{"asOf":"2026-07-18T19:56:46.197Z","block":"4200-4299 SANSOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-sansom-st","address":"4239 SANSOM ST","parcelNumber":"272021600","source":"https://property.phila.gov/?p=272021600","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"ZHOU CHUNQIONG","coOwner":"ZHANG SHAOQING","marketValue":641400,"landAssessment":128280,"improvementAssessment":513120,"livableArea":2400,"yearBuilt":1915,"lastSale":{"price":420000,"date":"2015-07-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"4563049","date":"2018-01-17","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-047198","date":"2020-11-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047199","date":"2020-11-09","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2021-01-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047200","date":"2020-11-09","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-01-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047201","date":"2020-11-09","code":"FC-13-906","title":"PORTABLE FIRE EXTINGUISHERS","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047202","date":"2020-11-09","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2020-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047203","date":"2020-11-09","code":"FC-13-604.1","title":"EMERGENCY LIGHTING TESTED","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047204","date":"2020-11-09","code":"FC-13-604","title":"EMERGENCY/STANDBY POWER","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047205","date":"2020-11-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-01-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047207","date":"2020-11-09","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-01-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047206","date":"2020-11-09","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047196","date":"2020-11-09","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047197","date":"2020-11-09","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-077944","date":"2025-10-02","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-077945","date":"2025-10-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-077946","date":"2025-10-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-31","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"618933","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-01-19","completedDate":"2018-03-16","violations":[{"number":"4563049","date":"2018-01-17","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-079134","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-09","completedDate":"2021-01-26","violations":[{"number":"VI-2020-047198","date":"2020-11-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047199","date":"2020-11-09","code":"PM15-504.1","title":"PLUMBING SYSTEMS- 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ACTION"},{"number":"VI-2020-047204","date":"2020-11-09","code":"FC-13-604","title":"EMERGENCY/STANDBY POWER","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047205","date":"2020-11-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-01-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047207","date":"2020-11-09","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-01-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047206","date":"2020-11-09","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047196","date":"2020-11-09","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-047197","date":"2020-11-09","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-108323","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-01","completedDate":"2025-11-14","violations":[{"number":"VI-2025-077944","date":"2025-10-02","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-077945","date":"2025-10-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-077946","date":"2025-10-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-31","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2020,"n":12,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"618933","date":"2018-01-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"618933","date":"2018-03-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-079134","date":"2020-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-079134","date":"2020-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-079134","date":"2021-01-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-108323","date":"2025-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-108323","date":"2025-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-108323","date":"2025-11-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95571270137183,"lng":-75.20754011495454,"geom":{"type":"Polygon","coordinates":[[[-75.207540448,39.955851701],[-75.207484076,39.955844842],[-75.207539783,39.9555737],[-75.207596154,39.955580559],[-75.207540448,39.955851701]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-026628","type":"Fire Alarm Certification","inspectionDate":"2025-10-03","result":"Certified","expirationDate":"2026-10-03","buildingId":"1431563"},{"number":"BC-2025-029487","type":"Fire Alarm Certification","inspectionDate":"2025-11-09","result":"Certified","expirationDate":"2026-11-09","buildingId":"1431563"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":2,"stories":3,"lotArea":1600,"zoning":"RM1","grade":"C+","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"13 LINWOOD DR, MONROE NJ, 08831","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":347700,"taxable":347700,"land":46880,"improvement":300820,"taxableLand":46880,"taxableImprovement":300820,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":347700,"taxable":347700,"land":52155,"improvement":295545,"taxableLand":52155,"taxableImprovement":295545,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":347700,"taxable":347700,"land":52155,"improvement":295545,"taxableLand":52155,"taxableImprovement":295545,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":444000,"taxable":444000,"land":66600,"improvement":377400,"taxableLand":66600,"taxableImprovement":377400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":461300,"taxable":461300,"land":69195,"improvement":392105,"taxableLand":69195,"taxableImprovement":392105,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":461300,"taxable":461300,"land":69195,"improvement":392105,"taxableLand":69195,"taxableImprovement":392105,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":461300,"taxable":461300,"land":69195,"improvement":392105,"taxableLand":69195,"taxableImprovement":392105,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":451900,"taxable":451900,"land":90380,"improvement":361520,"taxableLand":90380,"taxableImprovement":361520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":451900,"taxable":451900,"land":90380,"improvement":361520,"taxableLand":90380,"taxableImprovement":361520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":700000,"taxable":700000,"land":140000,"improvement":560000,"taxableLand":140000,"taxableImprovement":560000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":700000,"taxable":700000,"land":140000,"improvement":560000,"taxableLand":140000,"taxableImprovement":560000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":641400,"taxable":641400,"land":128280,"improvement":513120,"taxableLand":128280,"taxableImprovement":513120,"exemptLand":0,"exemptImprovement":0}],"taxNow":9799,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"626235","date":"2015-07-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-21","scope":"THREE FAMILY DWELLING ON EACH FLOOR FOR A TOTAL 9 UNITS"},{"number":"716260","date":"2017-01-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2018-07-27","scope":"INTERIOR ALTERATIONS TO CREATE FOUR (4) FAMILY DWELLING IN EXISTING THREE (3) STORY ATTACHED BUILDING AS PER APPROVED PLANS. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R OR NFPA 13. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. AND FIRE SUPPRESSION WORK."},{"number":"769941","date":"2017-07-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"ALTERATIONS: INTERIOR PLUMBING; FOUR (4) FAMILY DWELLING;THREE (3) STORY BUILDING -THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"778640","date":"2017-09-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"AUTOMATIC FIRE ALARM AS PER NFPA 72 & 300A SERVICE AND REWIRE INSIDE THROUGHOUT AS PER NEC 2008 WEST DISTRICT"},{"number":"EP-2020-011094","date":"2021-05-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-20","scope":"300 amp service fire alarm system with low frequency sound in sleeping areas(living rms and bedrooms) ,total rewire according to plan and as per 2017 nec and 2016 nfpa -72."},{"number":"ZP-2022-013739","date":"2022-12-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2023-010731","date":"2023-09-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"ZP-2025-000780","date":"2025-01-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"Improved","storyDelta":1.21,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"viol","w":"12 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"549174","type":"Rental","status":"Inactive","businessName":"GRAND REAL ESTATE 4239 SANSOM STREET","legalName":"GRAND REAL ESTATE 4239 SANSOM STREET","address":"4239 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-11-21","latestIssueDate":"2015-04-18","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"703772","type":"Rental","status":"Closed","businessName":"SHAOQING ZHANG","legalName":"SHAOQING ZHANG","address":"4239 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-06-03","latestIssueDate":"2019-06-20","expirationDate":"2020-06-02","inactiveDate":"2020-08-01"},{"number":"851707","type":"Rental","status":"Active","businessName":"CHUNQIONG ZHOU (Rental)","legalName":"CHUNQIONG ZHOU","address":"4239 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-09-20","latestIssueDate":"2025-08-06","expirationDate":"2026-09-19","inactiveDate":null},{"number":"914260","type":"Limited Lodging Operator","status":"Closed","businessName":"Chunqiong Zhou","legalName":"Chunqiong Zhou","address":"4239 SANSOM ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-01-11","latestIssueDate":"2023-01-11","expirationDate":"2024-01-10","inactiveDate":null}],"licenseActivity":[{"number":"914260","type":"Limited Lodging Operator","businessName":"Chunqiong Zhou","legalName":"Chunqiong Zhou","issuedDate":"2023-01-11","latestIssueDate":"2023-01-11","closureDate":"2024-01-10","expirationDate":"2024-01-10","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"851707","type":"Rental","businessName":"CHUNQIONG ZHOU (Rental)","legalName":"CHUNQIONG ZHOU","issuedDate":"2020-09-20","latestIssueDate":"2025-08-06","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"703772","type":"Rental","businessName":"SHAOQING ZHANG","legalName":"SHAOQING ZHANG","issuedDate":"2016-06-03","latestIssueDate":"2019-06-20","closureDate":"2020-08-01","expirationDate":"2020-06-02","inactiveDate":"2020-08-01","status":"Closed","statusLabel":"Inactive","active":false},{"number":"549174","type":"Rental","businessName":"GRAND REAL ESTATE 4239 SANSOM STREET","legalName":"GRAND REAL ESTATE 4239 SANSOM STREET","issuedDate":"2011-11-21","latestIssueDate":"2015-04-18","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #626235: 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":"4 permits not marked completed: 716260 (Expired), 769941 (EXPIRED), 778640 (ABANDONED), EP-2020-011094 (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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (13 LINWOOD DR, MONROE NJ, 08831).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #914260: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 16 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 Nov 9, 2026","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"}]}