{"asOf":"2026-07-27T17:56:26.540Z","block":"1100-1199 S 19TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-19th-st","address":"1128 S 19TH ST","parcelNumber":"361170505","source":"https://property.phila.gov/?p=361170505","ownerType":"absentee","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":"SHIPP GEORGE","coOwner":null,"marketValue":639300,"landAssessment":127860,"improvementAssessment":511440,"livableArea":3716,"yearBuilt":1915,"lastSale":{"price":110000,"date":"2012-11-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"1884133","date":"2010-11-11","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1884131","date":"2010-11-11","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1884132","date":"2010-11-11","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438154","date":"2012-02-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438155","date":"2012-02-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438156","date":"2012-02-24","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2594501","date":"2012-06-02","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2594502","date":"2012-06-02","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2594500","date":"2012-06-02","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3652887","date":"2015-05-30","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3652889","date":"2015-07-27","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3652888","date":"2015-07-27","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"258283","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2010-11-11","completedDate":"2013-12-24","violations":[{"number":"1884133","date":"2010-11-11","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1884131","date":"2010-11-11","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1884132","date":"2010-11-11","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"311572","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-01-06","completedDate":null,"violations":[{"number":"2438154","date":"2012-02-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438155","date":"2012-02-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438156","date":"2012-02-24","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"331091","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-06-04","completedDate":"2016-05-11","violations":[{"number":"2594501","date":"2012-06-02","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2594502","date":"2012-06-02","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2594500","date":"2012-06-02","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"586400","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3652887","date":"2015-05-30","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3652889","date":"2015-07-27","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3652888","date":"2015-07-27","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2012,"n":6,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"258635","date":"2010-11-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"258283","date":"2010-11-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"258635","date":"2011-09-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"258635","date":"2011-11-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"311572","date":"2012-02-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311572","date":"2012-04-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311572","date":"2012-05-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"331091","date":"2012-06-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"331091","date":"2012-06-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"331091","date":"2012-07-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"331091","date":"2012-09-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"331091","date":"2012-10-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"331091","date":"2013-03-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"258283","date":"2013-03-13","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"311572","date":"2016-10-25","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":6,"passes":0},{"y":2013,"fails":0,"passes":2},{"y":2016,"fails":0,"passes":1}],"taxOwed":10273.84,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":10273.84,"principalDue":8629.98,"penaltyDue":517.8,"interestDue":453.07,"otherChargesDue":672.99,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-06-03","assessmentYear":2022,"totalAssessment":536100,"taxableAssessment":536100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":7504.33,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9377904399982,"lng":-75.1752026309331,"geom":{"type":"Polygon","coordinates":[[[-75.175067101,39.937798806],[-75.175078594,39.937746352],[-75.17533955,39.937779775],[-75.175326974,39.937834236],[-75.175067101,39.937798806]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":9,"baths":6,"stories":3,"lotArea":1480,"zoning":"CMX1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":1,"homestead":false,"mail":"1003 S 19TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"AFTER THE FIRE IN 2010, THE FRONT AND NORTH SIDE WERE DEEMED UNSAFE. THE BRICK WAS NOT PROTRUDING FROM THE BUILDING. THE OCCUPANTS AT 1130 S.19TH ST. PUT UP A NEW FRONT ON THEIR PROPERTY AND CAUSED THE PROTRUSION AT 1128 S. 19TH ST. IN APRI","status":"OPEN","outcome":"City affirmed","date":"2012-09-20","number":"18291","relatedPermit":"331091"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A REAR ADDITION ABOVE AN EXISTING BUILDING WITH ONE (1) ROOFDECK AT THE REAR OF THE BUILDING AT THE SECOND STORY LEVEL AND ONE (1) DECK AT THE REAR OF THE BUILDING AT THE THIRD STORY LEVEL. FOR USE AS A FOUR (4) F","status":"CLOSED","outcome":"Granted","date":"2015-01-07","number":"22464","relatedPermit":"512869"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":170600,"taxable":170600,"land":20139,"improvement":150461,"taxableLand":20139,"taxableImprovement":150461,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":170600,"taxable":170600,"land":20139,"improvement":150461,"taxableLand":20139,"taxableImprovement":150461,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":170600,"taxable":170600,"land":20139,"improvement":150461,"taxableLand":20139,"taxableImprovement":150461,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":380000,"taxable":380000,"land":44800,"improvement":335200,"taxableLand":44800,"taxableImprovement":335200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":536100,"taxable":536100,"land":104406,"improvement":431694,"taxableLand":104406,"taxableImprovement":431694,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":536100,"taxable":536100,"land":104406,"improvement":431694,"taxableLand":104406,"taxableImprovement":431694,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":536100,"taxable":536100,"land":104406,"improvement":431694,"taxableLand":104406,"taxableImprovement":431694,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1010200,"taxable":1010200,"land":202040,"improvement":808160,"taxableLand":202040,"taxableImprovement":808160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1010200,"taxable":1010200,"land":202040,"improvement":808160,"taxableLand":202040,"taxableImprovement":808160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":977900,"taxable":977900,"land":195580,"improvement":782320,"taxableLand":195580,"taxableImprovement":782320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":977900,"taxable":977900,"land":195580,"improvement":782320,"taxableLand":195580,"taxableImprovement":782320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":639300,"taxable":639300,"land":127860,"improvement":511440,"taxableLand":127860,"taxableImprovement":511440,"exemptLand":0,"exemptImprovement":0}],"taxNow":13689,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"436319","date":"2012-11-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-13","scope":"MASONRY FRONT WALL - REMOVE EXISTING 3 STORY FRONT MASONRY WALL. REPLACE WITH NEW 8 INCH MASONRY WALL, (4\" BRICK & 4\" BLOCK) ON EXISTING FOUNDATION. WINDOWS AND DOOR SAME LOCATION, U FACTOR OF .35 OR BETTER. NEW DOOR OPENING FOR 36 INCH DOOR. HORIZONTAL REINFORCEMENT (DURAWALL) EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF TO NEW FRONT. PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATIONS. TO COMPLY VIOLATION, COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION. NO ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK. NO OTHER WORK THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION."},{"number":"512869","date":"2015-01-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-01-16","scope":"FOR THE ERECTION OF A REAR ADDITION ABOVE AN EXISTING BUILDING WITH ONE (1) ROOF DECK AT THE REAR OF THE BUILDING AT THE SECOND STORY LEVEL AND ONE (1) DECK AT THE REAR OF THE BUILDING AT THE THIRD STORY LEVEL. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS A FOUR (4) FAMILY DWELLING WITH ONE (1) ACCESSORY PARKING SPACE. NO SIGNS ON THIS APPLICATION."},{"number":"586400","date":"2015-03-10","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-10-31","scope":"ERECTION OF A REAR SECOND AND THIRD FLOOR ADDITION ABOVE AN EXISTING ONE STORY PORTION AND LEVEL III ALTERATIONS TO AN EXISTING MULTI-FAMILY DWELLING AS PER APPROVED PLANS. BUILDING MUST BE FULLY SPRINKLERED DUE TO INCREASED FIRE AREA. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"652816","date":"2015-11-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-31","scope":"2-95%-40,000 BTU'S GAS FURNACE ON FIRST FLR.1-95%-60,000-BTU'S ON SECOND FLR.,1-95%-60,000 BUT'S GAS FURNACE ON THIRD FLR.ALL NEW DUCTWORK WITH A/C."},{"number":"653025","date":"2016-01-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-31","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 1-1/2\" FIRE SERVICE AND 1-1/2\" WATTS LF007M2QT BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"647005","date":"2016-01-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 350AMP SERVICE WITH 5 GANG METER SOCKET, 5 PANELS, WIRE SWITCHES, RECEPTS, LIGHTS, INTERCONNECED SMOKES/CO2 DETECTORS AS PER 2008 NEC (SOUTH DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"664072","date":"2016-01-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-17","scope":"REPLACE 1\" WATER SERVICE, REPLACE 5\" LATERAL, CURB TRAP,FAI, EXTEND 4\" FROM CURB INTO THE BASEMENT-PA1#20160141125-\"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":"675560","date":"2016-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-31","scope":"INTERIOR PLUMBING ALTERATIONS IN AN EXISTING (4)FAMILY DWELLING INCLUDING A REAR 2ND & 3RD FLOOR ADDITION PER THE APPROVED PLANS - NOTE: EXTERIOR & SEWER/WATER CONNECTIONS TO THE CITY MAINS REQUIRE SEPARATE PERMIT(S)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"sale","p":110000},{"y":2013,"k":"insp","w":"Inspection passed ×2"},{"y":2015,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Addition"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"216121","type":"Rental","status":"Inactive","businessName":"WALKER ANTHONY","legalName":"WALKER ANTHONY","address":"1128 S 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-06-02","latestIssueDate":"2003-06-02","expirationDate":"2004-02-29","inactiveDate":null},{"number":"651036","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SHIPP GEORGE","legalName":"SHIPP GEORGE","address":"1128 S 19TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-29","latestIssueDate":"2016-06-21","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"651036","type":"Vacant Residential Property / Lot","businessName":"SHIPP GEORGE","legalName":"SHIPP GEORGE","issuedDate":"2014-12-29","latestIssueDate":"2016-06-21","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"216121","type":"Rental","businessName":"WALKER ANTHONY","legalName":"WALKER ANTHONY","issuedDate":"2003-06-02","latestIssueDate":"2003-06-02","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 88% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $536,100 to $1,010,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #18291: OPEN · City affirmed; related permit 331091. Use permit #512869: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$10,273.84 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"9 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 25, 2016.","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":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #651036: Inactive since Apr 29, 2017","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 12 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}