{"asOf":"2026-07-10T05:13:19.030Z","block":"800-899 S 12TH ST","blockUrl":"https://blockreport.homes/block/800-899-s-12th-st","address":"800 S 12TH ST","parcelNumber":"871602600","source":"https://property.phila.gov/?p=871602600","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"MELANIE E DUPREE 800 S 12TH STREET IRREV","coOwner":null,"marketValue":932400,"livableArea":2960,"yearBuilt":2018,"lastSale":{"price":1,"date":"2025-06-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"606533","date":"2007-06-18","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"606534","date":"2007-06-18","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"606535","date":"2007-06-18","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null},{"number":"606531","date":"2007-06-18","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"606530","date":"2007-06-18","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null},{"number":"606532","date":"2007-06-18","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null},{"number":"2272593","date":"2011-09-20","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null},{"number":"4190029","date":"2016-12-03","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null},{"number":"3483843","date":"2015-02-04","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"117965","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-06-21","completedDate":"2008-03-11","violations":[{"number":"606533","date":"2007-06-18","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"606534","date":"2007-06-18","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"606535","date":"2007-06-18","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null},{"number":"606531","date":"2007-06-18","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"606530","date":"2007-06-18","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null},{"number":"606532","date":"2007-06-18","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null}]},{"number":"298331","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-09-21","completedDate":"2011-11-28","violations":[{"number":"2272593","date":"2011-09-20","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null}]},{"number":"565737","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-12-05","completedDate":"2017-02-24","violations":[{"number":"4190029","date":"2016-12-03","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}]},{"number":"579214","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3483843","date":"2015-02-04","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2007,"n":6,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"117965","date":"2007-06-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"117965","date":"2007-06-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"298331","date":"2011-09-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"298331","date":"2011-11-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"298331","date":"2011-11-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"565737","date":"2016-12-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"565737","date":"2017-01-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"565737","date":"2017-02-24","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2011,"fails":2,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94028070876995,"lng":-75.16266032357196,"geom":{"type":"Polygon","coordinates":[[[-75.162521462,39.940240001],[-75.162809293,39.940277719],[-75.162800688,39.940321096],[-75.162511987,39.940284262],[-75.162521462,39.940240001]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-001043","type":"Sprinkler Certification","inspectionDate":"2022-12-21","result":"Certified","expirationDate":"2023-12-21","buildingId":"1545130"},{"number":"BC-2023-026169","type":"Sprinkler Certification","inspectionDate":"2023-11-15","result":"Certified","expirationDate":"2024-11-15","buildingId":"1545130"},{"number":"BC-2024-032048","type":"Sprinkler Certification","inspectionDate":"2024-11-11","result":"Certified","expirationDate":"2025-11-11","buildingId":"1545130"},{"number":"BC-2025-029375","type":"Sprinkler Certification","inspectionDate":"2025-10-30","result":"Certified","expirationDate":"2026-10-30","buildingId":"1545130"},{"number":"BC-2026-004931","type":"Fire Alarm Certification","inspectionDate":"2026-02-11","result":"Certified","expirationDate":"2027-02-11","buildingId":"1545130"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1320,"zoning":"CMX1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"800 S 12TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for a coffee house / café, (prepared food shop) on first floor of an existing structure","status":"Completed","outcome":"Granted","date":"2024-04-04","number":"ZP-2023-012698","relatedPermit":"ZP-2023-012698"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":31900,"taxable":31900},{"y":2017,"v":114200,"taxable":114200},{"y":2019,"v":589400,"taxable":117880},{"y":2020,"v":595200,"taxable":119040},{"y":2021,"v":595200,"taxable":119040},{"y":2022,"v":595200,"taxable":119040},{"y":2023,"v":571400,"taxable":114280},{"y":2024,"v":571400,"taxable":114280},{"y":2025,"v":649500,"taxable":129900},{"y":2026,"v":649500,"taxable":129900},{"y":2027,"v":932400,"taxable":186400}],"taxNow":1818,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"456833","date":"2013-05-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-05-07","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR FOR COMMERCIAL USE ON FIRST FLOOR WITH RESIDENTIAL ON 2ND FLOOR AND RESIDENTIAL ON THIRD FLOOR."},{"number":"579214","date":"2015-01-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-12-05","scope":"FOR THE CONSTRUCTION OF A THREE-STORY STRUCTURE WITH VACANT COMMERCIAL ON THE FIRST FLOOR (SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY) AND TWO (2) DWELLING UNITS ON THE SECOND AND THIRD FLOORS AS PER APPROVED PLANS."},{"number":"640608","date":"2015-10-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-22","scope":"FOR THE INSTALL NEW NFPA 13 FIRE SUPPRESSION SYSTEM (COMMERCIAL SPACE) AND NFPA 13R SYSTEM (RESIDENTIAL SPACES) WITH 2 INCH FIRE SERVICE LINE AS PER PLANS."},{"number":"649717","date":"2015-11-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-04","scope":"INSTALL MAIN DRAIN,CURB TRAP,LATERAL,FAI,1\" & 2\" WATER SERVICE MAIN TO METER PA20152941177 (MIXED USE)"},{"number":"641949","date":"2015-11-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"ERECTION OF A ROOF DECK WITH 42\" GUARD RAILS AND ROOF ACCESS PILOTHOUSE (ACCESSORY ROOF DECK FOR RESIDENTIAL USE ONLY) ON THE SAME EXISTING STRUCTURE (PILOTHOUSE CONTAIN STAIRS AND LANDING ONLY; MAXIMUM HEIGHT 10 FT. ROOF DECK SET BACK AT LEAST FIVE FT. FROM THE EXTREME FRONT BUILDING LINE)..SIZE AND LOCATION AS SHOWN ON THE APPLICATION. USES- FOR COMMERCIAL USES AS PERMITTED IN THE CMX-1 ZONING DISTRICT IN THE FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AND A TOTAL OF TWO (2) DWELLING UNITS IN THE SECOND THROUGH THIRD FLOORS AS PREVIOUSLY APPROVED (PERMIT #456833). NO SIGNS THIS PERMIT."},{"number":"673228","date":"2016-03-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-20","scope":"INSTALL ON 2ND FLOOR 96% 40,000 BTU GAS FURNACE WITH 1 1/2 TON 13 SEER A/C,INSTALL ON 3RD FL 96% 60,000 BTU GAS FURNACE WITH 2 TON 13 SEER"},{"number":"651622","date":"2016-03-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-11-22","scope":"FOR THE ERECTION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE WITH ALTERATION THROUGHOUT TO AN EXISTING THREE STORY BUILDING, ROOF DECK ACCESSORY TO RESIDENTIAL USE. STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR WITH A TWO FAMILY DWELLING ABOVE. BUILDING TO BE FULLY SPRINKLERED. 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 MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"802296","date":"2017-08-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-20","scope":"INSTALL 3-60,000 BTU 90% GAS FURNACES WITH 1-2 TON A/C 1-1.5 TON 1-2.5 TON WITH RELATED DUCTWORK"},{"number":"809712","date":"2017-08-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1-200 AMP SERVICE CABLE WIRE, NEW 200 AMP PANEL BOX, NEW 40 CIRCUIT PANEL A NEW GROUNDING SYSTEM PER 2008 CODE"},{"number":"823025","date":"2017-10-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FISHING BRANCH CIRCUIT IN WALLS INSTALL NEW LIGHTS, NEW SMOKE DETECTORS LINES,INSTALL 2 NEW PANEL BOX, NEW PLUGS AND SWITCHES TR RATED AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"957880","date":"2019-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-17","scope":"UPGRADE ELECTRICAL SERVICE FROM 200 AMP TO 300 AMP, PER 2008 NEC"},{"number":"942344","date":"2019-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-24","scope":"ROUGH IN AND COMPLETE 1ST FLOOR TOILET, LAV. 2ND FLOOR TOILET LAV, TUB KITCHEN SINK WASHER BOX, 3RD FLOOR TOILER LAV TUB KITCHEN SINK WASHER BOX."},{"number":"995786","date":"2019-08-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-21","scope":"INSTALL NEW FIRE ALARM SYSTEM FOR 2-APARTMENT & 1ST FLOOR COMMERICAL SPACE THROUGHOUT AS PER NFPA 72 SOUTH DISTRICT"},{"number":"986591","date":"2019-09-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-27","scope":"INSTALL BRANCH WIRING THRU OUT BUILDING PER APPROVED ELECTRICAL DRAWINGS * THE SERVICE AS DONE UNDER PERMIT # 957880. * NO FIRE ALARM WORK. AS PER THE 2008 NEC.(SOUTH DISTRICT)."},{"number":"ZP-2023-001304","date":"2023-02-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Libraries and Cultural Exhibits"},{"number":"AP-2023-002010","date":"2023-04-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-04-20","scope":"FOR CERTIFICATE OF OCCUPANY AT FIRST FLOOR OF EXISTING BUILDING. NO ALTERATIONS TO BE PERFORMED UNDER THIS PERMIT. BUILDING TO COMPLY WITH 2018 FIRE AND PROPERTY MAINTENANCE CODES."},{"number":"ZP-2023-012698","date":"2024-02-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"}],"rented":true,"licenses":[{"number":"342871","type":"Rental","status":"Inactive","businessName":"TR PHILADELPHIA L P","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-10-27","latestIssueDate":"2016-08-12","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"807439","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CORNERSTONE URBAN PROJECT","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-03-29","latestIssueDate":"2019-03-29","expirationDate":"2020-03-28","inactiveDate":null},{"number":"832596","type":"Rental","status":"Active","businessName":"CORNERSTONE URBAN PROJECT..","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-12-27","latestIssueDate":"2025-12-27","expirationDate":"2026-12-26","inactiveDate":null},{"number":"0956832","type":"Food Preparing and Serving","status":"Inactive","businessName":"Negash Cafe LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-07-19","latestIssueDate":"2024-07-19","expirationDate":"2025-07-18","inactiveDate":"2025-09-16"}],"units":2,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","1 zoning/board appeal 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 44% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $649,500 to $932,400","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":"Appeal #ZP-2023-012698: Completed · Granted; related permit ZP-2023-012698. Use permit #456833: 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: 809712 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 24, 2017.","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":"Vacant Residential Property / Lot #807439: Closed; Food Preparing and Serving #0956832: Inactive since Sep 16, 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":"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":"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 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Oct 30, 2026; Fire Alarm Certification: Certified through Feb 11, 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/"},{"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.","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"}]}