{"asOf":"2026-07-27T22:08:17.069Z","block":"1300-1399 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-20th-st","address":"1339 S 20TH ST","parcelNumber":"361187500","source":"https://property.phila.gov/?p=361187500","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"V10","buildingCodeNew":"25","buildingClass":"PRIV GAR 1 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"MANNING RUTH G TR","coOwner":"MANNING WILBUR C TR","marketValue":1253800,"landAssessment":250760,"improvementAssessment":1003040,"livableArea":3376,"yearBuilt":2022,"lastSale":{"price":1150000,"date":"2022-05-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"3705575","date":"2015-09-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4125942","date":"2016-10-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4125943","date":"2016-10-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5092163","date":"2019-04-05","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5092165","date":"2019-04-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5092164","date":"2019-04-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-042265","date":"2021-07-01","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":"2021-07-09","resolution":"COMPLIED - 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PERMIT OBTAINED"},{"number":"VI-2021-042263","date":"2021-07-01","code":"A-301.1/77","title":"EARTH DISTURBANCE OVER 5000SQFT","status":"COMPLIED","resolutionDate":"2021-07-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-042264","date":"2021-07-01","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":"2021-07-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"573351","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3481503","date":"2015-01-23","code":"A-303.2/1","title":"DEMOL- STARTED BEFORE MIN POST","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3481502","date":"2015-01-23","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3481501","date":"2015-01-23","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3481500","date":"2015-01-23","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3481504","date":"2015-02-26","code":"A-302.8/30","title":"PERM - MUST POST","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"558986","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3739112","date":"2015-08-01","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":7,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2019,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"501696","date":"2015-09-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"501696","date":"2015-10-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"679016","date":"2019-04-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"679016","date":"2019-06-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"679016","date":"2019-08-05","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-058128","date":"2021-07-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":1},{"y":2021,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.934434261314344,"lng":-75.17706968209932,"geom":{"type":"Polygon","coordinates":[[[-75.176915373,39.934436078],[-75.176924386,39.93439216],[-75.17722455,39.934432714],[-75.177215239,39.934476222],[-75.176915373,39.934436078]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-004464","type":"Fire Alarm Certification","inspectionDate":"2022-04-01","result":"Certified","expirationDate":"2023-04-01","buildingId":"1468014"},{"number":"BC-2026-007246","type":"Fire Alarm Certification","inspectionDate":"2026-03-11","result":"Certified","expirationDate":"2027-03-11","buildingId":"1468014"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":8,"baths":4,"stories":4,"lotArea":1360,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3993 PROMONTORY CT, BOULDER CO, 80304","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":1683.51,"principal":1464.89,"interest":21.98,"penalty":14.65}],"taxNet":1683.51,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":91000,"taxable":91000,"land":14688,"improvement":76312,"taxableLand":14688,"taxableImprovement":76312,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":91000,"taxable":91000,"land":19292,"improvement":71708,"taxableLand":19292,"taxableImprovement":71708,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":91000,"taxable":91000,"land":19292,"improvement":71708,"taxableLand":19292,"taxableImprovement":71708,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46700,"taxable":46700,"land":9900,"improvement":36800,"taxableLand":9900,"taxableImprovement":36800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":46700,"taxable":46700,"land":9900,"improvement":36800,"taxableLand":9900,"taxableImprovement":36800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":46700,"taxable":46700,"land":9900,"improvement":36800,"taxableLand":9900,"taxableImprovement":36800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":46700,"taxable":46700,"land":9900,"improvement":36800,"taxableLand":9900,"taxableImprovement":36800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":46700,"taxable":46700,"land":9900,"improvement":36800,"taxableLand":9900,"taxableImprovement":36800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1200000,"taxable":240000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":960000},{"y":2025,"v":950100,"taxable":190020,"land":190020,"improvement":760080,"taxableLand":190020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":760080},{"y":2026,"v":950100,"taxable":190020,"land":190020,"improvement":760080,"taxableLand":190020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":760080},{"y":2027,"v":1253800,"taxable":250760,"land":250760,"improvement":1003040,"taxableLand":250760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1003040}],"taxNow":2660,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"570058","date":"2014-10-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-30","scope":"DEMOLITION OF THE EXISTING STRUCTURE AND NEW CONSTRUCTION ON EXISTING FOUNDATION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STAIR ENCLOSURE AND ROOF DECK SIZE AND LOCATION AS SHOWN IN THE SUBMITTED PLAN/APPLICATION. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"558986","date":"2014-10-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"PLACE MANUFACTURED STRUCTURE ON EXISTING FOUNDATION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STAIR ENCLOSURE AND ROOF DECK SIZE AND LOCATION AS SHOWN IN THE SEALED SUBMITTED PLAN. DEMOLITION, ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRE ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"573351","date":"2015-01-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-04-27","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE PER PLAN AND IN ACCORDANCE WITH DEPARTMENTAL CODE BULLETIN B-1302. PROTECTION OF PEDESTRIANS AND ADJACENT STRUCTURE TO PROVIDED AND MAINTAINED AT ALL TIMES IN ACCORDANCE WITH CHAPTER 33 OF THE BUILDING CODE; SEPARATE PERMITS REQUIRED FOR RIGHT-OF-WAY CLOSURE/ENCROACHMENT AND SEWER LATERAL CAP & SEAL."},{"number":"604154","date":"2015-05-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"AMEND PERMIT 558986 TO REFLECT CHANGE IN FOUNDATION AS SHOWN ON ATTACHED PLANS"},{"number":"658952","date":"2015-12-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"650275","date":"2016-01-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS ACCESSED BY TWO (2) SEPARATE ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) FAMILIES) WITH ONE ACCESSORY (1) SURFACE PARKING SPACE ACCESSED FROM THE REAR STREET."},{"number":"1001190","date":"2019-09-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"DEMOLITION OF EXISTING ONE STORY STRUCTURE ON THE LOT AND FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM BUILDING HEIGHT NOT TO EXCEED 38 FEET) WITH CELLAR, ROOF DECK AND PILOT HOUSE AND 4 FEET HIGH AND NO MORE THAN 50% OPAQUE FENCE/GATE ON THE PROPERTY LINE FACING THE STREET (SIZE AND LOCATION AS SHOWN ON THE PLAN) FOR USE AS THREE FAMILY (MULTI-FAMILY) HOUSEHOLD LIVING."},{"number":"1025655","date":"2020-05-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-19","scope":"FOR THE DEMOLITION OF AN EXISTING ONE (1) STORY REAR STRUCTURE (<500 SQ FT) AND FOR THE ERECTION OF A THREE (3) STORY WOOD FRAME ATTACHED STRUCTURE WITH BASEMENT, MEZZANINE AT THE 3RD FLOOR, ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR USE AS A THREE (3) FAMILY DWELLING. ALL WORK TO BE DONE PER PLANS AND IN ACCORDANCE WITH 2018 IBC. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 FOR EXTERIOR WALL OPENING ALLOWANCE PER IBC TABLE 705.8. WORK TO INCLUDE SPECIAL INSPECTIONS FOR STRUCTURAL STEEL WELDING, POST-INSTALLED ANCHORS, SITE SOIL CONDITIONS, EXCAVATION, AND UNDERPINNING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. [AMENDMENT APPROVED 1/4/2022 FOR A CHANGE IN THE DESIGNATED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF SPECIAL INSPECTIONS (DPRC-SI) AND APPROVED SPECIAL INSPECTIONS AGENCY AS PER AMENDED SPECIAL INSPECTIONS DUTIES & RESPONSIBILITIES AND STATEMENT OF SPECIAL INSPECTIONS FORMS.]"},{"number":"FP-2020-002464","date":"2021-03-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-06","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER, FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2021-016383","date":"2021-09-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-29","scope":"(3) 3/4\" water services, storm & sanitary curb traps, fresh air inelts & main drains into property"},{"number":"EP-2021-009481","date":"2021-10-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-29","scope":"200 AMP incoming service , wiring throughout by 2017 NEC CODE New fire alarm system as per 2016 NFPA 72"},{"number":"MP-2021-006576","date":"2021-10-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-06","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND THIRTY FIVE (35) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"PP-2021-016104","date":"2021-12-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-06","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"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":"New Construction or Additions"},{"y":2022,"k":"sale","p":1150000}],"rented":false,"licenses":[{"number":"245583","type":"Rental","status":"Inactive","businessName":"ALFEDENA II ENTERPRISES INC","legalName":"ALFEDENA II ENTERPRISES INC","address":"1339 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-08","latestIssueDate":"2012-02-18","expirationDate":"2013-02-28","inactiveDate":"2013-04-24"},{"number":"591127","type":"Rental","status":"Inactive","businessName":"LUIZ & KATE GOMES","legalName":"LUIZ & KATE GOMES","address":"1339 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-04-24","latestIssueDate":"2013-04-24","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"591127","type":"Rental","businessName":"LUIZ & KATE GOMES","legalName":"LUIZ & KATE GOMES","issuedDate":"2013-04-24","latestIssueDate":"2013-04-24","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"245583","type":"Rental","businessName":"ALFEDENA II ENTERPRISES INC","legalName":"ALFEDENA II ENTERPRISES INC","issuedDate":"2004-06-08","latestIssueDate":"2012-02-18","closureDate":"2013-04-24","expirationDate":"2013-02-28","inactiveDate":"2013-04-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $950,100 to $1,253,800","no permit shown in 2026-2028"],"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 #570058: 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: 558986 (EXPIRED).","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 15 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 1, 2021.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 11, 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/"}]}