{"asOf":"2026-07-23T12:40:30.562Z","block":"1700-1799 S 4TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-4th-st","address":"1708 S 4TH ST","parcelNumber":"011432600","source":"https://property.phila.gov/?p=011432600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"1708 SOUTH 4TH LLC","coOwner":null,"marketValue":584500,"landAssessment":116900,"improvementAssessment":467600,"livableArea":2466,"yearBuilt":1960,"lastSale":{"price":212500,"date":"2015-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"2631678","date":"2012-07-31","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631679","date":"2012-07-31","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631680","date":"2012-07-31","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631681","date":"2012-07-31","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631682","date":"2012-07-31","code":"PM-304.8/18","title":"EXT S-DOORFRAME REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631683","date":"2012-07-31","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631684","date":"2012-07-31","code":"PM-307.1/15","title":"RETAINING/FENCE WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631676","date":"2012-07-31","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631677","date":"2012-07-31","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3734760","date":"2014-07-02","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3511940","date":"2014-08-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3511942","date":"2014-08-28","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3511941","date":"2014-08-28","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"341607","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-01","completedDate":"2016-03-02","violations":[{"number":"2631678","date":"2012-07-31","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631679","date":"2012-07-31","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631680","date":"2012-07-31","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631681","date":"2012-07-31","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631682","date":"2012-07-31","code":"PM-304.8/18","title":"EXT S-DOORFRAME REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631683","date":"2012-07-31","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631684","date":"2012-07-31","code":"PM-307.1/15","title":"RETAINING/FENCE WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631676","date":"2012-07-31","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2631677","date":"2012-07-31","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"440218","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-07-02","completedDate":"2015-12-08","violations":[{"number":"3734760","date":"2014-07-02","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"450220","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-29","completedDate":"2016-07-20","violations":[{"number":"3511940","date":"2014-08-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3511942","date":"2014-08-28","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3511941","date":"2014-08-28","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":9,"worst":null},{"y":2014,"n":4,"worst":null}],"investigations":[{"caseNumber":"51650","date":"2006-02-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"52660","date":"2006-03-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"51650","date":"2008-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"51650","date":"2009-04-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"341607","date":"2012-07-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"341607","date":"2012-09-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"341607","date":"2012-11-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"440218","date":"2014-06-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"450220","date":"2014-08-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"450220","date":"2014-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"450220","date":"2014-11-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"450220","date":"2015-04-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"450220","date":"2015-04-16","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"440218","date":"2015-05-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"440218","date":"2015-06-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"440218","date":"2015-07-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"440218","date":"2015-07-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"440218","date":"2015-10-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"440218","date":"2015-12-08","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"341607","date":"2016-03-01","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":0},{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":6,"passes":1},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92688737890699,"lng":-75.15265854816423,"geom":{"type":"Polygon","coordinates":[[[-75.152547415,39.926895604],[-75.1525574,39.926850177],[-75.152770791,39.926879884],[-75.152760265,39.926924136],[-75.152547415,39.926895604]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-008614","type":"Fire Alarm Certification","inspectionDate":"2023-03-09","result":"Certified","expirationDate":"2024-03-09","buildingId":"1531625"},{"number":"BC-2025-001227","type":"Fire Alarm Certification","inspectionDate":"2024-05-09","result":"Certified","expirationDate":"2025-05-09","buildingId":"1531625"},{"number":"BC-2025-014116","type":"Fire Alarm Certification","inspectionDate":"2025-05-26","result":"Certified","expirationDate":"2026-05-26","buildingId":"1531625"},{"number":"BC-2026-002192","type":"Sprinkler Certification","inspectionDate":"2026-01-09","result":"Certified","expirationDate":"2027-01-09","buildingId":"1531625"},{"number":"BC-2026-010242","type":"Fire Alarm Certification","inspectionDate":"2026-04-13","result":"Certified","expirationDate":"2027-04-13","buildingId":"1531625"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":3,"stories":3,"lotArea":1035,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"808 S 2ND ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE(3) FAMILY DWELLING IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2010-06-08","number":"11229","relatedPermit":"262082"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":171700,"taxable":171700,"land":17232,"improvement":154468,"taxableLand":17232,"taxableImprovement":154468,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":221900,"taxable":98600,"land":46599,"improvement":175301,"taxableLand":46599,"taxableImprovement":52001,"exemptLand":0,"exemptImprovement":123300},{"y":2018,"v":221900,"taxable":98600,"land":46599,"improvement":175301,"taxableLand":46599,"taxableImprovement":52001,"exemptLand":0,"exemptImprovement":123300},{"y":2019,"v":484000,"taxable":215035,"land":101600,"improvement":382400,"taxableLand":101600,"taxableImprovement":113435,"exemptLand":0,"exemptImprovement":268965},{"y":2020,"v":524500,"taxable":233741,"land":111115,"improvement":413385,"taxableLand":111115,"taxableImprovement":122626,"exemptLand":0,"exemptImprovement":290759},{"y":2021,"v":524500,"taxable":233741,"land":111115,"improvement":413385,"taxableLand":111115,"taxableImprovement":122626,"exemptLand":0,"exemptImprovement":290759},{"y":2022,"v":524500,"taxable":233741,"land":111115,"improvement":413385,"taxableLand":111115,"taxableImprovement":122626,"exemptLand":0,"exemptImprovement":290759},{"y":2023,"v":697300,"taxable":306812,"land":139460,"improvement":557840,"taxableLand":139460,"taxableImprovement":167352,"exemptLand":0,"exemptImprovement":390488},{"y":2024,"v":697300,"taxable":306812,"land":139460,"improvement":557840,"taxableLand":139460,"taxableImprovement":167352,"exemptLand":0,"exemptImprovement":390488},{"y":2025,"v":495300,"taxable":217932,"land":99060,"improvement":396240,"taxableLand":99060,"taxableImprovement":118872,"exemptLand":0,"exemptImprovement":277368},{"y":2026,"v":495300,"taxable":217932,"land":99060,"improvement":396240,"taxableLand":99060,"taxableImprovement":118872,"exemptLand":0,"exemptImprovement":277368},{"y":2027,"v":584500,"taxable":584500,"land":116900,"improvement":467600,"taxableLand":116900,"taxableImprovement":467600,"exemptLand":0,"exemptImprovement":0}],"taxNow":3051,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"262082","date":"2010-06-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-06-15","scope":"LEGALIZE FOR 3 FAMILY DWELLING"},{"number":"303461","date":"2010-11-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2015-08-19","scope":"RENOVATIONS TO EXISTING 3 FAMILY DWELLING AS PER PLANS."},{"number":"314430","date":"2010-12-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"(3) TOILETS, (3) LAVATORY SINKS, (3) BATHTUBS, (3) KITCHEN SINKS"},{"number":"324140","date":"2012-01-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"350AMP SERVICE,REWIRE THRU-OUT AS PER 2008 NEC"},{"number":"375929","date":"2012-03-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"REWIRE 200AMP -4 METERS AS PER 2008 NEC (SOUTH DISTRICT) INSTALL FIRE ALARM (6 HORNS/STROBES, 4 SMOKE DETECTORS, 1 PULL STATION, 1 PANEL WITH 2 BATTERIES AS PER NFPA 72 THREE FAMILY DWELLING"},{"number":"651916","date":"2015-11-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"MAKE SAFE PERMIT - FOR REPAIRING CHIMNEY, LOOSE AND MISSING BRICKS IN SIDE AND REAR WALLS TO RESOLVE CASE 440218. 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 440218."},{"number":"663087","date":"2016-01-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-13","scope":"LEVEL I MINOR ALTERATIONS TO EXISTING THREE (3) FAMILY DWELLING; WORK TO INCLUDE: REPLACE FLOORING, CABINETS, PATCH SHEETROCK WALLS, BATHROOM FIXTURES, DOORS AND TRIM. NO PARTITION OR STRUCTURAL WALLS WILL BE TOUCHED."},{"number":"675320","date":"2016-03-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-26","scope":"INSTALL OUTLETS,LIGHTS SWITCHES AND FACE PLATES AND LIGHT FIXTURES THROUGHOUT(REPLACEMENT IN KIND NO ADDITIONAL WIRING) PER 2008 NEC (3 FAMILY)SOUTH DISTRICT"},{"number":"682760","date":"2016-04-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" AMES 2000B BACKFLOW PREVENTION ASSEMBLY AND 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"703751","date":"2016-06-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-13","scope":"CONNECT ALL FIXTURES IN EACH UNIT. 3 BATH 1 KIT 1 LAUNDRY. 3 TOILETS, 3 BATHTUBS, 3 VANITIES, 3 KITCHEN SINKS, 3 LAUNDRY, 4 WATER HEATER. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"Renovated & sold on","storyDelta":2.04,"timeline":[{"y":2012,"k":"viol","w":"9 L&I violations"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed ×3"},{"y":2015,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2015,"k":"sale","p":212500},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"332752","type":"Rental","status":"Inactive","businessName":"KAI LING NG","legalName":"KAI LING NG","address":"1708 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-08-15","latestIssueDate":"2005-08-15","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"716973","type":"Rental","status":"Active","businessName":"1708 South 4th LLC","legalName":"1708 South 4th LLC","address":"1708 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-10-19","latestIssueDate":"2025-09-06","expirationDate":"2026-10-18","inactiveDate":null}],"licenseActivity":[{"number":"716973","type":"Rental","businessName":"1708 South 4th LLC","legalName":"1708 South 4th LLC","issuedDate":"2016-10-19","latestIssueDate":"2025-09-06","closureDate":null,"expirationDate":"2026-10-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"332752","type":"Rental","businessName":"KAI LING NG","legalName":"KAI LING NG","issuedDate":"2005-08-15","latestIssueDate":"2005-08-15","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11229: CLOSED · Granted; related permit 262082. Use permit #262082: 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":"2 permits not marked completed: 303461 (EXPIRED), 314430 (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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1960 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":"13 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 1, 2016.","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 13 historical violations across 3 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":"Fire Alarm Certification: Certified through Apr 13, 2027; Sprinkler Certification: Certified through Jan 9, 2027","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"}]}