1546863"},{"number":"BC-2025-027742","type":"Sprinkler Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1546863"},{"number":"BC-2025-027733","type":"Sprinkler Certification","inspectionDate":"2025-10-21","result":"Certified","expirationDate":"2026-10-21","buildingId":"1546863"},{"number":"BC-2026-012240","type":"Fire Alarm Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1546863"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":24299,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"240 NEW YORK DR STE 1, FORT WASHINGTON PA, 19034","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE INTERNALLY ILLUMINATED ACCESSORY FLAT WALL SIGN BELOW SECOND FLOOR WINDOW SILL LEVEL ON AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN ON THE PLAN) ACCESSORY TO A PREVIOUSLY APPROVED USE AS MULTI-FAMILY HOU","status":"OPEN","outcome":"Granted","date":"2018-12-19","number":"35112","relatedPermit":"899085"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":365200,"taxable":365200,"land":365200,"improvement":0,"taxableLand":365200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":365200,"taxable":365200,"land":365200,"improvement":0,"taxableLand":365200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":810000,"taxable":202500,"land":202500,"improvement":607500,"taxableLand":202500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607500},{"y":2020,"v":810000,"taxable":202500,"land":202500,"improvement":607500,"taxableLand":202500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607500},{"y":2021,"v":810000,"taxable":202500,"land":202500,"improvement":607500,"taxableLand":202500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607500},{"y":2022,"v":810000,"taxable":202500,"land":202500,"improvement":607500,"taxableLand":202500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607500},{"y":2023,"v":810000,"taxable":202500,"land":202500,"improvement":607500,"taxableLand":202500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607500},{"y":2024,"v":810000,"taxable":202500,"land":202500,"improvement":607500,"taxableLand":202500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607500},{"y":2025,"v":846000,"taxable":211500,"land":211500,"improvement":634500,"taxableLand":211500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":634500},{"y":2026,"v":846000,"taxable":211500,"land":211500,"improvement":634500,"taxableLand":211500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":634500},{"y":2027,"v":846000,"taxable":211500,"land":211500,"improvement":634500,"taxableLand":211500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":634500}],"taxNow":2961,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"431253","date":"2012-10-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-10-05","scope":"ADMINISTRATIVE REVIEW TO AP 211094, CAL. NO. 92141 FOR THE RELOCATION OF LOT LINES TO CREATE (2) LOTS \"B\" & \"C\" FROM LOT (1) RECONFIGURE ACCESSORY PARKING AREA ON LOT \"B\" NON CHANGE IN NUMBER OF PARKING SPACES."},{"number":"458204","date":"2013-06-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-10-25","scope":"INSTALL NFPA 13/13R SPRINKLER SYSTEM IN RESIDENTIAL BLDG."},{"number":"561236","date":"2014-10-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING WITH SIXTEEN (16) ACCESSORY, SURFACE PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE SPACES - MINIMUM ONE (1) VAN ACCESSIBLE SPACE), PARKING SIZED FOR BUILDINGS WHERE OCCUPANCY IS AGE-RESTRICTED TO THOSE 60 YEARS OF AGE OR OLDER. PARKING ACCESSED VIA SHARED DRIVEWAY EASEMENT ON ADJACENT LOT (1701-A N 28TH STREET). NO SIGNS ON THIS APPLICATION."},{"number":"565781","date":"2014-10-02","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2014-10-02","scope":"TO CORRECT A/P NO 561236 (CORRECT ADDRESS OF ADJACENT LOT WITH SHARED DRIVEWAY EASEMENT): FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING WITH SIXTEEN (16) ACCESSORY, SURFACE PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE SPACES - MINIMUM ONE (1) VAN ACCESSIBLE SPACE), PARKING SIZED FOR BUILDINGS WHERE OCCUPANCY IS AGE-RESTRICTED TO THOSE 60 YEARS OF AGE OR OLDER. PARKING ACCESSED VIA SHARED DRIVEWAY EASEMENT ON ADJACENT LOT (1701-A S 28TH STREET). NO SIGNS ON THIS APPLICATION."},{"number":"750120","date":"2017-02-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-06-18","scope":"FOR THE EECTION OF A THREE (3) STORY DETACHED STRUCTURE OF TYPE VB CONSTRUCTTION AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELETRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"788650","date":"2017-06-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"INSTALL 200AMP SINGLE PHASE TEMPORARY SERVICE FOR CONSTRUCTION FOR SIX MONTHS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"24983","date":"2017-06-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-06-26","scope":"6/20/17 ERECT ASSEMBLY TENT 30X40"},{"number":"805241","date":"2017-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; 3 STORY STRUCTURE; 45 DWELLING UNITS; 45 KITCHEN SINKS,45 LAVY SINKS, 45 WATER CLOSETS, 45 SHOWERS, 6 FLOOOR DRAINS, 4 WASHER STAND PIPES, 1 WATER COOLER, 5 ROOF DRAINS; GARBAGE DISPOSALS REQUIRED P106.2 - THE INSTALLATION WILL COMPY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"810726","date":"2017-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-25","scope":"NEW CONSTRUCTION: 3 STORY BUILDING;MULTI-FAMILY HOUSEHOLD LIVING (45 UNITS); 8\" SANITARY FROM BLDG INTO STREET, 12\" STORM FROM TRECNH DRAIN AND DETENTION BASIN AND INTO STREET-PA1#PENDING-\"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"},{"number":"801830","date":"2017-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"PROVIDE INSTALL 1000AMP ELEC. SERVICE, ,SWITCHES, RECEPTACLES, POWER AND CONNECTION TO EQUIP, PROVIDE AND INSTALL LOW VOLTAGE SYSTEMS AS PER NEC 2008 SOUTH DISTRICT ***FIRE ALARM PERMIT TO BE PULLED SEPARATELY***"},{"number":"830426","date":"2017-12-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"PULL FIRE ALARM WIRE STROBES PUT IN STROBE AND PULL STATIONS ALL FIRE ALARM DEVICES AS PER NFPA 72 SOUTH DISTRICT"},{"number":"846539","date":"2018-01-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"INSTALL 3\" WATER DISTRIBUTION FROM CURB TO BLDG AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"816121","date":"2018-02-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR THE INSTALLATION OF A 6 INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR, FIRE PUMP, AND FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND NFPA 20."},{"number":"899085","date":"2019-01-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-04","scope":"INSTALL (1) ILLUMINATED WALL SIGN 21' 10\"X X 2'H"},{"number":"940490","date":"2019-03-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"CLOSED","completedDate":null,"scope":"INSTALL (1) ILLUMINATED WALL SIGN 21' 10\" X 2'H"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35112: OPEN · Granted; related permit 899085. Use permit #431253: 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: 940490 (CLOSED).","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":"1 open L&I violation","finding":"10 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 2, 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":"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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Oct 21, 2026; Fire Alarm Certification: Certified through Apr 30, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}