{"asOf":"2026-07-25T19:00:04.244Z","block":"800-899 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-15th-st","address":"848 N 15TH ST","parcelNumber":"151015200","source":"https://property.phila.gov/?p=151015200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"25","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"GILLIAN W THACKRAY LIVING TRUST","coOwner":"THACKRAY GILLIAN W TR","marketValue":1100000,"landAssessment":220000,"improvementAssessment":880000,"livableArea":3501,"yearBuilt":2020,"lastSale":{"price":1165000,"date":"2021-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"4157913","date":"2016-11-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4157914","date":"2016-11-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589005","date":"2018-02-14","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589008","date":"2018-02-14","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589007","date":"2018-02-14","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589006","date":"2018-02-14","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4763900","date":"2018-08-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-094850","date":"2025-12-05","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-094851","date":"2025-12-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-094854","date":"2025-12-05","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"565268","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-11-30","completedDate":"2017-01-18","violations":[{"number":"4157913","date":"2016-11-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4157914","date":"2016-11-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"622190","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2018-02-14","completedDate":"2018-02-22","violations":[{"number":"4589005","date":"2018-02-14","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589008","date":"2018-02-14","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589007","date":"2018-02-14","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4589006","date":"2018-02-14","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"647648","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2018-08-02","completedDate":"2018-10-18","violations":[{"number":"4763900","date":"2018-08-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-130334","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-04","completedDate":"2026-01-08","violations":[{"number":"VI-2025-094850","date":"2025-12-05","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-094851","date":"2025-12-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-094854","date":"2025-12-05","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2018,"n":5,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"622190","date":"2018-02-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"622190","date":"2018-02-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"647648","date":"2018-08-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"647648","date":"2018-09-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2025-130334","date":"2025-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-130334","date":"2026-01-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":2},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96967152224315,"lng":-75.16180646044798,"geom":{"type":"Polygon","coordinates":[[[-75.161663594,39.969631263],[-75.161958745,39.969668178],[-75.161949337,39.96971165],[-75.161843464,39.969698688],[-75.161653958,39.969674666],[-75.161663594,39.969631263]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-024182","type":"Sprinkler Certification","inspectionDate":"2024-04-26","result":"Certified","expirationDate":"2025-04-26","buildingId":"3000506"},{"number":"BC-2025-032376","type":"Fire Alarm Certification","inspectionDate":"2025-02-03","result":"Certified","expirationDate":"2026-02-03","buildingId":"3000506"},{"number":"BC-2025-012102","type":"Sprinkler Certification","inspectionDate":"2025-04-15","result":"Certified","expirationDate":"2026-04-15","buildingId":"3000506"},{"number":"BC-2026-009024","type":"Fire Alarm Certification","inspectionDate":"2026-02-02","result":"Certified","expirationDate":"2027-02-02","buildingId":"3000506"},{"number":"BC-2026-010790","type":"Sprinkler Certification","inspectionDate":"2026-04-06","result":"Certified","expirationDate":"2027-04-06","buildingId":"3000506"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":7,"baths":null,"stories":3,"lotArea":1328,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"518 KIMBERTON RD #143, PHOENIXVILLE PA, 19460","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2024,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2025,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2026,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2027,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000}],"taxNow":3080,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"760720","date":"2017-03-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-27","scope":"APPLICATION FOR THE ERECTION OF AN ATTACHED 4-STORY, MIXED USE BLDG WITH CELLAR. (NTE 38' HIGH). PROPOSED BLDG CONSISTING OF (1) COMMERCIAL OFFICE USE SPACE TO OCCUPY THE FIRST FLOOR FRONT AND ENTIRE CELLAR. FLOORS 2-4 SHALL BE (2) RESIDENTIAL DWELLING UNITS. 6' FENCE AT REAR YARD. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"794778","date":"2017-09-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-01-03","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING WITH A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR FRONT (USE REGISTRATION AND CO REQUIRED PRIOR TO OCCUPANCY) AND TWO (2) DWELLING UNITS ON THE FIRST FLOOR REAR THROUGH FOURTH FLOORS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES** **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"819151","date":"2017-10-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-12-03","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO-AND-ONE-HALF (2 1/2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"858514","date":"2018-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-29","scope":"INSTALL CURB TRAP,FAI,MAIN DRAIN AND 1\" WATER SERVICE-PA1#20180541088-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"879912","date":"2018-07-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 400AMP SERVICE WITH GROUNDING AND TOTAL WIRE OF MIXED USE BUILDING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND LOW VOLTAGE AS PER 2008. NEC INSTALL FIRE ALARM SYSTEM AS PER NFPA 72. (CC DISTRICT)"},{"number":"883357","date":"2018-07-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-03","scope":"FOR THE INSTALLATION OF A NEW HVAC MECHANICAL SYSTEM (INCLUDING ALL ASSOCIATED DUCTWORK, REGISTERS, DIFFUSERS, AND APPLIANCES), WITHIN A NEW FOUR (4) STORY ATTACHED STRUCTURE TO BE USED AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR WITH TWO (2) DWELLING UNITS ABOVE, AS PER PLANS; SEE AP#794778 FOR NEW CONSTRUCTION PERMIT."},{"number":"895710","date":"2018-09-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-09-14","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS FROM 1-4TH FLOORS IN A PREVIOUSLY APPROVED STRUCTURE (AP# 760720) NO CHANGE IN HEIGHT AND AREA OF PREVIOUSLY APPROVED STRUCTURE."},{"number":"927668","date":"2019-01-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-03","scope":"FOR THE INTERIOR FIT OUT OF A PREVIOUSLY PERMITTED VACANT COMMERCIAL SPACE (AP#760720) INTO A RESIDENTIAL UNIT. NO CHANGE TO BUILDING HEIGHT OR AREA. BUILDING FULLY SPRINKLERED WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING ANF FIRE SUPPRESSION**"},{"number":"948084","date":"2019-02-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-06-07","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.LOWER SPRINKLER BASEMENT & 1ST FL TO MEET NEW CEILING HEIGHT."},{"number":"920961","date":"2019-04-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-03","scope":"INSTALL WATER SUPPLY TO FIXTURES & WASTE FROM FIXTURES FOR 6 TOILETS, 6 LAVS, 3 TUBS, 3 SHOWERS, 3 K.S, 3 GARBAGE DISPOSALS, 3 WASHING MACHINE, 3 WATER HEATERS, STACK AND AREA DRAIN.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"land","p":1080000},{"y":2021,"k":"sale","p":1165000},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"820375","type":"Rental","status":"Inactive","businessName":"GARY J MURRAY, JR","legalName":"GARY J MURRAY, JR ","address":"848 N 15TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-08-08","latestIssueDate":"2019-08-08","expirationDate":"2020-08-07","inactiveDate":"2020-10-06"},{"number":"834075","type":"Rental","status":"Closed","businessName":"848 N. 15th St. Realty LLC","legalName":"848 N. 15th St. Realty LLC","address":"848 N 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-01-15","latestIssueDate":"2020-12-01","expirationDate":"2022-01-14","inactiveDate":null},{"number":"888519","type":"Rental","status":"Active","businessName":"Gillian W. Thackray, Trustee","legalName":"Gillian W. Thackray, Trustee","address":"848 N 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-02-27","latestIssueDate":"2026-02-25","expirationDate":"2027-02-26","inactiveDate":null}],"licenseActivity":[{"number":"888519","type":"Rental","businessName":"Gillian W. Thackray, Trustee","legalName":"Gillian W. Thackray, Trustee","issuedDate":"2022-02-27","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-02-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"834075","type":"Rental","businessName":"848 N. 15th St. Realty LLC","legalName":"848 N. 15th St. Realty LLC","issuedDate":"2020-01-15","latestIssueDate":"2020-12-01","closureDate":"2022-01-14","expirationDate":"2022-01-14","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"820375","type":"Rental","businessName":"GARY J MURRAY, JR","legalName":"GARY J MURRAY, JR ","issuedDate":"2019-08-08","latestIssueDate":"2019-08-08","closureDate":"2020-10-06","expirationDate":"2020-08-07","inactiveDate":"2020-10-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1926% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $54,300 to $1,100,000","no permit shown in 2022-2024"],"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":"Use permit #760720: 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (518 KIMBERTON RD #143, PHOENIXVILLE PA, 19460).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 8, 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":"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 10 historical violations across 4 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":"Sprinkler Certification: Certified through Apr 6, 2027; Fire Alarm Certification: Certified through Feb 2, 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/"}]}