{"asOf":"2026-07-10T07:39:56.322Z","block":"400-499 N 10TH ST","blockUrl":"https://blockreport.homes/block/400-499-n-10th-st","address":"448 N 10TH ST","parcelNumber":"883523700","source":"https://property.phila.gov/?p=883523700","ownerType":"investor","kind":"offices","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"OFF BLD COM NO GAR MASON","useLabel":"Offices","owner":"SA BUTTONWOOD LP","coOwner":null,"marketValue":4765700,"livableArea":56068,"yearBuilt":1897,"lastSale":{"price":1,"date":"2017-05-04T04:00:00Z"},"openViolations":2,"violations":[{"number":"5102080","date":"2019-03-12","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null},{"number":"5102079","date":"2019-03-12","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null},{"number":"5206727","date":"2019-10-04","title":"CO- NEW USE OCCUPIED 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CERTIFICATION","status":"COMPLIED","resolutionDate":null},{"number":"5102079","date":"2019-03-12","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null}]},{"number":"710334","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-10-04","completedDate":"2019-10-10","violations":[{"number":"5206727","date":"2019-10-04","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null},{"number":"5206725","date":"2019-10-04","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null},{"number":"5206726","date":"2019-10-04","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null}]},{"number":"710410","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2019-10-04","completedDate":"2019-10-18","violations":[{"number":"5205799","date":"2019-10-04","title":"PERMB- INSTALL INT 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MAINTENANCE\n","status":"OPEN","resolutionDate":null},{"number":"VI-2024-008305","date":"2024-02-07","title":"SUBMISSION OF CERTIFICATIONS\n","status":"OPEN","resolutionDate":null},{"number":"VI-2024-008306","date":"2024-02-07","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null},{"number":"VI-2024-008307","date":"2024-02-07","title":"FDC SIGNAGE REQUIRED\n","status":"OPEN","resolutionDate":null}]},{"number":"CF-2025-048941","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-05-28","completedDate":null,"violations":[{"number":"VI-2025-036659","date":"2025-05-23","title":"HIGH-RISE BUILDING\n","status":"OPEN","resolutionDate":null},{"number":"VI-2025-036660","date":"2025-05-23","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null}]},{"number":"CF-2026-006905","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-23","completedDate":null,"violations":[{"number":"VI-2026-004400","date":"2026-01-23","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-17"}]}],"violYears":[{"y":2019,"n":6,"worst":null},{"y":2022,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":5,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"676050","date":"2019-03-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"676050","date":"2019-04-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"676050","date":"2019-07-09","type":"CI INSP","status":"CLOSED"},{"caseNumber":"710334","date":"2019-10-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"710410","date":"2019-10-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"710334","date":"2019-10-07","type":"CI INSP","status":"CLOSED"},{"caseNumber":"676050","date":"2019-10-08","type":"PRECOURT","status":"PASSED"},{"caseNumber":"710334","date":"2019-10-10","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"710410","date":"2019-10-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-031071","date":"2022-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031071","date":"2022-05-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-009800","date":"2024-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-009800","date":"2024-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-009800","date":"2025-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-048941","date":"2025-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006905","date":"2026-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006905","date":"2026-03-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":4,"passes":3},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96048231980894,"lng":-75.15496931758749,"geom":{"type":"Polygon","coordinates":[[[-75.154827372,39.960683137],[-75.154920426,39.960247018],[-75.155078962,39.960253247],[-75.155057536,39.960692158],[-75.154827372,39.960683137]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-004400","type":"Facade Report","inspectionDate":"2017-10-30","result":"Unsafe","expirationDate":null,"buildingId":"1017592"},{"number":"BC-2022-015022","type":"Fire Alarm Certification","inspectionDate":"2021-12-21","result":"Certified","expirationDate":"2022-12-21","buildingId":"1017592"},{"number":"BC-2023-018403","type":"Facade Report","inspectionDate":"2022-04-21","result":"Safe with Repair","expirationDate":"2027-04-21","buildingId":"1017592"},{"number":"BC-2023-018401","type":"Facade Report","inspectionDate":"2022-04-21","result":"Safe with Repair","expirationDate":"2027-04-21","buildingId":"1017592"},{"number":"BC-2023-012814","type":"Sprinkler Certification","inspectionDate":"2023-03-23","result":"Certified","expirationDate":"2024-03-23","buildingId":"1017592"},{"number":"BC-2024-017183","type":"Sprinkler Certification","inspectionDate":"2024-03-08","result":"Deficient","expirationDate":null,"buildingId":"1017592"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":7,"lotArea":8728,"zoning":"IRMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"990 SPRING GARDEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":5272500,"taxable":2166061},{"y":2020,"v":5404300,"taxable":2220207},{"y":2021,"v":5404300,"taxable":2220207},{"y":2022,"v":5404300,"taxable":2220207},{"y":2023,"v":5000000,"taxable":2400000},{"y":2024,"v":5000000,"taxable":2400000},{"y":2025,"v":4750000,"taxable":2280000},{"y":2026,"v":4750000,"taxable":2280000},{"y":2027,"v":4765700,"taxable":2287510}],"taxNow":31915,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"827371","date":"2018-01-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"FOR THE INSTALLATION OF AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 WITH EXISTING FIRE SERVICE LINE, FIRE PUMP AND BACKFLOW PREVENTER AS PER AP#728886. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRALIC CALCULATION."},{"number":"843975","date":"2018-01-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"845151","date":"2018-01-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-01-12","scope":"REGISTER USE FOR 6TH FLOOR AS BUSINESS & PROFESSSIONAL OFFICE"},{"number":"842349","date":"2018-01-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A BUSINESS & PROFESSIONAL OFFICE ON THE SIXTH FLOOR OF AN EXISTING BUILDING (SEE PERMIT 657630 FOR BASE BUILDING PERMIT) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"851999","date":"2018-02-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"ALTERATIONS TO DUCTWORK OF EXISTING MECHANICALS. (COMMERCIAL)"},{"number":"850797","date":"2018-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"ROUGHIN & INSTALL HOT & COLD WATER LINES & DRAIN FOR 2-WATER CLOSET, 2-LAVS, 1-KITCHEN SINK, DISHWASHER & DISPOSAL THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"849733","date":"2018-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"INSTALL LIGHTS,RECEPTS,SWITCHES AND WIRE HVAC UNITS ON THE SIXTH FLOOR OF A COMMERCIAL BUILDING AS PER 2008 NEC (CC DISTRICT)**NO FIRE ALARM ON THIS PERMIT**"},{"number":"885761","date":"2018-06-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-27","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)-RELOCATING 15 SPRINKLERS FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"905237","date":"2018-09-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THEATRICAL PERFORMANCES ON SEPTEMBER 07 THRU 16, 2018 AT 7:30PM AND 10:30PM ON THE FIRST. ALL DISPLAY AND EXHIBITION EQUIPMENT WILL BE TEMPORARY. PLEASE SEE PLANS FOR LOCATION OF ENTRANCE AND EXITS WHERE EVENT WILL TAKE PLACE. COMPLIANCE WITH TEMPORARY CERTIFICATE OF OCCUPANCY FOR SHORT-TERM EVENTS (A-701.5 B-3408.1, PHILADELPHIA FIRE AND PROPERTY MAINTENANCE CODES PRIOR TO OCCUPANCY."},{"number":"922931","date":"2018-10-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"FOR A BUSINESS AND PROFESSIONAL OFFICE AT SPACE# 3, VACANT SPACE# 1 AND SPACE# 2 ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AT THIRD FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED.NO SIGN ON THIS APPLICATION."},{"number":"922936","date":"2018-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS TO CREATE AN OFFICE SPACE AT THE 1ST FLOOR LEVEL. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *NO MORE THAN 15 EMPLOYEES ON THE 3RD FLOOR- TABLE P-701 OF THE PHILADELPHIA PLUMBING CODE*"},{"number":"933624","date":"2018-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"INSTALL 1 A SUB PANEL OFF EXISTING MAIN SERVICE INSTALL ALL WIRING THROUOUT OFFICE FITOUT AS PER DRAWINGS INSTALL EMERGENCY LIGHTING (3) SETS OF DRAWINGS SUBMITTED (3) PAGES PER SET PER NEC 2008 BUILDING PERMIT #922936-NO FIRE ALARM ON THIS PERMIT**"},{"number":"936957","date":"2019-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"INSTALL KITCHEN SINK. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004. (CC DIST)"},{"number":"940241","date":"2019-01-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-18","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"1014700","date":"2019-10-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-10-10","scope":"TO ADDRESS L&I CASES #710334/#710410 FOR SPECIAL EVENT W/O PERMITS; FOR A TEMPORARY CERTIFICATE OF OCCUPANCY (CO) IN ACCORDANCE WITH L&I CODE BULLETIN A-1501-R1 FOR A SPECIAL EVENT FOR MAXIMUM FIFTEEN (15) DAYS STARTING ON 10/10/19 (7PM-12:30AM WHEN OPEN) ON THE ENTIRE 2ND FLR OF AN EXISTING SEVEN (7) STORY ATTACHED STRUCTURE, AS PER PLANS; SEE AP#657630 FOR PREVIOUSLY APPROVED LAYOUT OF 2ND FLR; ALL DISPLAY AND EXHIBITION EQUIPMENT WILL BE TEMPORARY; COMPLIANCE WITH PHILADELPHIA FIRE AND PROPERTY MAINTENANCE CODES REQUIRED PRIOR TO OCCUPANCY; BUILDING FULLY SPRINKLERED AS PER NFPA 13 AND W/STANDPIPES W/IN EXIT STAIRWAYS; FIRE ALARM SYSTEM INSTALLED THROUGHOUT BUILDING; SEPARATE ELECTRICAL PERMIT REQUIRED FOR ANY TEMPORARY WIRING/POWER SOURCES; ALL CURTAINS, DRAPERIES, HANGINGS, AND OTHER DECORATIVE MATERIALS TESTED AS PER NFPA 701."},{"number":"1049455","date":"2020-07-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-08-05","scope":"For new openings as per approved plans."},{"number":"ZP-2021-012318","date":"2021-10-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2021-008153","date":"2022-04-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-16","scope":"FOR INTERIOR ALTERATONS TO EXISTING SPACE INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES TO CREATE A RESTAURANT, PER SUBMITTED PLANS."},{"number":"MP-2022-002249","date":"2022-04-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-10-16","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-008153"},{"number":"ZP-2022-004767","date":"2022-05-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2022-001888","date":"2022-06-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-01-08","scope":"INTERIOR ATLERATION TO A BARBER SHOP IN THE GROUND FLOOR OF AN EXISTING STRUCTURE AS PER APPROVED PLAN"},{"number":"PP-2022-007247","date":"2022-06-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-16","scope":"Rough and finish plumbing for new restaurant/bar."},{"number":"EP-2022-007060","date":"2022-07-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-24","scope":"FULL REWIRE USING EXISTING 200AMP SERVICE AS PER 2017 NEC"},{"number":"MP-2022-003709","date":"2022-07-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-01-08","scope":"FOR THE TIE IN TO EXISTING HVAC SYSTEMS, ASSOCIATED DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2022-005249","date":"2022-08-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-10-16","scope":"INSTALL A TWO SECTION 400 AMP 120/208 V / 3 PHASE PANELS ON THE EXISTING 400 AMP SERVICE. INSTALL LIGHTS, SWITCHES, SENSORS, AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL, HVAC AND KITCHEN EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. *** NO FIRE ALARM WORK ***"},{"number":"FP-2022-002733","date":"2022-10-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-10-16","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 40 sprinkler heads"},{"number":"MP-2023-000060","date":"2023-01-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-02-15","scope":"FOR THE INSTALLATION OF THREE (3) COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED DUCTWORK AND FANS AS PER PLANS."},{"number":"MP-2025-003022","date":"2025-06-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR A 16' TYPE 1 KITCHEN HOOD INSTALLATION. WORK TO BE COMPLETED PER APPROVED PLANS**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"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":["2 open L&I violations","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Facade Report: Safe with Repair through Apr 21, 2027; Fire Alarm Certification: Certified through Dec 21, 2022; Sprinkler Certification: Deficient","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #845151: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"11 permits not marked completed: 905237 (EXPIRED), CP-2021-008153 (Expired), MP-2022-002249 (Expired), CP-2022-001888 (Expired), PP-2022-007247 (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":"2 open L&I violations","finding":"16 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 17, 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":"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/"}],"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/"}]}