{"asOf":"2026-07-26T14:03:16.804Z","block":"1700-1799 N 42ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-n-42nd-st","address":"1725 N 42ND ST","parcelNumber":"062283400","source":"https://property.phila.gov/?p=062283400","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"NEL ESTATES","coOwner":null,"marketValue":362800,"landAssessment":72560,"improvementAssessment":290240,"livableArea":3384,"yearBuilt":1915,"lastSale":{"price":60000,"date":"2011-11-03T04:00:00Z"},"openViolations":5,"violations":[{"number":"2341212","date":"2011-12-19","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341211","date":"2011-12-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341213","date":"2011-12-19","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2312712","date":"2011-12-19","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2312711","date":"2011-12-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430217","date":"2012-03-07","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430216","date":"2012-03-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430215","date":"2012-03-07","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430214","date":"2012-03-07","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430213","date":"2012-03-07","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430212","date":"2012-03-07","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430211","date":"2012-03-07","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430210","date":"2012-03-07","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430209","date":"2012-03-07","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2973914","date":"2012-08-22","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4581368","date":"2017-07-05","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-006161","date":"2025-02-04","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2025-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-006159","date":"2025-02-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006157","date":"2025-02-04","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006158","date":"2025-02-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006160","date":"2025-02-04","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2025-03-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"310084","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-20","completedDate":"2012-06-26","violations":[{"number":"2341212","date":"2011-12-19","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341211","date":"2011-12-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341213","date":"2011-12-19","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"310086","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-20","completedDate":"2012-01-24","violations":[{"number":"2312712","date":"2011-12-19","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2312711","date":"2011-12-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"318537","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-03-07","completedDate":"2012-06-30","violations":[{"number":"2430217","date":"2012-03-07","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430216","date":"2012-03-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430215","date":"2012-03-07","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430214","date":"2012-03-07","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430213","date":"2012-03-07","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430212","date":"2012-03-07","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430211","date":"2012-03-07","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430210","date":"2012-03-07","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430209","date":"2012-03-07","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"345805","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-08-22","completedDate":"2018-03-13","violations":[{"number":"2973914","date":"2012-08-22","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"592085","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-07-05","completedDate":null,"violations":[{"number":"4581368","date":"2017-07-05","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-007534","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-02-04","completedDate":null,"violations":[{"number":"VI-2025-006161","date":"2025-02-04","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2025-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-006159","date":"2025-02-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006157","date":"2025-02-04","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006158","date":"2025-02-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006160","date":"2025-02-04","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2025-03-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":5,"worst":null},{"y":2012,"n":10,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"11102","date":"2003-07-02","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"310084","date":"2011-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"310086","date":"2011-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"310086","date":"2012-01-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"310084","date":"2012-01-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"318537","date":"2012-03-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"318537","date":"2012-04-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"318537","date":"2012-05-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"310084","date":"2012-06-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"318537","date":"2012-06-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"345805","date":"2012-08-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"345805","date":"2012-09-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"345805","date":"2013-01-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"345805","date":"2013-01-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"345805","date":"2013-10-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"345805","date":"2013-10-18","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"345805","date":"2013-10-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"592085","date":"2017-07-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"592085","date":"2017-09-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"592085","date":"2018-02-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"592085","date":"2018-03-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-007534","date":"2025-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007534","date":"2025-03-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007534","date":"2025-04-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2003,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":4,"passes":5},{"y":2013,"fails":3,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975681439994176,"lng":-75.20942309827936,"geom":{"type":"Polygon","coordinates":[[[-75.209273264,39.975652799],[-75.209302017,39.975607252],[-75.209572938,39.975710081],[-75.209544164,39.975755626],[-75.209273264,39.975652799]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-002591","type":"Fire Alarm Certification","inspectionDate":"2026-01-21","result":"Certified","expirationDate":"2027-01-21","buildingId":"1457936"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1521,"zoning":"RSA5","grade":"C+","basement":null,"heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 15099, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"IT'S NOT A 4 FAMILY , THE SPACE THEY'RE REFERRING TO IS A COMMON AREA OPEN SPACE.      IT'S STILL BEING USED AS A 3 FAMILY.","status":"OPEN","outcome":"MOOT","date":"2012-07-11","number":"17808","relatedPermit":"318537"},{"type":"RB_LIRB","grounds":"TENANT REFUSED TO LET SOMEONE ON PREMISES TO FIX THE PROBLEM.","status":"OPEN","outcome":"MOOT","date":"2018-04-19","number":"31611","relatedPermit":"592085"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":42200,"taxable":42200,"land":8165,"improvement":34035,"taxableLand":8165,"taxableImprovement":34035,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":42200,"taxable":42200,"land":9495,"improvement":32705,"taxableLand":9495,"taxableImprovement":32705,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":42200,"taxable":42200,"land":9495,"improvement":32705,"taxableLand":9495,"taxableImprovement":32705,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":61300,"taxable":61300,"land":13792,"improvement":47508,"taxableLand":13792,"taxableImprovement":47508,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":63600,"taxable":63600,"land":14309,"improvement":49291,"taxableLand":14309,"taxableImprovement":49291,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":63600,"taxable":63600,"land":14309,"improvement":49291,"taxableLand":14309,"taxableImprovement":49291,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":63600,"taxable":63600,"land":14309,"improvement":49291,"taxableLand":14309,"taxableImprovement":49291,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":199600,"taxable":199600,"land":39920,"improvement":159680,"taxableLand":39920,"taxableImprovement":159680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":199600,"taxable":199600,"land":39920,"improvement":159680,"taxableLand":39920,"taxableImprovement":159680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":174200,"taxable":174200,"land":34840,"improvement":139360,"taxableLand":34840,"taxableImprovement":139360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":174200,"taxable":174200,"land":34840,"improvement":139360,"taxableLand":34840,"taxableImprovement":139360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":362800,"taxable":362800,"land":72560,"improvement":290240,"taxableLand":72560,"taxableImprovement":290240,"exemptLand":0,"exemptImprovement":0}],"taxNow":2438,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"397383","date":"2012-04-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-25","scope":"INSTALL DRAINAGE IN WATER SUPPLY TO 3 BATHS,2 KITCHENS"},{"number":"410630","date":"2012-06-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-28","scope":"INTERIOR ALTERATION TO AN EXISTING THREE FAMILY DWELLING AS PER THE SUBMITTED PLANS. EXISTING FIRE RATED ASSEMBLIES ARE REQUIRED TO BE MAINTAINED AT ALL TIMES. PLUMBING, ELECTRICAL, AND MECHANICAL WORK REQUIRES ADDITIONAL PERMITS. NO EXTERIOR WORK ON THIS PERMIT. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"402352","date":"2012-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"INSTALL FA SYSTEM AS PER NFPA-72. REWIRE THROUGHOUT AND INSTALL 1- 3 ZONE PANEL, 5 SMOKES, 10 HORNS, AND 2 PULL STATIONS AS PER 2008 NEC(MULTI FAMILY DWELLING)(WEST DIST)"},{"number":"413835","date":"2012-06-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-26","scope":"INSTALL (3) 3 TON A/C GOOMAN HEAT PUMP WITH ELECTRIC HEAT-(3-UNITS). ALL UNITS AND ASSOCIATED DUCT WORK MUST STAY WITH IN THE UNITS SERVED. NO PENETRATIONS THROUGH FIRE RATED ASSEMBLIES."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"viol","w":"10 L&I violations"},{"y":2012,"k":"appeal","w":"Appeal moot"},{"y":2013,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"appeal","w":"Appeal moot"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"553524","type":"Rental","status":"Inactive","businessName":"NEL ESTATES LLC","legalName":"NEL ESTATES LLC","address":"1725 N 42ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2012-01-30","latestIssueDate":"2025-01-14","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"553524","type":"Rental","businessName":"NEL ESTATES LLC","legalName":"NEL ESTATES LLC","issuedDate":"2012-01-30","latestIssueDate":"2025-01-14","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["5 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 108% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $174,200 to $362,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17808: OPEN · MOOT; related permit 318537. The history also contains “PERM Z- NEW 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":"5 open L&I violations","finding":"21 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 30, 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":"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 Jan 21, 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"}]}