{"asOf":"2026-07-24T19:38:40.254Z","block":"200-299 POPLAR ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-poplar-st","address":"227 POPLAR ST","parcelNumber":"057162900","source":"https://property.phila.gov/?p=057162900","ownerType":"owner-occupied","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":"MURPHY KAITLYN","coOwner":null,"marketValue":645200,"landAssessment":129000,"improvementAssessment":516200,"livableArea":2800,"yearBuilt":1920,"lastSale":{"price":775000,"date":"2022-06-23T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2022-074258","date":"2022-09-29","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-09-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-004739","date":"2023-01-23","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-01-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-050463","date":"2026-07-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050470","date":"2026-07-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2022-100865","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-29","completedDate":"2024-09-04","violations":[{"number":"VI-2022-074258","date":"2022-09-29","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-09-04","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-002466","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-10","completedDate":"2024-01-09","violations":[{"number":"VI-2023-004739","date":"2023-01-23","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-01-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-081871","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-07","completedDate":null,"violations":[{"number":"VI-2026-050463","date":"2026-07-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050470","date":"2026-07-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-100865","date":"2022-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2023-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2023-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2023-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2023-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100865","date":"2023-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100865","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100865","date":"2023-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2023-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100865","date":"2024-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002466","date":"2024-01-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-100865","date":"2024-09-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-081871","date":"2026-07-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":9,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964662627452405,"lng":-75.14149929465374,"geom":{"type":"Polygon","coordinates":[[[-75.141429593,39.964732755],[-75.141503495,39.964568222],[-75.141567491,39.964598323],[-75.1414979,39.964752121],[-75.141429593,39.964732755]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-026293","type":"Fire Alarm Certification","inspectionDate":"2024-09-12","result":"Certified","expirationDate":"2025-09-12","buildingId":"1074337"},{"number":"BC-2026-019833","type":"Fire Alarm Certification","inspectionDate":"2026-07-09","result":"Certified","expirationDate":"2027-07-09","buildingId":"1074337"},{"number":"BC-2026-020076","type":"Sprinkler Certification","inspectionDate":"2026-07-13","result":"Certified","expirationDate":"2027-07-13","buildingId":"1074337"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":5,"baths":3,"stories":3,"lotArea":1240,"zoning":"RM1","grade":"B-","basement":"D","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":true,"mail":"227 POPLAR ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the use, Multifamily Household Living (Five (5) Dwelling Units), in an existing attached building.","status":"Prepare Meeting","outcome":null,"date":"2026-10-28","number":"ZP-2026-004857","relatedPermit":"ZP-2026-004857"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":439100,"taxable":439100,"land":38501,"improvement":400599,"taxableLand":38501,"taxableImprovement":400599,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":439100,"taxable":439100,"land":112410,"improvement":326690,"taxableLand":112410,"taxableImprovement":326690,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":439100,"taxable":439100,"land":112410,"improvement":326690,"taxableLand":112410,"taxableImprovement":326690,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":481600,"taxable":481600,"land":123200,"improvement":358400,"taxableLand":123200,"taxableImprovement":358400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":497600,"taxable":497600,"land":127293,"improvement":370307,"taxableLand":127293,"taxableImprovement":370307,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":497600,"taxable":497600,"land":127293,"improvement":370307,"taxableLand":127293,"taxableImprovement":370307,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":497600,"taxable":497600,"land":127293,"improvement":370307,"taxableLand":127293,"taxableImprovement":370307,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":697400,"taxable":697400,"land":139480,"improvement":557920,"taxableLand":139480,"taxableImprovement":557920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":697400,"taxable":697400,"land":139480,"improvement":557920,"taxableLand":139480,"taxableImprovement":557920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":645200,"taxable":645200,"land":129040,"improvement":516160,"taxableLand":129040,"taxableImprovement":516160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":645200,"taxable":545200,"land":129040,"improvement":516160,"taxableLand":129040,"taxableImprovement":416160,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":645200,"taxable":545200,"land":129000,"improvement":516200,"taxableLand":129000,"taxableImprovement":416200,"exemptLand":0,"exemptImprovement":100000}],"taxNow":7632,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"666218","date":"2016-05-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-28","scope":"FOR THE REPLACEMENT OF AN EXTERIOR NON-LOAD BEARING BRICK WALL WITH 2X8 FIRE RATED WOOD, AS PER APPROVED PLANS."},{"number":"ZP-2023-002909","date":"2023-05-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-01-03","scope":"For enclosing the small corner at the ground floor level with existing story above, size and location as shown on the plans. Amendment to add roof deck on top of rear one-story garage structure."},{"number":"CP-2023-002974","date":"2023-11-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-03","scope":"FOR LEVEL III INTERIOR ALTERATIONS AND LEGALIZATION OF A REAR ROOF DECK WITHOUT A CHANGE IN USE & OCCUPANCY TO AN EXISTING GROUP R-2 THREE (3) FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. [AMENDMENT 10/23/2024 FOR A CHANGE TO THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF SPECIAL INSPECTIONS (DPRC-SI) AS PER AMENDED SPECIAL INSPECTIONS DOCUMENTS.]"},{"number":"EP-2023-011634","date":"2023-12-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-04","scope":"Lighting: • F&I 20 Downlights • F&I 2 EF with switch • Install 2 Indoor wall sconces • Install 2 Undercounter Light Strips • Install 2 ceiling fans • F&I 25 switches • Install 4 Globe Lights • Exit w/ Remotehead • 2 Smoke detectors Power: • 2 dedicated circuits for Gas Range(20A/120V) • 2 dedicated circuits for Dryer • 2 dedicated circuits for CUH-1 • 1 dedicated circuit for SE-1 • 2 dedicated circuits for Fridge • 2 dedicated circuits for Garbage Disposal • Dedicated circuit for SP-1 • 2 dedicated circuits for washer • 4 Dedicated circuits for small appliance receptacles • 1 Dedicated circuit for Fire Alarm Control Panel • 1 dedicated circuit for Combo oven/Microwave • 2 dedicated circuits for HW-1 and HW-2 • 17 duplex receptacles • 2 GFI receptacles • 2 Data receptacles Service: F&I: • 400A/240V/4 meter pack unit • 20’ of 3” PVC pipe • 60’ of 500 kcmil • 2- Panels, one for each unit • 24-AFCI breakers • Extend 2 existing panel feeds to the new 400A/4 meter pack unit • Grounding for 400A service"},{"number":"MP-2023-005260","date":"2023-12-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-01-03","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE BOTTOM DWELLING UNIT AS PER APPROVED PLANS."},{"number":"PP-2023-016395","date":"2024-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-03","scope":"Plumbing per plans"},{"number":"FP-2024-000312","date":"2024-02-20","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-15","scope":"Rough-In Permit for FP-2024-000310 Install new auto wet sprinkler system throughout per NFPA 13R"},{"number":"FP-2024-000310","date":"2024-03-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-03","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2023-002974 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2024-002526","date":"2024-04-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-03","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"ZP-2026-002304","date":"2026-04-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2026-004857","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"376639","type":"Rental","status":"Inactive","businessName":"WULBRECHT ROBERT","legalName":"WULBRECHT ROBERT","address":"227 POPLAR ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2006-07-12","latestIssueDate":"2006-07-12","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"485757","type":"Rental","status":"Inactive","businessName":"TREEFALL LLP (C/O NANCY WULBRECHT)","legalName":"TREEFALL LLP","address":"227 POPLAR ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2009-11-06","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"899662","type":"Rental","status":"Inactive","businessName":"Treefall LLP (Treefall LLP)","legalName":"Treefall LLP","address":"227 POPLAR ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-06-29","latestIssueDate":"2022-06-29","expirationDate":"2023-06-28","inactiveDate":"2023-08-27"},{"number":"928006","type":"Rental","status":"Active","businessName":"Kaitlyn Murphy","legalName":"Kaitlyn Murphy","address":"227 POPLAR ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-07-07","latestIssueDate":"2026-07-07","expirationDate":"2027-07-06","inactiveDate":null},{"number":"1012103","type":"Limited Lodging Operator","status":"Active","businessName":"Kaitlyn Murphy","legalName":"Kaitlyn Murphy","address":"227 POPLAR ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2026-07-07","latestIssueDate":"2026-07-07","expirationDate":"2027-07-06","inactiveDate":null}],"licenseActivity":[{"number":"1012103","type":"Limited Lodging Operator","businessName":"Kaitlyn Murphy","legalName":"Kaitlyn Murphy","issuedDate":"2026-07-07","latestIssueDate":"2026-07-07","closureDate":null,"expirationDate":"2027-07-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"928006","type":"Rental","businessName":"Kaitlyn Murphy","legalName":"Kaitlyn Murphy","issuedDate":"2023-07-07","latestIssueDate":"2026-07-07","closureDate":null,"expirationDate":"2027-07-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"899662","type":"Rental","businessName":"Treefall LLP (Treefall LLP)","legalName":"Treefall LLP","issuedDate":"2022-06-29","latestIssueDate":"2022-06-29","closureDate":"2023-08-27","expirationDate":"2023-06-28","inactiveDate":"2023-08-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"485757","type":"Rental","businessName":"TREEFALL LLP (C/O NANCY WULBRECHT)","legalName":"TREEFALL LLP","issuedDate":"2009-11-06","latestIssueDate":"2014-03-15","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"376639","type":"Rental","businessName":"WULBRECHT ROBERT","legalName":"WULBRECHT ROBERT","issuedDate":"2006-07-12","latestIssueDate":"2006-07-12","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"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 2022, 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-004857: Prepare Meeting; related permit ZP-2026-004857.","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":"1 permit not marked completed: ZP-2026-004857 (Denied).","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":"4 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"12 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 7, 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 Jul 9, 2027; Sprinkler Certification: Certified through Jul 13, 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"}]}