{"asOf":"2026-07-22T17:22:07.773Z","block":"2400-2499 W THOMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-w-thompson-st","address":"2437 W THOMPSON ST","parcelNumber":"291049200","source":"https://property.phila.gov/?p=291049200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"CONNOR DEVELOPMENT LLC","coOwner":null,"marketValue":850500,"landAssessment":170100,"improvementAssessment":680400,"livableArea":3680,"yearBuilt":2018,"lastSale":{"price":55000,"date":"2017-09-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"1034212","date":"2008-07-23","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1034211","date":"2008-07-23","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1034210","date":"2008-07-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"3594816","date":"2015-06-12","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3594815","date":"2015-06-12","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3594818","date":"2015-06-12","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3594817","date":"2015-06-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401353","date":"2017-07-27","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401356","date":"2017-07-27","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401354","date":"2017-07-27","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401355","date":"2017-07-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4420904","date":"2017-08-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5213538","date":"2019-10-12","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"170874","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-07-23","completedDate":"2012-06-27","violations":[{"number":"1034212","date":"2008-07-23","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1034211","date":"2008-07-23","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1034210","date":"2008-07-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"485386","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-12","completedDate":"2015-07-23","violations":[{"number":"3594816","date":"2015-06-12","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3594815","date":"2015-06-12","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3594818","date":"2015-06-12","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3594817","date":"2015-06-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"596456","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-07-28","completedDate":"2017-09-22","violations":[{"number":"4401353","date":"2017-07-27","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401356","date":"2017-07-27","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401354","date":"2017-07-27","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4401355","date":"2017-07-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"599462","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-08-15","completedDate":"2017-09-22","violations":[{"number":"4420904","date":"2017-08-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"711532","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-10-12","completedDate":"2020-02-10","violations":[{"number":"5213538","date":"2019-10-12","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2017,"n":5,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"170874","date":"2008-07-23","type":"BRU INSP","status":"FAILED"},{"caseNumber":"170874","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"485386","date":"2015-06-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"485386","date":"2015-07-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"596456","date":"2017-07-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"599462","date":"2017-08-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"599462","date":"2017-09-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"596456","date":"2017-09-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"711532","date":"2019-10-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"711532","date":"2020-02-07","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97565402047974,"lng":-75.17650045962276,"geom":{"type":"Polygon","coordinates":[[[-75.176446822,39.975773461],[-75.176497598,39.975527194],[-75.176554337,39.97553493],[-75.176502991,39.975780766],[-75.176446822,39.975773461]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-014002","type":"Sprinkler Certification","inspectionDate":"2024-05-09","result":"Certified","expirationDate":"2025-05-09","buildingId":"1055115"},{"number":"BC-2025-015689","type":"Sprinkler Certification","inspectionDate":"2025-06-02","result":"Certified","expirationDate":"2026-06-02","buildingId":"1055115"},{"number":"BC-2026-008312","type":"Sprinkler Certification","inspectionDate":"2026-03-23","result":"Certified","expirationDate":"2027-03-23","buildingId":"1055115"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":8,"baths":4,"stories":4,"lotArea":1440,"zoning":"RM1","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"11 ASTOR CT, DELRAN NJ, 08075","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45900,"taxable":45900,"land":7632,"improvement":38268,"taxableLand":7632,"taxableImprovement":38268,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":45900,"taxable":45900,"land":13770,"improvement":32130,"taxableLand":13770,"taxableImprovement":32130,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45900,"taxable":45900,"land":13770,"improvement":32130,"taxableLand":13770,"taxableImprovement":32130,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":21300,"taxable":21300,"land":21300,"improvement":0,"taxableLand":21300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":145200,"taxable":145200,"land":41382,"improvement":103818,"taxableLand":41382,"taxableImprovement":103818,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":145200,"taxable":145200,"land":41382,"improvement":103818,"taxableLand":41382,"taxableImprovement":103818,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":145200,"taxable":145200,"land":41382,"improvement":103818,"taxableLand":41382,"taxableImprovement":103818,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":174200,"taxable":174200,"land":34800,"improvement":139400,"taxableLand":34800,"taxableImprovement":139400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":174200,"taxable":174200,"land":34800,"improvement":139400,"taxableLand":34800,"taxableImprovement":139400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":866500,"taxable":173300,"land":173300,"improvement":693200,"taxableLand":173300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":693200},{"y":2026,"v":866500,"taxable":173300,"land":173300,"improvement":693200,"taxableLand":173300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":693200},{"y":2027,"v":850500,"taxable":170100,"land":170100,"improvement":680400,"taxableLand":170100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680400}],"taxNow":2426,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"837183","date":"2018-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-01-08","scope":"DEMOLISH EXISTING 3-STORY STRUCTURE . CONSTRUCT NEW 4-STORY, 4FAMILU DWELLING W/(2) ROOF TOP DECKS, EACH W/ (1) ENCLOSED STAIR ACCESS TOWER."},{"number":"868177","date":"2018-06-21","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-02-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS AND SEPARATE ROOF DECK ACCESS STRUCTURES (ONE SERVING EACH ROOF DECK) WITH SECOND FLOOR REAR DECK (VERTICAL SUPPORTS MIN. 18\" FROM SIDE LOT LINES). SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN.THE ENTIRE BUILDING TO BE SPRINKLERED PER NFPA 13.SEPARATE PERMITS TO BE REQUIRED FOR DEMOLITION OF THE EXISTING STRUCTURE, NEW ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM WORK. PERMIT VOID IF UNDERPINNING SPECIAL INSPECTIONS ARE NOT PERFORMED CONTINUOUSLY DURING ALL UNDERPINNING ACTIVITY."},{"number":"895778","date":"2018-07-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-16","scope":"SEAL 5\" LATERAL-PA1#20182010879-SEAL 5\" LATERAL AT THE CURB LINE BY REMOVING THE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"897539","date":"2018-08-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 (2\" FIRE SERVICE LINE W/2\" BACKFLOW), FOR A NEW FOUR (4) STORY ATTACHED STRUCTURE W/ROOF DECK & PILOT HOUSE TO BE USED AS MULTI-FAMILY DWELLING UNITS, AS PER PLAN; SEE AP#868177 FOR NEW CONSTRUCTION PERMIT."},{"number":"925592","date":"2019-01-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-14","scope":"FULL DEMOLITION OF A 3 STORY BRICK STRUCTURE STANDING AT 36FT IN HEIGHT DONE MANUALLY BY HAND."},{"number":"925597","date":"2019-01-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-03-15","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED LIGHT-FRAMED STRUCTURE. VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING. PEDESTRIAN PROTECTION AND PROTECTION OF ADJACENT STRUCTURE TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 9-FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.>"},{"number":"1005872","date":"2019-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"INSTALL MAIN HOUSE DRAIN HOUSE TRAP WATER DISTRIBUTION FAI FRONT RAIN LEADER AS PER 2004 PPC"},{"number":"970184","date":"2019-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"4 UNIT BUILDING 5 METER BANK EACH UNIT HAS 150A PANEL 100AMP FOR HOUSE PANEL 100 RECEP LIGHTS 80 OUTLETS 60SWITCH SMOKE/CARBON AS PER NEC 2008 NEW FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"972713","date":"2019-10-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"2 1/2 BATHROOMS, 7 BATHROOMS (FULL), 3 KITCHENS, 4 WASHERS"},{"number":"1018153","date":"2019-10-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"INSTALL (4) HEAT PUMPS WITRH DUCTWORK. (MULTI-FAMILY)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"demo"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"751404","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROSE JEAN LEVERE","legalName":"ROSE JEAN LEVERE","address":"2437 W THOMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-09-13","latestIssueDate":"2017-09-13","expirationDate":"2018-09-12","inactiveDate":"2018-11-11"},{"number":"0994413","type":"Rental","status":"Active","businessName":"CONNOR DEVELOPMENT LLC","legalName":"CONNOR DEVELOPMENT LLC","address":"2437 W THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-11-25","latestIssueDate":"2025-11-25","expirationDate":"2026-11-24","inactiveDate":null}],"licenseActivity":[{"number":"0994413","type":"Rental","businessName":"CONNOR DEVELOPMENT LLC","legalName":"CONNOR DEVELOPMENT LLC","issuedDate":"2025-11-25","latestIssueDate":"2025-11-25","closureDate":null,"expirationDate":"2026-11-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"751404","type":"Vacant Residential Property / Lot","businessName":"ROSE JEAN LEVERE","legalName":"ROSE JEAN LEVERE","issuedDate":"2017-09-13","latestIssueDate":"2017-09-13","closureDate":"2018-11-11","expirationDate":"2018-09-12","inactiveDate":"2018-11-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 397% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $174,200 to $866,500","no permit shown in 2024-2026"],"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 #837183: 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 (11 ASTOR CT, DELRAN NJ, 08075).","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":"5 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 7, 2020.","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":"Vacant Residential Property / Lot #751404: Inactive since Nov 11, 2018","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 5 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 Mar 23, 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.","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"}]}