{"asOf":"2026-07-26T17:01:54.352Z","block":"2100-2199 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-18th-st","address":"2142 N 18TH ST","parcelNumber":"321232000","source":"https://property.phila.gov/?p=321232000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"RIVERBEND CAPITAL LLC","coOwner":null,"marketValue":442400,"landAssessment":88480,"improvementAssessment":353920,"livableArea":2520,"yearBuilt":1915,"lastSale":{"price":895000,"date":"2025-10-21T04:00:00Z"},"openViolations":5,"violations":[{"number":"932365","date":"2008-03-25","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"932366","date":"2008-03-25","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"932367","date":"2008-03-25","code":"A-301.1/67","title":"PERMB- CONST MASONRY FENCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"932368","date":"2008-03-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505417","date":"2009-10-26","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244647","date":"2016-03-31","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4425797","date":"2017-04-03","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4266170","date":"2017-04-03","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4266171","date":"2017-04-03","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4652122","date":"2018-01-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-085959","date":"2025-10-30","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085994","date":"2025-10-30","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085993","date":"2025-10-30","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085920","date":"2025-10-30","code":"F-915.1.1","title":"CARBON MONOXIDE DETECTION REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-086142","date":"2025-10-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"152732","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2008-03-26","completedDate":"2008-06-06","violations":[{"number":"932365","date":"2008-03-25","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"932366","date":"2008-03-25","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"932367","date":"2008-03-25","code":"A-301.1/67","title":"PERMB- CONST MASONRY FENCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"932368","date":"2008-03-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"218795","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-10-27","completedDate":"2010-06-30","violations":[{"number":"1505417","date":"2009-10-26","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"526031","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-04-01","completedDate":"2017-03-22","violations":[{"number":"4244647","date":"2016-03-31","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"576094","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-03-22","completedDate":"2018-08-24","violations":[{"number":"4425797","date":"2017-04-03","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"577602","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-04-04","completedDate":"2018-09-11","violations":[{"number":"4266170","date":"2017-04-03","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4266171","date":"2017-04-03","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"620229","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-01-26","completedDate":"2018-11-05","violations":[{"number":"4652122","date":"2018-01-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-119391","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-10-30","completedDate":null,"violations":[{"number":"VI-2025-085959","date":"2025-10-30","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085994","date":"2025-10-30","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085993","date":"2025-10-30","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085920","date":"2025-10-30","code":"F-915.1.1","title":"CARBON MONOXIDE DETECTION REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-086142","date":"2025-10-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"152732","date":"2008-03-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"152732","date":"2008-05-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"152732","date":"2008-06-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"218795","date":"2009-10-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"526031","date":"2016-03-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526031","date":"2016-05-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526031","date":"2016-08-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526031","date":"2017-03-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"526031","date":"2017-03-22","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"576094","date":"2017-04-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"576094","date":"2017-05-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"576094","date":"2017-08-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"620229","date":"2018-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"576094","date":"2018-01-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"620229","date":"2018-03-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"620229","date":"2018-04-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"577602","date":"2018-09-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"620229","date":"2018-09-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"577602","date":"2018-09-10","type":"VAC INSP","status":"PASSED"},{"caseNumber":"CF-2025-119391","date":"2025-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119391","date":"2026-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119391","date":"2026-06-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":2,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":2,"passes":4},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98679293312465,"lng":-75.16294161098682,"geom":{"type":"Polygon","coordinates":[[[-75.162791062,39.986795049],[-75.162799428,39.986752053],[-75.163093677,39.986791489],[-75.16308424,39.986833462],[-75.162791062,39.986795049]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":9,"baths":3,"stories":3,"lotArea":1351,"zoning":"RM1","grade":"B-","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"915 FILLMORE ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":3193.07,"principal":1914.08,"interest":418.25,"penalty":181.98},{"year":2015,"total":4497.63,"principal":3537.32,"interest":371.42,"penalty":247.61},{"year":2016,"total":5321.45,"principal":4813.21,"interest":72.2,"penalty":48.13}],"taxNet":13012.15,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":299000,"taxable":299000,"land":8595,"improvement":290405,"taxableLand":8595,"taxableImprovement":290405,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":299000,"taxable":299000,"land":44850,"improvement":254150,"taxableLand":44850,"taxableImprovement":254150,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":299000,"taxable":299000,"land":44850,"improvement":254150,"taxableLand":44850,"taxableImprovement":254150,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":470000,"taxable":470000,"land":70500,"improvement":399500,"taxableLand":70500,"taxableImprovement":399500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":486200,"taxable":486200,"land":72930,"improvement":413270,"taxableLand":72930,"taxableImprovement":413270,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":486200,"taxable":486200,"land":72930,"improvement":413270,"taxableLand":72930,"taxableImprovement":413270,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":486200,"taxable":486200,"land":72930,"improvement":413270,"taxableLand":72930,"taxableImprovement":413270,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":486200,"taxable":486200,"land":72900,"improvement":413300,"taxableLand":72900,"taxableImprovement":413300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":486200,"taxable":486200,"land":72900,"improvement":413300,"taxableLand":72900,"taxableImprovement":413300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":467200,"taxable":467200,"land":93400,"improvement":373800,"taxableLand":93400,"taxableImprovement":373800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":467200,"taxable":467200,"land":93400,"improvement":373800,"taxableLand":93400,"taxableImprovement":373800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":442400,"taxable":442400,"land":88480,"improvement":353920,"taxableLand":88480,"taxableImprovement":353920,"exemptLand":0,"exemptImprovement":0}],"taxNow":6540,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"128105","date":"2008-01-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-08-06","scope":"DEMOLISH NON BEARING WALLS/SHEETROCK"},{"number":"149686","date":"2008-05-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"CONSTRUCT 8\" MASONRY WALL IN REAR OF PROPERTY OVER EXISTING FOUNDATION, FRAME AND SHEETROCK THIRD FLOOR"},{"number":"203824","date":"2009-03-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH THE EZ PERMIT STANDARD FOR ALTERATIONS (ATTACHED) DATE FEBRUARY 2007. DEVIATION FROM THIS \"STANDARD\" WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. WORK TO INCLUDE: INTERIOR DEMOLITION,MINOR REPLACEMENT OF DAMAGED FLOOR JOISTS (2 X 10) TO REUSE EXISTING JOIST POCKETS, REMOVAL OF DAMAGED WOOD FRAMING AND REPLACEMENT OF WINDOWS; SAME SIZE IN EXISTING OPENINGS. PROPERTY IS CURRENTLY A SINGLE FAMILY DWELLING, ADDITIONAL PERMITS ARE REQUIRED FOR WORK OUTSIDE THE SCOPE OUTLINED ABOVE."},{"number":"207746","date":"2009-04-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-04-09","scope":"CONVERT AS A 2 FAMILY DWELLING."},{"number":"214482","date":"2009-05-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"INSTALLATION OF PORTLAND CEMENT BASED (STUCCO) EXTERIOR FINISH ON THE REAR OF AN EXISTING SINGLE FAMILY DWELLING"},{"number":"211845","date":"2009-05-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-07-07","scope":"INTERIOR RENOVATION OF EXISTING STRUCTURE FOR USE AS A TWO FAMILY DWELLING."},{"number":"216747","date":"2009-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-06-11","scope":"INSTALL WATER SUPPLY & DRAIN LINES TO 3 TUBS, 3 TOILETS, 3 LAVS, 2 KITCHEN SINKS, INSTALL 4\" COMBO AREA DRAIN/RAIN WATER CONDUCTOR"},{"number":"218553","date":"2009-06-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 200 AMP MAIN CABLE & 4 GANG METER, 4-100A MAIN PANELS & BREAKERS, NEW GROUNDING SYSTEM & 10 HARDWIRED SMOKES,12 LIGHT FIXTURES,12 SWITCHES,10 GFCI OUTLETS/15 WALL OUTLETS,ALL AS PER 2005 NEC (NORTH DIST)"},{"number":"226832","date":"2009-08-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"FURNISH AND INSTALL FIRE ALARM SYSTEM WITH IN 3 FAMILY DWELLING AS PER NFPA-72 (NORTH DISTRICT)"}],"storyTag":"New construction","storyDelta":108.15,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"New Construction"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 4 passed"},{"y":2019,"k":"sale","p":287000},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"sale","p":895000},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"477938","type":"Rental","status":"Inactive","businessName":"JODRAN LLC","legalName":"JODRAN LLC","address":"2142 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-06-29","latestIssueDate":"2018-08-27","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"861830","type":"Rental","status":"Inactive","businessName":"weswilliams llc","legalName":"weswilliams llc","address":"2142 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-02-18","latestIssueDate":"2025-06-03","expirationDate":"2026-02-17","inactiveDate":"2026-04-18"}],"licenseActivity":[{"number":"861830","type":"Rental","businessName":"weswilliams llc","legalName":"weswilliams llc","issuedDate":"2021-02-18","latestIssueDate":"2025-06-03","closureDate":"2026-04-18","expirationDate":"2026-02-17","inactiveDate":"2026-04-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"477938","type":"Rental","businessName":"JODRAN LLC","legalName":"JODRAN LLC","issuedDate":"2009-06-29","latestIssueDate":"2018-08-27","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["5 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #207746: 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":"2 permits not marked completed: 149686 (EXPIRED), 226832 (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":"violations","level":"attention","title":"5 open L&I violations","finding":"15 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 6 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 26, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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. 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"}]}