{"asOf":"2026-07-26T21:10:35.611Z","block":"1300-1399 N 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-22nd-st","address":"1302 N 22ND ST","parcelNumber":"291298400","source":"https://property.phila.gov/?p=291298400","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"KLEINJAN JOSH S","coOwner":null,"marketValue":790700,"landAssessment":158140,"improvementAssessment":632560,"livableArea":2578,"yearBuilt":2022,"lastSale":{"price":106000,"date":"2018-08-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"2953713","date":"2013-09-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2953714","date":"2013-09-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3324315","date":"2014-09-11","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3324318","date":"2014-09-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3324317","date":"2014-09-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3324316","date":"2014-09-11","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4076759","date":"2016-08-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4076758","date":"2016-08-26","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4250336","date":"2016-08-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4546300","date":"2017-05-22","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4546299","date":"2017-05-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5267426","date":"2019-12-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5267425","date":"2019-12-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"404778","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-10-01","completedDate":"2017-03-27","violations":[{"number":"2953713","date":"2013-09-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2953714","date":"2013-09-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"452241","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-09-11","completedDate":"2014-12-04","violations":[{"number":"3324315","date":"2014-09-11","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3324318","date":"2014-09-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3324317","date":"2014-09-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3324316","date":"2014-09-11","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"554400","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-09-12","completedDate":"2016-12-01","violations":[{"number":"4076759","date":"2016-08-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4076758","date":"2016-08-26","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"554401","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-09-12","completedDate":null,"violations":[{"number":"4250336","date":"2016-08-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"584791","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-05-22","completedDate":"2019-05-01","violations":[{"number":"4546300","date":"2017-05-22","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4546299","date":"2017-05-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"718880","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-12-12","completedDate":"2020-01-17","violations":[{"number":"5267426","date":"2019-12-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5267425","date":"2019-12-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":4,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":2,"worst":"EXTERIOR STRUCTURALLY UNSAFE"},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"404778","date":"2013-09-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"404778","date":"2014-02-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"452241","date":"2014-09-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452241","date":"2014-10-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"554400","date":"2016-08-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"554401","date":"2016-08-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"554400","date":"2016-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"554401","date":"2016-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"584791","date":"2017-05-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"584791","date":"2017-06-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"584791","date":"2017-12-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"584791","date":"2019-05-01","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":3,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97521416513298,"lng":-75.17226853755716,"geom":{"type":"Polygon","coordinates":[[[-75.172148597,39.975221618],[-75.172156868,39.975176491],[-75.172390379,39.97520806],[-75.172382044,39.975251009],[-75.172148597,39.975221618]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":8,"baths":4,"stories":3,"lotArea":1072,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 56065, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS A FOUR (4) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN ON APPLICATION / PLANS.","status":"OPEN","outcome":"Granted","date":"2019-02-13","number":"35666","relatedPermit":"913865"}],"taxYears":[{"year":2010,"total":632.67,"principal":161.18,"interest":89.46,"penalty":11.28},{"year":2011,"total":344.44,"principal":177.13,"interest":82.37,"penalty":12.4},{"year":2012,"total":337.29,"principal":183.97,"interest":68.99,"penalty":12.88},{"year":2013,"total":328.32,"principal":190.58,"interest":54.32,"penalty":13.34},{"year":2014,"total":1263.93,"principal":778.21,"interest":151.75,"penalty":54.47},{"year":2015,"total":1181.3,"principal":778.21,"interest":81.72,"penalty":54.47},{"year":2016,"total":1379.19,"principal":1184.79,"interest":17.78,"penalty":11.85}],"taxNet":5467.14,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":73600,"taxable":73600,"land":5253,"improvement":68347,"taxableLand":5253,"taxableImprovement":68347,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":73600,"taxable":73600,"land":22080,"improvement":51520,"taxableLand":22080,"taxableImprovement":51520,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":73600,"taxable":73600,"land":22080,"improvement":51520,"taxableLand":22080,"taxableImprovement":51520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":12800,"taxable":12800,"land":12800,"improvement":0,"taxableLand":12800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":12800,"taxable":12800,"land":12800,"improvement":0,"taxableLand":12800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":12800,"taxable":12800,"land":12800,"improvement":0,"taxableLand":12800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":634200,"taxable":126840,"land":126840,"improvement":507360,"taxableLand":126840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":507360},{"y":2023,"v":634200,"taxable":126840,"land":126840,"improvement":507360,"taxableLand":126840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":507360},{"y":2024,"v":634200,"taxable":126840,"land":126840,"improvement":507360,"taxableLand":126840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":507360},{"y":2025,"v":718000,"taxable":143600,"land":143600,"improvement":574400,"taxableLand":143600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":574400},{"y":2026,"v":718000,"taxable":143600,"land":143600,"improvement":574400,"taxableLand":143600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":574400},{"y":2027,"v":790700,"taxable":158140,"land":158140,"improvement":632560,"taxableLand":158140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":632560}],"taxNow":2010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"867780","date":"2018-04-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"SEALING LATERAL PA20181031265(SFD)\"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":"881835","date":"2018-06-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-05","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. FOR USE AS A VACANT LOT."},{"number":"881837","date":"2018-07-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-04-30","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING, ATTACHED, THREE (3) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * PERMIT ISSUED IN RESPONSE TO VIOLATION CASE NUMBER 584791 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"913865","date":"2019-06-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-14","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS A FOUR (4) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN ON APPLICATION / PLANS."},{"number":"985841","date":"2020-11-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-05","scope":"NEW CONSTRUCTION OF A THREE (3) STORY MULTI-FAMILY DWELLING UNITS WITH ROOF DECK AND ROOF DECK ACCESS STRUCUTURE (TO CONTAIN STAIRS AND LANDINGS ONLY) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED (13R MINIMUM) **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2020-015754","date":"2021-01-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-04","scope":"Installing 20 Fixtures & 4 Washer Machines"},{"number":"EP-2020-011407","date":"2021-01-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-04","scope":"INSTALL A 600 AMP SERVICE,(5) GANG METER BANK, (4) 200 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER, WIRING THROUGHOUT FOUR UNITS LIGHTS, SWITCHES, EMERGENCY LIGHTING, RECEPTACLES, MECHANICAL & HVAC EQUIPMENT. AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2020-002549","date":"2021-02-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-05","scope":"For the installation of a two (2) inch fire service line with backflow preventor for the installation of a fire suppression system as per NFPA 13R as per approved plan."},{"number":"1024944","date":"2021-06-28","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND ZONING PERMIT AP 913865 TO DOCUMENT CHANGE IN HEIGHT OF THE STRUCTURE AND THE AREA OF THE ROOF DECK. FOR USE AS A FOUR (4) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING)."},{"number":"PP-2021-011571","date":"2021-06-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-04","scope":"Installing a 1\" Water Service, 5: Curb Trap, 4\" Main Drain & 4\" Fresh Air Inlet"},{"number":"MP-2021-003407","date":"2021-07-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-04","scope":"For the installation of a new HVAC system including installation of four (4) 2 ton, mini-split systems with outdoor heat pump and indoor condenser/blower, four (4) bath vents and four (4) laundry vents as per plans."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Amend for conversion"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"897633","type":"Rental","status":"Expired","businessName":"Joshua S. Kleinjan","legalName":"Joshua S. Kleinjan","address":"1302 N 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2022-06-07","latestIssueDate":"2025-05-24","expirationDate":"2026-06-06","inactiveDate":null}],"licenseActivity":[{"number":"897633","type":"Rental","businessName":"Joshua S. Kleinjan","legalName":"Joshua S. Kleinjan","issuedDate":"2022-06-07","latestIssueDate":"2025-05-24","closureDate":"2026-06-06","expirationDate":"2026-06-06","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35666: OPEN · Granted; related permit 913865. Use permit #881835: 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":"1 permit not marked completed: 1024944 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"7 failed, 1 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 1, 2019.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}],"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"}]}