{"asOf":"2026-07-11T06:57:36.783Z","block":"1200-1299 S 20TH ST","blockUrl":"https://blockreport.homes/block/1200-1299-s-20th-st","address":"1222 S 20TH ST","parcelNumber":"361190400","source":"https://property.phila.gov/?p=361190400","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 1 STY MASONRY","useLabel":"Multi-family","owner":"1218 S 20TH ST LLC","coOwner":null,"marketValue":863100,"livableArea":2862,"yearBuilt":1925,"lastSale":{"price":245000,"date":"2024-10-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"816494","date":"2008-01-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"816495","date":"2008-01-25","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1503268","date":"2009-10-23","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1503267","date":"2009-10-23","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1503266","date":"2009-10-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654014","date":"2010-04-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654013","date":"2010-04-19","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654012","date":"2010-04-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2096645","date":"2011-06-06","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211994519","date":"2020-03-02","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":"2021-03-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-013469","date":"2025-03-14","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2025-07-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-031945","date":"2025-05-13","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-05-14","resolution":"SVN ISSUED"},{"number":"VI-2025-079850","date":"2025-10-07","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-07","resolution":"SVN ISSUED"}],"violationCases":[{"number":"144247","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-01-25","completedDate":"2009-10-23","violations":[{"number":"816494","date":"2008-01-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"816495","date":"2008-01-25","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"218540","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-10-23","completedDate":"2010-09-14","violations":[{"number":"1503268","date":"2009-10-23","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1503267","date":"2009-10-23","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1503266","date":"2009-10-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"232005","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-04-19","completedDate":"2011-05-05","violations":[{"number":"1654014","date":"2010-04-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654013","date":"2010-04-19","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654012","date":"2010-04-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"280382","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-06-06","completedDate":"2012-01-05","violations":[{"number":"2096645","date":"2011-06-06","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"725937","type":"NOTICE OF VIOLATION","priority":"HAZARDOUS","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-03-03","completedDate":"2021-03-10","violations":[{"number":"211994519","date":"2020-03-02","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":"2021-03-09","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-017813","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-14","completedDate":"2025-07-11","violations":[{"number":"VI-2025-013469","date":"2025-03-14","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2025-07-11","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-042387","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-13","completedDate":"2025-10-22","violations":[{"number":"VI-2025-031945","date":"2025-05-13","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-05-14","resolution":"SVN ISSUED"}]},{"number":"CF-2025-110983","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-07","completedDate":"2025-10-30","violations":[{"number":"VI-2025-079850","date":"2025-10-07","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-07","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"280382","date":"2011-06-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"280382","date":"2011-07-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"725937","date":"2020-02-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"725937","date":"2021-03-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-017813","date":"2025-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-017813","date":"2025-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042387","date":"2025-05-14","type":null,"status":null},{"caseNumber":"CF-2025-017813","date":"2025-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-017813","date":"2025-07-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-110983","date":"2025-10-07","type":null,"status":null}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9364070039229,"lng":-75.17710947795935,"geom":{"type":"Polygon","coordinates":[[[-75.176984342,39.936416394],[-75.176994969,39.936365774],[-75.17724297,39.936398838],[-75.177213319,39.936448063],[-75.176984342,39.936416394]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":7,"baths":null,"stories":3,"lotArea":1152,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 8105, ENGLEWOOD NJ, 07631","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":66800,"taxable":66800},{"y":2017,"v":66800,"taxable":66800},{"y":2018,"v":66800,"taxable":66800},{"y":2019,"v":140200,"taxable":140200},{"y":2020,"v":150800,"taxable":150800},{"y":2021,"v":150800,"taxable":150800},{"y":2022,"v":150800,"taxable":150800},{"y":2023,"v":250000,"taxable":250000},{"y":2024,"v":250000,"taxable":250000},{"y":2025,"v":88200,"taxable":88200},{"y":2026,"v":88200,"taxable":88200},{"y":2027,"v":863100,"taxable":863100}],"taxNow":1235,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"342108","date":"2011-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-02-22","scope":"INSTALL 2 NEW 3 PIECE BATHROOMS AND DRAIN LINES, INSTALL STAND PIPE FOR WASHER"},{"number":"342887","date":"2011-05-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-07-06","scope":"INTERIOR DEMO NON-LOAD BEARING WALLS,NO STRUCTURAL WORK ON THIS PERMIT,2 BATHS, 1 BEDROOM"},{"number":"345908","date":"2011-06-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-28","scope":"APPLICANT AGREES TO BUILD ACCORDING TO EZ ALTERATION STANDARDS.SEPARETE PERMITS REQUIRED FOR ELECTRICAL,PLUMBING AND MECHANICAL."},{"number":"348529","date":"2011-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"SINGLE FAMILY DWELLING INSTALL 100A SERVICE AND REWIRE AS PER THE 2008 NEC"},{"number":"351807","date":"2011-07-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-02-28","scope":"INSTALL 1 PAYNE HVAC UNIT (SFD)"},{"number":"PP-2024-014750","date":"2024-10-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-04-27","scope":"SEAL LATERAL /COMPLETE DEMOLITION"},{"number":"ZP-2024-010842","date":"2024-10-27","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the complete demolition of the existing structure (BIN 1370412)."},{"number":"ZP-2024-009758","date":"2024-11-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-29","scope":"FOR THE ERECTION OF TWO (2) ATTACHED, 3-STORY STRUCTURES; FOR USE AS A MULTI-FAMILY RESIDENTIAL PLANNED UNIT DEVELOPMENT WITH SIX (3) UNITS EACH (TOTAL OF 6 UNITS). EACH UNIT IS TO HAVE A ROOF DECK TO BE ACCESSED BY A PILOT HOUSE; SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"DP-2024-001282","date":"2024-11-26","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-12-20","scope":"FOR THE COMPLETE DEMOLITION OF ONE (1) EXISTING ATTACHED ONE-STORY (1), VACANT STRUCTURE BY HAND DEMOLITION ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THREE (3) FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.*"},{"number":"CP-2024-006015","date":"2025-03-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-29","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING CONTAINING THREE (3) DWELLING UNITS. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN NINE (9) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"FP-2025-000521","date":"2025-04-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-29","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2025-006237","date":"2025-05-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-29","scope":"Installation of a 1-1/2\" domestic water service, 5\" sanitary, 6\" stormwater lines, FAI"},{"number":"SP-2025-000373","date":"2025-05-28","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-10-29","scope":"FOR EXCAVATION AND BACKFILL OF SITE AND INSTALLATION OF RELATED STABILIZATION MEASURES. 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. ** SEE BUILDING PERMIT FOR ALL STRUCTURAL WORK **"},{"number":"MP-2025-002773","date":"2025-05-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-29","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-003483","date":"2025-06-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-29","scope":"Full interior plumbing work for the new construction of a 3 family building"},{"number":"EP-2025-005361","date":"2025-07-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-20","scope":"WIRING THROUGHOUT. INSTALL OUTLETS, SWITCHES, SMOKE ALARMS, AND 300 AMP SERVICE WITH 4-GANG METER BANK AS PER 2017 NEC. INSTALL FIRE ALARM AS PER 2016 NFPA 72."}],"storyTag":"Torn down & rebuilt","storyDelta":9,"timeline":[{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"demo"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"547367","type":"Rental","status":"Inactive","businessName":"RANDI WEINERMAN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-10-26","latestIssueDate":"2015-03-06","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"694363","type":"Rental","status":"Inactive","businessName":"BARON LANE LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-03-10","latestIssueDate":"2021-03-10","expirationDate":"2022-02-01","inactiveDate":"2022-04-02"},{"number":"0993078","type":"Rental","status":"Active","businessName":"1218 S 20th St LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-11-07","latestIssueDate":"2025-11-07","expirationDate":"2026-11-06","inactiveDate":null}],"units":3,"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":["9 permit events since 2023","demolition activity 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 879% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,200 to $863,100","no permit shown in 2026-2028"],"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":"The record identifies more than one dwelling/use.","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: PP-2024-014750 (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":"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 (PO BOX 8105, ENGLEWOOD NJ, 07631).","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 1925 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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 7, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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":"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 13 historical violations across 8 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/"},{"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"}]}