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FOR USE AS THE RETAIL SALE OF GROCERIES AND GIFTS IN THE CELLAR, OFFICES ON THE FIRST FLOOR AND SEC","status":"CLOSED","outcome":"Granted with conditions","date":"2013-03-20","number":"19002","relatedPermit":"451232"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE UPTO GROUND FLOOR AND TO REMAIN THE EXISTING FOUNDATION & CELLAR; ERECTION OF AN EIGHT STORY ATTACHED STRUCTURE MAXIMUM HEIGHT NTE 86 FT AND ROOF DECK FOR RESIDENTIAL USE ONLY WITH RO","status":"CLOSED","outcome":"Granted with conditions","date":"2013-11-12","number":"21417","relatedPermit":"486497"},{"type":"Zoning board appeal","grounds":"PERMIT AN EXTENSION OF EXISTING COURTS LOWERING TO SECOND FLOOR FROM PREVIOUSLY APPROVED THIRD TO FIFTH FLOOR IN THE SAME EXISTING ATTACHED STRUCTURE (NO CHANGE IN HEIGHT. ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS TOWERS, ELEVATOR","status":"CLOSED","outcome":"Granted with conditions","date":"2014-06-18","number":"22743","relatedPermit":"515084"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR FOR TWO (2) SIT-DOWN RESTAURANTS AT THE CELLAR THROUGH 1ST FLOOR WITH BUSINESS & PROFESSIONAL OFFICES AT THE 2ND FLOOR THROUGH 2ND FLOOR MEZZANINE AND NINE (9) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) AT THE 3RD FLOOR THROU","status":"In Process","outcome":"Complete","date":"2020-10-08","number":"39406","relatedPermit":"1016093"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1499100,"taxable":1499100},{"y":2018,"v":2472000,"taxable":2472000},{"y":2019,"v":2472000,"taxable":2472000},{"y":2020,"v":2496700,"taxable":2496700},{"y":2021,"v":2496700,"taxable":2496700},{"y":2022,"v":2496700,"taxable":2496700},{"y":2023,"v":2500000,"taxable":2500000},{"y":2024,"v":2500000,"taxable":2500000},{"y":2025,"v":2500000,"taxable":2500000},{"y":2026,"v":2600000,"taxable":2500000},{"y":2027,"v":2242200,"taxable":2155961}],"taxNow":34995,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"267474","date":"2010-03-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL 7 EXIT & EMERGENCY LIGHTS."},{"number":"451232","date":"2013-04-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-11","scope":"AMENDMENT - FOR THE ERECTION OF A TWO STORY ADDITION WITH CELLAR OFFICES, ON FIRST AND SECOND FLOORS, 6 DWELLING UNITS ON THE 3RD TO THE 4TH FLOOR NO SIGNS ON THIS APPLICATION"},{"number":"486497","date":"2014-03-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-03-10","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE UPTO GROUND FLOOR AND TO REMAIN THE EXISTING FOUNDATION & CELLAR; ERECTION OF FIVE STORY ATTACHED STRUCTURE MAXIMUM HEIGHT NTE 57 FT AND ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS TOWERS, ELEVATOR OVERRIDE.SIZE AND LOCATION AS SHOWN ON THE APPLICATION.USES CELLAR TO SECOND FLOOR BUSINESS AND PROFESSIONAL OFFICES AND THIRD TO FIFTH FLOOR NINE (9) RESIDENTIAL UNITS"},{"number":"527963","date":"2014-07-15","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"REVOKED","completedDate":null,"scope":"FOR THE ERECTION OF A FIVE STORY STRUCTURE, ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS TOWERS, AND ELEVATOR OVERRIDE AS PER PLANS."},{"number":"563043","date":"2014-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"1-NEW 2\" DOMESTIC SERVICE & METER OFF APPLE TREE ST & 1-6\" SEWER FROM ARCH ST (MIXED USE) PA20142650253 SELF-CERIFICATION'S ARE NO LONGER PERMITTED - ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"515084","date":"2014-10-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-21","scope":"AN EXTENSION OF EXISTING COURTS LOWERING TO SECOND FLOOR FROM PREVIOUSLY APPROVED THIRD TO FIFTH FLOOR IN THE SAME EXISTING ATTACHED STRUCTURE (NO CHANGE IN HEIGHT. ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS TOWERS, ELEVATOR OVERRIDE AS PREVIOUSLY APPROVED). USES - CELLAR TO FIRST FLOOR BUSINESS AND PROFESSIONAL OFFICES AND SECOND TO FIFTH FLOORS HOUSEHOLD LIVING TWELVE (12) MULTI-FAMILY RESIDENTIAL UNITS. SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"601254","date":"2015-07-22","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-07-22","scope":"ZONING BOARD OF ADJUSTMENT APPROVED AN ADMINISTRATIVE REVIEW OF PERMIT# 515084, CAL # 22743, DATED 6/18/2014 FOR MODIFICATIONS TO CHANGE THE HEIGHT FROM 57 FT TO 71 FT AND ADDING MEZZANINES ON 2ND FLOOR AND 5TH FLOOR. FIRST FLOOR 100% COMMERCIAL. THE FLOOR AREA RATIO REDUCED FROM 497% TO 436.76% (MAXIMUM ALLOWABLE FAR IS 500%). SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"669148","date":"2016-02-10","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-02-10","scope":"FOR THE CORRECTION OF USES GRANTED ON ZONING ADMINISTRATIVE PERMIT #601254. DOCUMENT CORRECT USE: CELLAR TO 1ST FLOOR BUSINESS AND PROFESSIONAL OFFICE AND MULTI-FAMILY (9 DWELLING UNITS) FROM THE 2ND THROUGH 5TH FLOORS."},{"number":"626731","date":"2016-02-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-02-10","scope":"THIS PERMIT FOR THE LEGALIZATION OF THE CONSTRUCTION OF A FIVE (5) STORY STRUCTURE, 71 FEET IN HEIGHT, WITH INTERIOR MEZZANINES (NOT TO BE COUNTED AS STORIES) AS PREVIOUSLY CONSTRUCTED UNDER AP#527963. UNDERPINNING, FOUNDATION, AND FOOTINGS SHALL BE IN ACCORDANCE WITH THE SUBMITTED GEOTECHNICAL REPORT, FOUNDATION/UNDERPINNING PLAN, AND FOOTING DESIGN CALCULATIONS. PROPOSED STRUCTURE TO BE TYPE IIIB CONSTRUCTION. ALL WOOD CONSTRUCTION LOCATED IN EXTERIOR WALLS SHALL BE FIRE RETARDANT TREATED WOOD TO MAINTAIN TYPE IIIB CONSTRUCTION. WALL BRACING IS ENGINEERED DESIGN FOR THIS PROJECT. FOR USE AS A NINE (9) FAMILY DWELLING FROM THE 2ND - 5TH FLOOR (ALL UNITS TO BE TYPE B DWELLING UNITS). ALL WORK SHALL BE IN ACCORDANCE WITH CODE REVIEW AND PLANS. ENTIRE BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND EQUIPPED WITH STANDPIPE SYSTEM. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR BASEMENT AND 1ST FLOOR. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. ALL WORK TO BE IN ACCORDANCE WITH SEALED PLANS/REPORT. CODE COMPLIANCE/DESIGN PROF: ALEX RONG, PE & NICHOLAS ALUN COULTER, RA. *THIS PERMIT RELIEVES CITY INSPECTOR FROM ANY LIABILITY* OWNER IS RESPONSIBLE FOR ENSURING BUILDING IS FULLY CODE COMPLIANT - THIS PERMIT COMPLY WITH VIOLATION #506723"},{"number":"710984","date":"2016-07-28","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-07-28","scope":"FOR THE CORRECTION OF USES GRANTED ON ZONING ADMINISTRATIVE PERMIT #601254 & AP# 669148. DOCUMENT CORRECT USE: CELLAR TO 1ST FLOOR BUSINESS AND PROFESSIONAL OFFICE AND MULTI-FAMILY (12 DWELLING UNITS) FROM THE 2ND THROUGH 5TH FLOORS."},{"number":"710983","date":"2016-07-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"AMEND BUILDING PERMIT #626731 TO REVISE THE PERMIT WORDING THE CORRECT NUMBER OF DWELLING UNITS IN THE STRUCTURE WHICH IS TWELVE (12) DWELLING UNITS FROM THE 2ND THROUGH 5TH FLOOR. SEE AP# 626731 FOR NEW CONSTRUCTION PERMIT FOR LEGALIZATION OF STRUCTURE FOR PLANS AND DOCUMENTS."},{"number":"728841","date":"2016-12-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2018-06-15","scope":"NEW CONSTRUCTION; INTERIOR PLUMBING; 5 STORY MULTI-FAMILY BUILDING; NINE DWELLING UNITS (2ND - 5TH FLOOR); ROOF DECK - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"728651","date":"2017-02-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE BUILDING WITH 12 APTS AND COMMERICAL STORE ON 1ST FLOOR.INSTALL 800 AMP SERVICE WITH 14 METER PER 2008 NEC (MIXED USE)CC DISTRICT"},{"number":"946845","date":"2019-02-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS.**DEMOLITION OF DRYWALL AND CEMENT COVERING FLOOR DECKING ONLY. ISSUED TO COMPLY WITH COURT ORDER ISSUED 1/15/2019**"},{"number":"1030987","date":"2020-03-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-08-11","scope":"FOR SELECTIVE DEMOLITION OF BUILDING ELEMENTS AND ASSOCIATED TEMPORARY BRACING/SHORING PER APPROVED PLANS. NO NEW CONSTRUCTION ELEMENTS APPROVED UNDER THIS PERMIT."},{"number":"ZP-2020-007280","date":"2020-10-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-10","scope":"FOR TWO (2) SIT-DOWN RESTAURANTS AT THE CELLAR THROUGH 1ST FLOOR WITH BUSINESS & PROFESSIONAL OFFICES AT THE 2ND FLOOR THROUGH 2ND FLOOR MEZZANINE AND MULTI-FAMILY (NINE (9) DWELLING UNITS) HOUSEHOLD LIVING AT THE 3RD FLOOR THROUGH 5TH FLOOR MEZZANINE. FOR THE REMOVAL OF BAY WINDOWS AND CHANGES IN LOCATION AND SIZE TO TWO (2) COURTYARDS. SIZES AND LOCATIONS AS SHOWN ON APPLICATION / PLANS."},{"number":"CP-2021-000664","date":"2021-03-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-10","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13 AND STANDPIPES AT STAIRWAYS PER NFPA 14. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2021-013163","date":"2021-07-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-11-12","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-2021-013364","date":"2021-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-04","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":"MP-2021-004334","date":"2021-08-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-10","scope":"For installation of new HVAC system for the office and dwelling units from 2nd to 5th floor as per approved plans."},{"number":"EP-2021-008523","date":"2021-10-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-07","scope":"Install 11 sub panel, runs feeder cables/wires to install duplex receptacles, lights switches, light fixtures, AFIC and AFIC breakers as plan attached. lines for HVAC of each apartment units as per APPROVED DRAWINGS-2017 nec. **DRAWINGS CLOUDED FOR MISSING RECEPTS.**"},{"number":"EP-2021-008490","date":"2021-10-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-07","scope":"INSTALL NEW FIRE ALARM SYSTEM ADDRESSABLE PANEL SMOKE DETECTORS, PULL STATIONS, AUDIBLE DEVICES RELAY MODULES AND MODULES AS PER 2016 NFPA 72. INSTALL 800 AMP DISCONNECT AND 11- GANG METER PACK AND HOUSE PANEL. INSTALL 600 AMP CT CABINET AND 600 AMP DISCONNECT FOR COMMERCIAL SPACE 1ST FLOOR AND INSTALL GROUNDING SYSTEM. INSTALL 200 AMP 3- PHASE SERVICE FOR THE FIRE PUMP AS PER ARTICLE 430.250 AND 430.251 B,C,D AS PER 2017 NEC."},{"number":"PP-2021-017681","date":"2021-11-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-10","scope":"Install rough-in plumbing as per plan"},{"number":"FP-2021-002716","date":"2021-11-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-10","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. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."},{"number":"PP-2021-012338","date":"2022-03-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-10","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":"ZP-2025-007789","date":"2025-08-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"ZP-2026-006820","date":"2026-06-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"0984817","type":"Rental","status":"Active","businessName":"1019 ARCH LLC","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":9,"issuedDate":"2025-07-28","latestIssueDate":"2025-07-28","expirationDate":"2026-07-27","inactiveDate":null}],"units":9,"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":["5 open L&I violations","failed L&I inspection activity in 2021, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19002: CLOSED · Granted with conditions; related permit 451232. Use permit #451232: 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":"8 permits not marked completed: 267474 (ABANDONED), 527963 (REVOKED), 563043 (EXPIRED), 626731 (Expired), 710983 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"5 open L&I violations","finding":"45 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":"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 (101 TANGLEWOOD LN, 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":"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":"31 failed, 12 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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 apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}