{"asOf":"2026-07-11T06:59:30.643Z","block":"300-399 N 2ND ST","blockUrl":"https://blockreport.homes/block/300-399-n-2nd-st","address":"312 N 2ND ST","parcelNumber":"881006197","source":"https://property.phila.gov/?p=881006197","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STORE 1 STY MASONRY","useLabel":"Store","owner":"JM REAL ESTATE HOLDINGS LP","coOwner":null,"marketValue":5347600,"livableArea":17632,"yearBuilt":2020,"lastSale":{"price":9950000,"date":"2022-09-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"5124294","date":"2019-07-29","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5124295","date":"2019-07-29","code":"A-402.4/8","title":"SPEC INSP- CONCRETE ELEMENTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5124296","date":"2019-07-29","code":"A-504.1/2","title":"SWO- 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INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-25","completedDate":"2020-12-30","violations":[{"number":"VI-2020-049640","date":"2020-11-25","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-086733","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-11","completedDate":"2021-01-15","violations":[{"number":"VI-2020-052255","date":"2020-12-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-089704","type":"NOTICE OF VIOLATION","priority":"HAZARDOUS","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-23","completedDate":"2021-01-27","violations":[{"number":"VI-2020-054778","date":"2020-12-23","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":"2021-01-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2021-067930","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-22","completedDate":"2021-08-31","violations":[{"number":"VI-2021-048890","date":"2021-07-22","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":"2021-08-31","resolution":"COMPLIED - VARIANCE GRANTED"}]},{"number":"CF-2024-014551","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-26","completedDate":"2025-01-23","violations":[{"number":"VI-2024-012081","date":"2024-02-26","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-012082","date":"2024-02-26","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-01-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"950798","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5131581","date":"2019-07-25","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":4,"worst":null},{"y":2020,"n":4,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"70329","date":"2006-07-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"697778","date":"2019-07-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"697778","date":"2019-08-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-068883","date":"2020-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-068883","date":"2020-10-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-083101","date":"2020-11-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-086733","date":"2020-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089704","date":"2020-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-083101","date":"2020-12-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-086733","date":"2021-01-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-089704","date":"2021-01-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-067930","date":"2021-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-067930","date":"2021-08-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-014551","date":"2024-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014551","date":"2024-08-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014551","date":"2025-01-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":4,"passes":2},{"y":2021,"fails":1,"passes":3},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95604366074471,"lng":-75.14269773295999,"geom":{"type":"Polygon","coordinates":[[[-75.14252198,39.956091472],[-75.142544069,39.955988553],[-75.142769386,39.956016826],[-75.142790603,39.955917969],[-75.142849604,39.955928115],[-75.142807148,39.956127256],[-75.14252198,39.956091472]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-004014","type":"Sprinkler Certification","inspectionDate":"2021-09-15","result":"Certified","expirationDate":"2022-09-15","buildingId":"1427494"},{"number":"BC-2023-025596","type":"Fire Alarm Certification","inspectionDate":"2023-11-03","result":"Certified","expirationDate":"2024-11-03","buildingId":"1427494"},{"number":"BC-2024-004705","type":"Sprinkler Certification","inspectionDate":"2023-11-03","result":"Deficient","expirationDate":null,"buildingId":"1427494"},{"number":"BC-2024-027248","type":"Sprinkler Certification","inspectionDate":"2024-09-30","result":"Certified","expirationDate":"2025-09-30","buildingId":"1427494"},{"number":"BC-2025-000378","type":"Fire Alarm Certification","inspectionDate":"2024-11-07","result":"Certified","expirationDate":"2025-11-07","buildingId":"1427494"},{"number":"BC-2025-024781","type":"Fire Alarm Certification","inspectionDate":"2025-09-22","result":"Certified","expirationDate":"2026-09-22","buildingId":"1427494"},{"number":"BC-2025-028196","type":"Sprinkler Certification","inspectionDate":"2025-10-23","result":"Certified","expirationDate":"2026-10-23","buildingId":"1427494"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":6,"lotArea":3682,"zoning":"CMX3","grade":"X","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"114 MASONS WAY, NEWTOWN SQUARE PA, 19073","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TWENTY (24) VISITOR ACCOMMODATION UNITS WITH ACCESSORY ROOF DECK.","status":"OPEN","outcome":"Granted with conditions","date":"2020-03-04","number":"38944","relatedPermit":"1012767"},{"type":"PAB Permit Denial","grounds":"Refusal","status":"Completed","outcome":"Approved","date":"2021-08-05","number":"PP-2020-001474","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":639500,"taxable":639500},{"y":2017,"v":639500,"taxable":639500},{"y":2018,"v":681600,"taxable":681600},{"y":2020,"v":4000000,"taxable":785299},{"y":2021,"v":5000000,"taxable":500000},{"y":2022,"v":5000000,"taxable":500000},{"y":2023,"v":5000000,"taxable":500000},{"y":2024,"v":5000000,"taxable":500000},{"y":2025,"v":5000000,"taxable":500000},{"y":2026,"v":5000000,"taxable":500000},{"y":2027,"v":5347600,"taxable":534700}],"taxNow":6999,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"850902","date":"2018-03-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"ABANDONED","completedDate":"2018-03-09","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL(\"PARCEL D\") FROM TWO(2) OPA ACCOUNTS ( 312-14 N 02ND STREET AND FROM SIX(6) DEEDED LOTS (204-204 R WOOD ST) ) AND FROM SIX(6) DEEDED LOTS ( 204 WOOD ST, 204R WOOD ST, 202 WOOD ST, 312 R N 2ND ST,314 N 02ND ST AND 312 N 02 ND ST) ). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"848382","date":"2018-04-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-04-20","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON THE LOT, RELOCATION LOT LINES TO CREATE ONE (1) LOT FROM SIX (6) DEEDED LOTS (204 WOOD ST, 204R WOOD ST, 202 WOOD ST, 312 R N 2ND ST,314 N 02ND ST AND 312 N 02 ND ST) IN TWO (2) OPA ACCOUNTS (312-14 N 2ND ST & 204 WOOD ST).(SIZE AND LOCATION AS SHOWN ON THE APPLICATION)."},{"number":"870447","date":"2018-04-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-26","scope":"FOR THE ERECTION OF A STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 65 FEET) WITH ROOF DECK AND PILOT HOUSE (MAXIMUM HEIGHT NOT TO EXCEED 10 FEET AND PILOT HOUSE IS FOR ROOF ACCESS ONLY) AND WITH BAY WINDOWS FROM 2ND FLOOR THROUGH 6TH FLOOR ON FRONT FOR USE AS TWENTY FOUR (24) APARTMENTS (RESIDENTIAL HOUSEHOLD LIVING) WITH TOTAL NINE (9) ACCESSORY OFF STREET PARKING SPACES INCLUDING ONE ACCESSIBLE OFF STREET PARKING SPACE ON REAR AND WITH EIGHT (8) OFF-SITE PARKING SPACES PERMITTED ON PROPERTY 231 N 2ND STREET AS PER AP# 869322, (SPACE # 501,502, 503, 504, 505, 506, 507 AND 508) AND WITH EIGHT (8) INTERIOR BICYCLE PARKING ON FIRST FLOOR. (SIZE AND LOCATION AS SHOWN ON THE PLAN)"},{"number":"927799","date":"2018-11-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2019-09-23","scope":"SEAL 6\" LATERAL-PA1#20183190393-SEAL 6\" LATERAL AT THE CURB LINE BY REMOVING THE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"929194","date":"2019-01-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-09","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE FOR USE AS A VACANT LOT"},{"number":"929195","date":"2019-01-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-06-13","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED BY A COMBINATION OF HAND AND MECHANICAL EQUIPMENT PER APPROVED PLANS. 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 IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"950798","date":"2019-04-30","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2021-07-08","scope":"FOR THE ERECTION OF FOUNDATION SYSTEM AS PER APPROVED PLANS AND GEOTECHNICAL REPORT. THIS PERMIT TO CONTAIN UNDERPINNING WORK (INSPECTION MUST BE DONE CONTINUOUSLY). SEPARATE PERMIT REQUIRED FOR NEW CONSTRUCTION WORK."},{"number":"950813","date":"2019-06-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-22","scope":"FOR THE ERECTION OF SIX (6) STORY STRUCTURE WITH ROOF DECK ACCESS STRUCTURE AND BASEMENT; FOR USE AS (24) DWELLING UNITS AND A COMMON ROOF DECK. BUILDING TO BE TYPE IA CONSTRUCTION AT THE 1SET FLOOR LEVEL WITH TYPE IIIA CONSTRUCTION ABOVE SEPARATED BY A THREE (3) HOUR FLOOR CEILING ASSEMBLY. FIRE RETARDANT WOOD TO BE USED FOR TYPE IIIA CONSTRUCTION. ENTIRE BUILDING TO BE SPRINKLERED PER NFPA 13 AND EQUIPPED WITH STANDPIPES. ALL UNITS TO BE TYPE B DWELLING UNITS AND (1) TYPE A DWELLING UNIT. Amend permit 950813 on 7/2/21 to document change in use and occupancy classification from Group R-2 to R-1. 10/4/2021: FOR AMENDMENT TO REVISE LAYOUT OF ACCESSIBLE UNITS AND TYPE B UNITS."},{"number":"1002157","date":"2019-08-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-09","scope":"INSTALL NEW TEMP SERVICE. 200AMP SINGLE PHASE WITH TWO 20AMP CIRCUITS FOR CHARGING STATIONS.PANEL WILL POWER AT JOB TRAILER IN FUTURE AS PER 2017 NEC"},{"number":"1039878","date":"2020-01-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-10-01","scope":"FOR THE REMOVAL OF NON STRUCTURAL BRICKS AT THE NORTH BASEMENT WALL OF BUILDING LOCATED ON 310 N 2ND ST AND REMOVE 6 INCHES OF THE UNDERPINNED CONCRETE PIERS THAT WERE OVERPOURED AS PER THE REPORT."},{"number":"994292","date":"2020-03-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-22","scope":"FOR THE INSTALLATION OF A FOUR (4) INCH FIRE SERVICE LINE WITH A FOUR (4) INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"1012767","date":"2020-04-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-11","scope":null},{"number":"MP-2020-002589","date":"2020-09-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-22","scope":"FOR THE FURNISHING AND INSTALLATION OF 24 HEAT PUMP SPLIT SYSTEMS INCLUDING DUCTWORK IN A MULTI FAMILY BUILDING. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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. **IMC 2018**"},{"number":"PP-2020-010202","date":"2020-10-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-07","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2020-005016","date":"2020-10-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-21","scope":"Installation of 1000 Amp 3-phase service with twenty (24) 125 amp tenant panels, one (1) 200 amp house panel. Installation of wiring through out. Installation of lights, receptacles, switches, GFCI, and smoke alarms throughout building as per 2017 NEC. Installation of fire alarm throughout building as per 2016 NFPA 72."},{"number":"PP-2021-009644","date":"2021-06-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-24","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2020-001474","date":"2021-08-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-22","scope":"Installation of 24 kitchens, 24 laundries, 34 vanities, 34 toilets, 34 showers"},{"number":"ZP-2021-007843","date":"2021-10-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-08-24","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"GP-2022-001342","date":"2022-03-10","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-08-24","scope":"FOR THE ERECTION OF A FLAT WALL SIGN AS PER PLANS."},{"number":"EP-2022-007999","date":"2022-08-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-09-01","scope":"Replace existing wiring to a 24 volt LED Sign according to the 2017 NEC."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2021,"k":"appeal","w":"Appeal approved"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":9950000},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"912789","type":"Rental","status":"Active","businessName":"JM Real Estate Holdings LP","revenueCode":"3202","rentalCategory":"Hotel","units":24,"issuedDate":"2022-12-19","latestIssueDate":"2026-01-11","expirationDate":"2026-12-18","inactiveDate":null}],"units":24,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #870447: 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":"5 permits not marked completed: 850902 (ABANDONED), 927799 (EXPIRED), 1002157 (Expired), 1012767 (Expired), EP-2022-007999 (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 (114 MASONS WAY, NEWTOWN SQUARE PA, 19073).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 23, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Oct 23, 2026; Fire Alarm Certification: Certified through Sep 22, 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.","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"}]}