{"asOf":"2026-07-11T01:01:35.189Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2700-2799-w-girard-ave","address":"2711 W GIRARD AVE","parcelNumber":"871132750","source":"https://property.phila.gov/?p=871132750","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"CRIME & PUNISHMENT HOLDIN","coOwner":null,"marketValue":728900,"livableArea":3738,"yearBuilt":1915,"lastSale":{"price":550000,"date":"2016-05-04T04:00:00Z"},"openViolations":3,"violations":[{"number":"1286888","date":"2009-03-10","code":"PM-304.6/1","title":"EXT S-CHIMMEYS/TOWERS MAINTAIN","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286889","date":"2009-03-10","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286890","date":"2009-03-10","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286891","date":"2009-03-10","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286892","date":"2009-03-10","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286887","date":"2009-03-10","code":"PM-405.3/11","title":"DRAINAGE-SINK DRAIN REPAIR-RES","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286886","date":"2009-03-10","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2197420","date":"2011-02-07","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4548466","date":"2017-11-21","code":"FC-13-101112","title":"ACCESS TO FIRE ESCAPE STAIRS","status":null,"resolutionDate":null,"resolution":null},{"number":"4548467","date":"2017-11-21","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":null,"resolutionDate":null,"resolution":null},{"number":"4548468","date":"2017-11-21","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":null,"resolutionDate":null,"resolution":null},{"number":"VI-2023-013706","date":"2023-03-07","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-05-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014716","date":"2026-03-16","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014715","date":"2026-03-16","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014703","date":"2026-03-16","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"3508743","date":"2015-03-31","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"193573","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-11","completedDate":"2011-02-18","violations":[{"number":"1286888","date":"2009-03-10","code":"PM-304.6/1","title":"EXT S-CHIMMEYS/TOWERS MAINTAIN","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286889","date":"2009-03-10","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286890","date":"2009-03-10","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286891","date":"2009-03-10","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286892","date":"2009-03-10","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286887","date":"2009-03-10","code":"PM-405.3/11","title":"DRAINAGE-SINK DRAIN REPAIR-RES","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1286886","date":"2009-03-10","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"265826","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-02-10","completedDate":"2016-04-14","violations":[{"number":"2197420","date":"2011-02-07","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"613445","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-11-28","completedDate":null,"violations":[{"number":"4548466","date":"2017-11-21","code":"FC-13-101112","title":"ACCESS TO FIRE ESCAPE STAIRS","status":null,"resolutionDate":null,"resolution":null},{"number":"4548467","date":"2017-11-21","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":null,"resolutionDate":null,"resolution":null},{"number":"4548468","date":"2017-11-21","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":null,"resolutionDate":null,"resolution":null}]},{"number":"CF-2023-018429","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-03-07","completedDate":null,"violations":[{"number":"VI-2023-013706","date":"2023-03-07","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-05-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-023850","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"IN VIOLATION","createdDate":"2026-03-16","completedDate":null,"violations":[{"number":"VI-2026-014716","date":"2026-03-16","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014715","date":"2026-03-16","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014703","date":"2026-03-16","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"544996","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3508743","date":"2015-03-31","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":7,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"193573","date":"2009-03-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"193573","date":"2009-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"265826","date":"2011-02-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"193573","date":"2011-02-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"265826","date":"2011-03-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"265826","date":"2011-03-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"265826","date":"2011-08-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"265826","date":"2016-02-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"613445","date":"2017-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"613445","date":"2017-12-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"613445","date":"2018-02-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2023-018429","date":"2023-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018429","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018429","date":"2023-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018429","date":"2023-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018429","date":"2024-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018429","date":"2024-07-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-023850","date":"2026-03-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":3},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97445795844646,"lng":-75.18084037261234,"geom":{"type":"Polygon","coordinates":[[[-75.180784677,39.97456917],[-75.18083512,39.974338416],[-75.18089594,39.974346823],[-75.180845871,39.9745771],[-75.180784677,39.97456917]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-001774","type":"Fire Escape Report","inspectionDate":"2017-05-17","result":"Safe with Repair","expirationDate":"2022-05-17","buildingId":"1064146"},{"number":"BC-2024-011623","type":"Fire Escape Report","inspectionDate":"2024-03-20","result":"Safe","expirationDate":"2029-03-20","buildingId":"1064146"},{"number":"BC-2025-023985","type":"Fire Alarm Certification","inspectionDate":"2025-08-27","result":"Certified","expirationDate":"2026-08-27","buildingId":"1064146"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1484,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2711 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE USE OF A SIT DOWN RESTAURANT AND A LIMITED INDUSTRIAL USE ON THE FIRST FLOOR LEVEL WITH ACCESSORY STORAGE IN THE CELLAR LEVEL AND A PREVIOUSLY APPROVED TWO FAMILY DWELLING ON THE SECOND AND THIRD FLOOR LEVEL OF AN EXISTING AT","status":"OPEN","outcome":"Granted","date":"2015-06-17","number":"25115","relatedPermit":"607503"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":406100,"taxable":190900},{"y":2017,"v":406100,"taxable":190900},{"y":2018,"v":472900,"taxable":252265},{"y":2019,"v":487000,"taxable":259787},{"y":2020,"v":491800,"taxable":262348},{"y":2021,"v":491800,"taxable":491800},{"y":2022,"v":491800,"taxable":491800},{"y":2023,"v":623200,"taxable":623200},{"y":2024,"v":623200,"taxable":623200},{"y":2025,"v":639100,"taxable":639100},{"y":2026,"v":639100,"taxable":639100},{"y":2027,"v":728900,"taxable":728900}],"taxNow":8946,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"207908","date":"2009-03-31","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-10-27","scope":"INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS ON FIRST FLOOR. [NOTE - SEE CASE #193573 FOR PROPERTY MAINTENANCE CITATIONS]"},{"number":"213261","date":"2009-04-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-12","scope":"INSATLL NEW STORE FRONT AS PER PLANS.STORE FRONT WILL ACCESSIBLE AND ALL GLAZING AREA WILL BE SAFETY GLAZING.REPAIR FRONT PORTION OF FIRST FLOOR AREA"},{"number":"516007","date":"2014-02-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-02-27","scope":"1ST AND 2ND FLOOR USE TO SIT DOWN RESTAURANT AND ONE APT ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"544996","date":"2014-10-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-06-23","scope":"FOR LEVEL II ALTERATIONS TO THE BASEMENT AND FIRST FLOOR LEVEL OF AN EXISTING BUILDING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE ACCESSIBILITY AND FURNISHING IMPROVEMENTS THROUGHOUT. WORK TO ALSO INCLUDE THE ERECTION OF WALLS IN BASEMENT LEVEL, VERIFY THICKNESS OF CONCRETE SLAB PRIOR TO THE START OF ANY WORK. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"566700","date":"2014-10-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-08","scope":"NOTE:THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 2-WC, 2-LAVA,1-FL DRAIN, 1-MOP REC, 1-3 COMP BAR SINK 3-WH, 1-BACK FLOW, 1-PREP SINK & 1-HAND WASH SINK (MIXED USE)"},{"number":"571124","date":"2014-10-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-28","scope":"COMPLETE WIRE OF 2 NEW REST ROOM (LIGHTING & EXHAUST FAN), ADD EXIT SIGN/EMERGENCY LIGHTING SYSTEM WITH BATTERY BACKUP, ENERGIZE MISC BAR EQUPMENT NO NEW WIRING REPLACE 1 FOR 1 ONLY WALK IN BOX & COOLERS AS PER NEC 2008 (MIXED USE)"},{"number":"618725","date":"2015-06-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-06-23","scope":"RE-ASSEMBLY OF PRE-FABRICATED COLD BOX"},{"number":"607503","date":"2015-06-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-18","scope":"FOR THE USE OF A SIT DOWN RESTAURANT AND A LIMITED INDUSTRIAL USE ON THE FIRST FLOOR LEVEL WITH ACCESSORY STORAGE IN THE CELLAR LEVEL AND A PREVIOUSLY APPROVED TWO FAMILY DWELLING ON THE SECOND AND THIRD FLOOR LEVEL OF AN EXISTING ATTACHED STRUCTURE. NO CHANGE IN HEIGHT AND/OR AREA OF THE EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN."},{"number":"599994","date":"2015-06-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-06-23","scope":"FOR THE AMENDMENT OF AP#544996 TO INCLUDE WALKIN COOLER IN THE BASEMENT LEVEL AS SHOWN PER APPROVED PLANS. ORIGINAL APPLICATION APPROVED FOR LEVEL II ALTERATIONS TO THE BASEMENT AND FIRST FLOOR LEVEL OF AN EXISTING BUILDING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE ACCESSIBILITY AND FURNISHING IMPROVEMENTS THROUGHOUT. WORK TO ALSO INCLUDE THE ERECTION OF WALLS IN BASEMENT LEVEL, VERIFY THICKNESS OF CONCRETE SLAB PRIOR TO THE START OF ANY WORK. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"717581","date":"2016-08-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-30","scope":"REPLACE HOUSE TRAP, FAI AND SECTION OF LATERAL IN REAR OF BLDG PA20162371774 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."}],"storyTag":"Renovated & sold on","storyDelta":9.13,"timeline":[{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2016,"k":"sale","p":550000},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"sale","p":760000},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"200818","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MILLARD JOLLY (GIRARD GROCERY PLUS)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-03-29","latestIssueDate":"2004-03-29","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"267486","type":"Rental","status":"Inactive","businessName":"PATRIOT REALTY LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-06-22","latestIssueDate":"2005-05-07","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"354621","type":"Rental","status":"Inactive","businessName":"LILYES PROPERTIES LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-02-01","latestIssueDate":"2008-02-11","expirationDate":"2009-02-28","inactiveDate":"2009-02-13"},{"number":"396074","type":"Food Preparing and Serving","status":"Inactive","businessName":"C & S DONUT & GROCERY STORE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-01-05","latestIssueDate":"2008-04-08","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"525143","type":"Rental","status":"Inactive","businessName":"MM BREWERYTOWN AQUISTIONS I","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-02-10","latestIssueDate":"2016-03-18","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"671127","type":"Food Preparing and Serving","status":"Inactive","businessName":"CRIME & PUNISHMENT BREWING COMPANY","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-07-14","latestIssueDate":"2024-07-20","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"}],"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $491,800 to $623,200","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 #25115: OPEN · Granted; related permit 607503. Use permit #516007: 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":"violations","level":"attention","title":"3 open L&I violations","finding":"16 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"11 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 16, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #200818: Inactive since Dec 22, 2012; Food Preparing and Serving #396074: Inactive since Dec 22, 2012; Food Preparing and Serving #671127: Inactive since Jun 29, 2025","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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":"Fire Escape Report: Safe through Mar 20, 2029; Fire Alarm Certification: Certified through Aug 27, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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/"},{"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"}]}