{"asOf":"2026-07-10T05:02:34.132Z","block":"4000-4099 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/4000-4099-w-girard-ave","address":"4023 W GIRARD AVE","parcelNumber":"062175050","source":"https://property.phila.gov/?p=062175050","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APT 2-4 UNITS 3 STY MASON","useLabel":"Apartment building","owner":"ONE GIRARD PROPERTY LLC","coOwner":null,"marketValue":157800,"livableArea":3324,"yearBuilt":1915,"lastSale":{"price":1,"date":"2012-06-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1684524","date":"2009-07-09","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null},{"number":"1684525","date":"2009-07-09","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null},{"number":"2970166","date":"2009-07-15","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null},{"number":"2970167","date":"2009-07-15","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null},{"number":"2970168","date":"2009-07-15","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null},{"number":"2970169","date":"2009-07-15","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null},{"number":"4022347","date":"2014-05-19","title":"BLDG PERMIT REQUIRED","status":"RESOLVE","resolutionDate":null},{"number":"4022346","date":"2014-05-19","title":"WORKMANLIKE- BUILDING CODE","status":"RESOLVE","resolutionDate":null},{"number":"4022348","date":"2014-07-31","title":"PERMB- INSTALL HVAC SYS","status":"RESOLVE","resolutionDate":null},{"number":"4022349","date":"2014-07-31","title":"PERME- INST/REPL/REPAIR WIRE","status":"RESOLVE","resolutionDate":null},{"number":"4494447","date":"2017-04-08","title":"BLDG PERMIT REQUIRED","status":"CLOSEDCASE","resolutionDate":null},{"number":"4494446","date":"2017-04-08","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null},{"number":"4494448","date":"2017-05-17","title":"CO- BLDG OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null},{"number":"4827340","date":"2018-01-04","title":"PERMB- EXP'D ACTIVITY UNLAWFUL","status":"COMPLIED","resolutionDate":null},{"number":"4827341","date":"2018-01-04","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null},{"number":"4827342","date":"2018-01-04","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null},{"number":"4827338","date":"2018-01-04","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null},{"number":"4827339","date":"2018-01-04","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null},{"number":"VI-2025-099960","date":"2025-12-29","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-02-18"},{"number":"VI-2025-099961","date":"2025-12-29","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-02-18"},{"number":"VI-2025-099962","date":"2025-12-29","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-12-29"},{"number":"3068583","date":"2014-01-15","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null},{"number":"3068584","date":"2014-01-15","title":"INSURANCE - POST CERT","status":"RESOLVE","resolutionDate":null}],"violationCases":[{"number":"206038","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-07-10","completedDate":"2012-08-24","violations":[{"number":"1684524","date":"2009-07-09","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null},{"number":"1684525","date":"2009-07-09","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null}]},{"number":"206629","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-07-15","completedDate":"2016-06-30","violations":[{"number":"2970166","date":"2009-07-15","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null},{"number":"2970167","date":"2009-07-15","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null},{"number":"2970168","date":"2009-07-15","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null},{"number":"2970169","date":"2009-07-15","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null}]},{"number":"432128","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-05-19","completedDate":"2016-08-10","violations":[{"number":"4022347","date":"2014-05-19","title":"BLDG PERMIT REQUIRED","status":"RESOLVE","resolutionDate":null},{"number":"4022346","date":"2014-05-19","title":"WORKMANLIKE- BUILDING CODE","status":"RESOLVE","resolutionDate":null},{"number":"4022348","date":"2014-07-31","title":"PERMB- INSTALL HVAC SYS","status":"RESOLVE","resolutionDate":null},{"number":"4022349","date":"2014-07-31","title":"PERME- INST/REPL/REPAIR WIRE","status":"RESOLVE","resolutionDate":null}]},{"number":"549218","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2016-08-10","completedDate":"2018-01-04","violations":[{"number":"4494447","date":"2017-04-08","title":"BLDG PERMIT REQUIRED","status":"CLOSEDCASE","resolutionDate":null},{"number":"4494446","date":"2017-04-08","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null},{"number":"4494448","date":"2017-05-17","title":"CO- BLDG OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"617489","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2018-01-04","completedDate":"2019-03-16","violations":[{"number":"4827340","date":"2018-01-04","title":"PERMB- EXP'D ACTIVITY UNLAWFUL","status":"COMPLIED","resolutionDate":null},{"number":"4827341","date":"2018-01-04","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null},{"number":"4827342","date":"2018-01-04","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null},{"number":"4827338","date":"2018-01-04","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null},{"number":"4827339","date":"2018-01-04","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2025-137419","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-29","completedDate":"2026-02-18","violations":[{"number":"VI-2025-099960","date":"2025-12-29","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-02-18"},{"number":"VI-2025-099961","date":"2025-12-29","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-02-18"}]},{"number":"CF-2025-137421","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-29","completedDate":null,"violations":[{"number":"VI-2025-099962","date":"2025-12-29","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-12-29"}]},{"number":"442063","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3068583","date":"2014-01-15","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null},{"number":"3068584","date":"2014-01-15","title":"INSURANCE - POST CERT","status":"RESOLVE","resolutionDate":null}]}],"violYears":[{"y":2009,"n":6,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2014,"n":6,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":5,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"21695","date":"2004-01-17","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"69607","date":"2006-07-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"206038","date":"2009-07-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"206629","date":"2009-07-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"206629","date":"2009-11-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"206038","date":"2010-03-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"206038","date":"2010-05-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"206629","date":"2012-07-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"206629","date":"2012-08-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"206038","date":"2012-08-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"206629","date":"2012-09-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"206629","date":"2012-11-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"206629","date":"2013-01-29","type":"PRECOURT","status":"PASSED"},{"caseNumber":"206629","date":"2013-03-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"206629","date":"2013-05-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"206629","date":"2013-07-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"206629","date":"2013-09-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"206629","date":"2013-10-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"206629","date":"2013-11-05","type":"PRECOURT","status":"PASSED"},{"caseNumber":"432128","date":"2014-05-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"432128","date":"2014-06-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"432128","date":"2015-02-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"432128","date":"2016-05-28","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"432128","date":"2016-07-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"432128","date":"2016-08-10","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"549218","date":"2017-04-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"549218","date":"2017-05-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"549218","date":"2017-10-23","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"617489","date":"2018-01-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"549218","date":"2018-01-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"617489","date":"2018-02-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"617489","date":"2018-05-03","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"617489","date":"2018-09-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"617489","date":"2018-10-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-137419","date":"2025-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137421","date":"2025-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137419","date":"2026-02-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2004,"fails":0,"passes":1},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":0,"passes":2},{"y":2012,"fails":2,"passes":2},{"y":2013,"fails":1,"passes":6},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":2,"passes":2},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9742402301033,"lng":-75.20523278683369,"geom":{"type":"Polygon","coordinates":[[[-75.205190123,39.974303107],[-75.205165807,39.974161376],[-75.20526421,39.97414984],[-75.205300038,39.974343909],[-75.205190123,39.974303107]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1543,"zoning":"CMX2","grade":"B","basement":null,"heater":"A","centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1600 E BUTLER PIKE, AMBLER PA, 19002","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE * MULTI-FAMILY HOUSEHOLD LIVING (4 UNITS) * IN AN EXISTING ATTACHED STRUCTURE\n\n\n\n**Must be heard**","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2026-05-15","number":"ZP-2025-002132","relatedPermit":"ZP-2025-002132"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":27200,"taxable":27200},{"y":2017,"v":27200,"taxable":27200},{"y":2018,"v":27200,"taxable":27200},{"y":2019,"v":40200,"taxable":40200},{"y":2020,"v":41700,"taxable":41700},{"y":2021,"v":41700,"taxable":41700},{"y":2022,"v":41700,"taxable":41700},{"y":2023,"v":172900,"taxable":172900},{"y":2024,"v":172900,"taxable":172900},{"y":2025,"v":131800,"taxable":131800},{"y":2026,"v":131800,"taxable":131800},{"y":2027,"v":157800,"taxable":157800}],"taxNow":1845,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"171985","date":"2008-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPAIRS TO COMPLY VIOLATION"},{"number":"249570","date":"2009-11-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"STUCCO REAR WALL AND PATCH ROOF"},{"number":"250986","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"PERMIT TO COMPLY WITH VIOLATIONS WRITTEN ON NOTICE # 206629. WORK SHALL INCLUDE THE REPAIR OF THE REAR MASONRY WALL; REPAIR OF THE MAIN ROOF AND REPAIR OF THE FLOOR CEILING ASSEMBLIES THAT HAVE DETERIORATED. A SEPARATE PERMIT IS REQUIRED FOR THE RENOVATION OF THE STRUCTURE."},{"number":"424527","date":"2013-01-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-06-04","scope":"FOR THE RESOLUTION OF DEPT. OF L&I CASE# 206629 TO INCLUDE REPAIR OF FRONT PORCH, INSTALLATION & MAINTENANCE OF MATERIALS FOR THE SEALING OF FRONT & SIDE BUILDING EXTERIOR OPENINGS, REPAIR OF THE REAR MASONRY WALL, REMOVAL OF DETERIORATED FLOOR/CEILING ASSEMBLIES IN PREPARATION OF INTERIOR RENOVATION THROUGHOUT THE BUILDING, & REPAIR OF EXIST. ROOF ASSEMBLY. SEPARATE PERMIT SHALL BE REQUIRED PRIOR TO COMMENCEMENT OF WORK EXCEEDING AFOREMENTIONED ACTIVITY."},{"number":"442063","date":"2013-07-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS W. NO CHANGE OF OCCUPANCY CLASSIFICATION THROUGHOUT AN EXISTING THREE (3) STORY MIXED-USE BUILDING TO INCLUDE INTERIOR PARTITIONS FOR THE CREATION OF ONE (1) NEW DWELLING UNIT, ERECTION OF FLOOR FRAMING THROUGHOUT FLOOR LEVELS, ENCLOSURE OF INTERIOR STAIR IN FIRE-RESISTANCE RATED CONSTRUCTION, & INSTALLATION OF EXTERIOR WHEELCHAIR LIFT; BUILDING IS TO BE FULLY SPRINKLERED."},{"number":"486668","date":"2013-08-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2014-03-27","scope":"FOR AN AMENDMENT OF PERMIT AP# 442063 TO CHANGE PREVIOUSLY APPROVED FLOOR FRAMING MEMBER SIZES & ASSOCIATED STRUCTURAL DETAILS."},{"number":"982458","date":"2019-06-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-06-04","scope":"FOR A FOOD BEVERAGES AND GROCERIES, SUNDRIES, PHARMACEUTICALS AND CONVINENCE SALES ON THE FIRST FLOOR OF AN EXISTING STRUCTURE."},{"number":"ZP-2025-002132","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-05-14","scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2014,"k":"viol","w":"6 L&I violations"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"viol","w":"5 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal dismissed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"446998","type":"Rental","status":"Inactive","businessName":"SAM IM (BUYOL IM)","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2008-05-29","latestIssueDate":"2008-05-29","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"511471","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"IM SAM R","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-08-13","latestIssueDate":"2022-05-16","expirationDate":"2023-02-28","inactiveDate":"2023-04-29"},{"number":"724168","type":"Vacant Residential Property / Lot","status":"Active","businessName":"ONE GIRARD PROPERTY LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-12-23","latestIssueDate":"2026-01-24","expirationDate":"2026-12-22","inactiveDate":null}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 315% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $41,700 to $172,900","no permit shown in 2022-2024"],"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":"Appeal #ZP-2025-002132: Dismissed / Withdrawn · Dismissed; related permit ZP-2025-002132. Use permit #982458: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","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":"6 permits not marked completed: 171985 (EXPIRED), 249570 (EXPIRED), 424527 (EXPIRED), 442063 (EXPIRED), 486668 (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 23 historical violations across 8 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":"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":"15 failed, 15 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 18, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #511471: Inactive since Apr 29, 2023","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/"},{"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":"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/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}