What this notice is
PM15-108.1 is a Philadelphia Licenses and Inspections property-maintenance designation for an unsafe structure. The City explains that a structure may be deemed unsafe when its condition is dangerous to the life, health, property, or safety of occupants or the public. Reasons can include unsafe equipment, serious damage or deterioration, faulty construction, an unstable foundation, or a condition that makes partial or complete collapse possible.
The code number identifies the general category. The most important details for you are the conditions, instructions, responsible party, and compliance date printed on the notice for your property.
An Unsafe Structure designation is not the same as an Imminently Dangerous designation. Philadelphia describes an imminently dangerous structure as presenting an immediate danger of failure or collapse that endangers life. That more urgent designation may include an order to vacate and strict limits on entry. Check the exact heading and code section on the paper you received.
What it means for you
An open violation normally remains associated with the property until L&I accepts the required correction and records compliance. Ignoring the notice can allow the physical problem to worsen and may lead to additional enforcement activity, fees, or legal complications.
The notice can also change how a possible sale works. A buyer, lender, insurer, title company, home inspector, or settlement professional may ask for the notice, related permits, engineering information, repair estimates, and proof of any completed work. Some buyers will not accept the risk. Others may proceed only with carefully written contract terms and enough information to understand what they are taking on.
That does not automatically mean you must repair everything before speaking with buyers. It means the violation should be disclosed and evaluated early, before anyone promises a price or closing date. The right approach depends on the actual condition, the notice, title issues, available cash, and the buyer's ability to complete the required work.
Deadlines and what happens next
Read the notice itself before relying on a general website. The printed compliance date, instructions, and contact information are specific to your case.
On its public violation guide, Philadelphia says an owner can correct an unsafe or imminently dangerous condition by obtaining a Make Safe Permit to repair the dangerous condition or a Demolition Permit to demolish the structure. The City's guide currently tells recipients to obtain the Make Safe Permit within ten days of the Violation Notice. Complete demolition also requires the applicable zoning approval.
That ten-day statement is important, but it is not a substitute for the full notice. Contact the L&I district office shown on your paperwork promptly and ask what must be submitted, what work may begin, and how compliance will be confirmed.
A practical first-day checklist:
- Keep every page and envelope that came with the notice.
- Confirm that the address, owner information, case number, and cited sections match the property.
- Photograph the notice, but do not enter an area that may be unsafe.
- Write down the compliance and appeal dates exactly as printed.
- Contact the L&I office identified on the notice.
- Ask whether a licensed contractor, structural engineer, architect, or other design professional is needed.
- If you are considering a sale, show the complete notice to your title professional and real estate attorney before signing a contract.
The Philadelphia Board of Building Standards hears certain requests involving time extensions for structures cited as unsafe or imminently dangerous. Whether an appeal or extension is available or sensible depends on the notice and circumstances. Get advice promptly; do not assume that asking a question pauses a deadline.
Your options
1. Repair or otherwise cure the condition
The direct path is to determine the required scope, obtain the proper permits, hire qualified professionals, complete the approved work, and request the required L&I inspection. Structural work often requires more than a general repair estimate. The City may require plans or an evaluation from a licensed design professional, depending on the condition and proposed work.
Before paying a contractor, confirm the contractor's license, insurance, proposed permit responsibility, written scope, price, and payment schedule. Be cautious of anyone who promises that the violation can be removed without permits, inspections, or contact with L&I.
2. Get independent help
For questions about the notice, start with the issuing L&I office and the City's published instructions. If you need to understand legal rights, liability, an appeal, estate ownership, a mortgage, or a proposed sale contract, speak with a qualified Pennsylvania attorney. If the property is part of an estate, foreclosure, bankruptcy, tax matter, or ownership dispute, those issues may need to be addressed alongside the physical violation.
Selling is not a substitute for urgent safety measures. If the notice directs you to secure, vacate, repair, or demolish a dangerous condition, ask the appropriate agency and professional what must happen even if a sale is being considered.
3. Sell the property
There are two broad sale paths to compare.
List the property as-is. An as-is listing can expose the property to multiple buyers, including investors and cash buyers. Competition may improve the price and terms, but the property must still be marketed honestly. Access, showings, inspections, financing, insurance, and the unsafe condition can make the process more complicated.
Consider a direct cash sale. A capable cash buyer may accept the property with the open violation and handle work after settlement, subject to the City's requirements and the contract. This can reduce preparation and financing uncertainty, but the convenience and risk taken by the buyer are normally reflected in the offer.
Sean's approach is to compare these paths rather than steer every owner toward one buyer. A reduced-fee as-is listing can expose the property to multiple cash buyers competing, while a direct offer can remain available when certainty and speed matter more. Neither route removes the need to disclose the notice or address immediate safety obligations.
Frequently asked questions
Can I sell a Philadelphia property with an open unsafe violation?
A sale may be possible, but the notice can affect title work, financing, insurance, access, price, contract terms, and the responsibilities accepted by the buyer. Have the actual notice and proposed agreement reviewed by the appropriate title and legal professionals.
Does selling transfer every responsibility to the buyer?
Do not assume so. Responsibility can depend on the code, enforcement status, timing, ownership, settlement documents, and promises made in the contract. The buyer's plan should be evaluated before settlement, and urgent public-safety requirements may still demand action.
Should I repair first or sell as-is?
Compare the expected repair cost and time with the likely change in sale proceeds. Also consider access, permits, carrying costs, insurance, your deadline, and how much uncertainty you can accept. A repair that costs less than the value it adds may make sense; a complex structural project may not fit every owner's finances or timeline.
Who can tell me whether the building is safe to enter?
Rely on L&I instructions and an appropriately licensed professional, not a buyer, wholesaler, agent, or online article. If there is an immediate danger, stay clear and contact the proper emergency or City authority.
Related homeowner guides
Official sources
This is general information, not legal advice. Rules, deadlines and the condition of each property can differ. Read your notice carefully and contact the issuing agency, a qualified attorney, licensed contractor or other appropriate professional when needed.