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Alarm Certification","inspectionDate":"2022-09-17","result":"Certified","expirationDate":"2023-09-17","buildingId":"1090035"},{"number":"BC-2024-003039","type":"Fire Alarm Certification","inspectionDate":"2024-01-24","result":"Certified","expirationDate":"2025-01-24","buildingId":"1090035"},{"number":"BC-2024-031162","type":"Fire Alarm Certification","inspectionDate":"2024-10-29","result":"Certified","expirationDate":"2025-10-29","buildingId":"1090035"},{"number":"BC-2025-030937","type":"Fire Alarm Certification","inspectionDate":"2025-11-04","result":"Certified","expirationDate":"2026-11-04","buildingId":"1090035"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":9247,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2270 LOCUST DR, LANSDALE PA, 19446","mailOut":true,"appeals":[],"taxYears":[{"year":2015,"total":9873.25,"principal":5668.82,"interest":1562.78,"penalty":1281.06},{"year":2016,"total":20863.2,"principal":19117.62,"interest":286.76,"penalty":191.18}],"taxNet":30736.45,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1187600,"taxable":1187600},{"y":2017,"v":1187600,"taxable":1187600},{"y":2018,"v":1647300,"taxable":1647300},{"y":2019,"v":1696700,"taxable":1696700},{"y":2020,"v":1700900,"taxable":1700900},{"y":2021,"v":1700900,"taxable":1700900},{"y":2022,"v":1700900,"taxable":1700900},{"y":2023,"v":2464500,"taxable":2464500},{"y":2024,"v":2464500,"taxable":2464500},{"y":2025,"v":2616900,"taxable":2616900},{"y":2026,"v":2616900,"taxable":2616900},{"y":2027,"v":3078700,"taxable":3078700}],"taxNow":36631,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"705780","date":"2016-07-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-10","scope":"MAKE SAFE PERMIT - FOR REPAIRING SMALL AREA OF FIRE DAMAGED INTERIOR WALL AND CEILING LIKE IN-KIND IN UNIT 310, 312 & 408 ONLY TO RESOLVE CASE #536544. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #536544."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2004,"k":"sale","p":900000},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2022,"k":"viol","w":"13 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2023,"k":"viol","w":"16 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"viol","w":"19 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 4 passed"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"218089","type":"Rental","status":"Inactive","businessName":"ACTIVE REALTY CO","revenueCode":"3202","rentalCategory":null,"units":42,"issuedDate":"2003-06-18","latestIssueDate":"2003-06-18","expirationDate":"2004-02-29","inactiveDate":null},{"number":"263600","type":"Rental","status":"Closed","businessName":"WILKINS HATTON","revenueCode":"3202","rentalCategory":null,"units":42,"issuedDate":"2004-03-23","latestIssueDate":"2014-10-27","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"280473","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ACTIVE REALTY CO","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"282354","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MERMELSTEIN SOLOMON & DAVID","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"520381","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KINSMAN CORPORATION","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-11-29","latestIssueDate":"2011-07-29","expirationDate":"2012-07-31","inactiveDate":null},{"number":"682970","type":"Rental","status":"Inactive","businessName":"HATTON WILKINS A II","revenueCode":"3202","rentalCategory":"Other","units":42,"issuedDate":"2015-11-05","latestIssueDate":"2023-01-05","expirationDate":"2023-11-30","inactiveDate":"2024-01-29"},{"number":"939145","type":"Rental","status":"Active","businessName":"5321 WAYNE LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":42,"issuedDate":"2023-12-01","latestIssueDate":"2025-12-07","expirationDate":"2026-11-30","inactiveDate":null}],"units":42,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023"],"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":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 218 historical violations across 43 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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 (2270 LOCUST DR, LANSDALE PA, 19446).","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 1928 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":"87 failed, 51 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 3, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280473: Inactive; Dumpster License - Private Property #282354: Inactive; Dumpster License - Private Property #520381: Inactive","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 4, 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"}]}