{"asOf":"2026-07-25T05:25:29.563Z","block":"100-199 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-ritner-st","address":"102 RITNER ST","parcelNumber":"391128400","source":"https://property.phila.gov/?p=391128400","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"CHEN CHUN MEI","coOwner":null,"marketValue":254800,"landAssessment":50960,"improvementAssessment":203840,"livableArea":1400,"yearBuilt":1920,"lastSale":{"price":190000,"date":"2019-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-028971","date":"2020-08-19","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2020-08-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-059115","date":"2021-08-25","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059114","date":"2021-08-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059118","date":"2021-08-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059117","date":"2021-08-25","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059116","date":"2021-08-25","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-071675","date":"2023-09-19","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071676","date":"2023-09-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071677","date":"2023-09-19","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071678","date":"2023-09-19","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071679","date":"2023-09-19","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071680","date":"2023-09-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2023-11-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-091368","date":"2023-11-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2023-11-24","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-051940","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-18","completedDate":"2020-08-20","violations":[{"number":"VI-2020-028971","date":"2020-08-19","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2020-08-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2021-082298","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-26","completedDate":"2023-09-06","violations":[{"number":"VI-2021-059115","date":"2021-08-25","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059114","date":"2021-08-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059118","date":"2021-08-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059117","date":"2021-08-25","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-059116","date":"2021-08-25","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-09-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-097098","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-19","completedDate":"2024-05-09","violations":[{"number":"VI-2023-071675","date":"2023-09-19","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071676","date":"2023-09-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071677","date":"2023-09-19","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071678","date":"2023-09-19","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071679","date":"2023-09-19","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-05-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-071680","date":"2023-09-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2023-11-24","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-120769","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-24","completedDate":"2024-02-02","violations":[{"number":"VI-2023-091368","date":"2023-11-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2023-11-24","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2021,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2020-051940","date":"2020-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051940","date":"2020-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051940","date":"2020-08-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-082298","date":"2021-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-082298","date":"2021-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-082298","date":"2021-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-082298","date":"2023-09-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-097098","date":"2023-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-097098","date":"2023-11-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-120769","date":"2023-11-24","type":null,"status":null},{"caseNumber":"CF-2023-097098","date":"2024-05-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.917759084084125,"lng":-75.14938181178316,"geom":{"type":"Polygon","coordinates":[[[-75.149341234,39.917839085],[-75.149374125,39.917673247],[-75.149422462,39.917679276],[-75.149389391,39.917844965],[-75.149341234,39.917839085]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":2,"lotArea":840,"zoning":"RSA5","grade":"C","basement":"D","heater":"0","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8114 REVERE ST, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached\n\n\nneed translater (chinese)","status":"Closed","outcome":"Complete","date":"2024-01-23","number":"HA-2023-004920","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":176600,"taxable":176600,"land":15540,"improvement":161060,"taxableLand":15540,"taxableImprovement":161060,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":176600,"taxable":176600,"land":35850,"improvement":140750,"taxableLand":35850,"taxableImprovement":140750,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":176600,"taxable":176600,"land":35850,"improvement":140750,"taxableLand":35850,"taxableImprovement":140750,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":170100,"taxable":170100,"land":34530,"improvement":135570,"taxableLand":34530,"taxableImprovement":135570,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":184300,"taxable":184300,"land":37413,"improvement":146887,"taxableLand":37413,"taxableImprovement":146887,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":184300,"taxable":184300,"land":37413,"improvement":146887,"taxableLand":37413,"taxableImprovement":146887,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":184300,"taxable":184300,"land":37413,"improvement":146887,"taxableLand":37413,"taxableImprovement":146887,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":247700,"taxable":247700,"land":49540,"improvement":198160,"taxableLand":49540,"taxableImprovement":198160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":247700,"taxable":247700,"land":49540,"improvement":198160,"taxableLand":49540,"taxableImprovement":198160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":223800,"taxable":223800,"land":44760,"improvement":179040,"taxableLand":44760,"taxableImprovement":179040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":223800,"taxable":223800,"land":44760,"improvement":179040,"taxableLand":44760,"taxableImprovement":179040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":254800,"taxable":254800,"land":50960,"improvement":203840,"taxableLand":50960,"taxableImprovement":203840,"exemptLand":0,"exemptImprovement":0}],"taxNow":3133,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-019292","date":"2022-01-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-09-06","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION #CF-2021-082298 FOR REPAIR OF REAR WALL AND ROOF, AND REPLACE ALL DAMAGED JOISTS AS IDENTIFIED IN REPORT/PLAN (NOT ESCEEDING TWO THIRDS OF ALL JOISTS. AS PER APPROVED ENGINEERED PLANS AND ENGINEER REPORT. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS WILL BE REQUIRED FOR ANY ADDITIONAL ALTERATIONS NOT ADDRESSED IN THE ENGINEER'S REPORT / PLANS. Abutting sidewalk must be closed with fencing a minimum of 6 ft. in height. Separate Streets Department permit required for sidewalk closure. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion."},{"number":"ZP-2024-005733","date":"2024-09-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"erection of a Juliet balcony at rear second floor of an existing two family attached structure, size and location as Shwon on the plan."},{"number":"EP-2026-005377","date":"2026-06-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Rewire light fixtures, outlets, switches, smoke detectors to new 200 AMP service and meter box as per 2017 NEC code."},{"number":"RP-2026-002393","date":"2026-06-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR ALTERATIONS TO AN EXISTING ATTACHED TWO-FAMILY STRUCTURE AS PER APPROVED PLAN. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"},{"number":"MP-2026-003426","date":"2026-06-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install new HVAC 2 ton AC, 95%, 170,000 btu gas furnace, and new 2 ton mini split system."},{"number":"PP-2026-007910","date":"2026-06-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install 3 water closets, 3 shower/tubs, 3 lavatories, 2 kitchen sinks and 2 hot water heaters."}],"storyTag":"New construction","storyDelta":-0.1,"timeline":[{"y":2021,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"250772","type":"Rental","status":"Inactive","businessName":"MARIO & JOSEPH VACCONE","legalName":"MARIO & JOSEPH VACCONE","address":"102 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-08-23","latestIssueDate":"2009-01-30","expirationDate":"2010-02-28","inactiveDate":"2011-07-08"},{"number":"538174","type":"Rental","status":"Inactive","businessName":"JUSTIN SCHLETTERER","legalName":"JUSTIN SCHLETTERER","address":"102 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-07-08","latestIssueDate":"2015-03-31","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"843414","type":"Rental","status":"Closed","businessName":"CHUN M CHEN","legalName":"CHUN M CHEN","address":"102 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-06-15","latestIssueDate":"2020-06-15","expirationDate":"2021-06-14","inactiveDate":"2021-08-13"},{"number":"949673","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CHUN M CHEN","legalName":"CHUN M CHEN","address":"102 RITNER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-04-22","latestIssueDate":"2024-04-22","expirationDate":"2025-04-21","inactiveDate":"2025-06-20"}],"licenseActivity":[{"number":"949673","type":"Vacant Residential Property / Lot","businessName":"CHUN M CHEN","legalName":"CHUN M CHEN","issuedDate":"2024-04-22","latestIssueDate":"2024-04-22","closureDate":"2025-06-20","expirationDate":"2025-04-21","inactiveDate":"2025-06-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"843414","type":"Rental","businessName":"CHUN M CHEN","legalName":"CHUN M CHEN","issuedDate":"2020-06-15","latestIssueDate":"2020-06-15","closureDate":"2021-08-13","expirationDate":"2021-06-14","inactiveDate":"2021-08-13","status":"Closed","statusLabel":"Inactive","active":false},{"number":"538174","type":"Rental","businessName":"JUSTIN SCHLETTERER","legalName":"JUSTIN SCHLETTERER","issuedDate":"2011-07-08","latestIssueDate":"2015-03-31","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"250772","type":"Rental","businessName":"MARIO & JOSEPH VACCONE","legalName":"MARIO & JOSEPH VACCONE","issuedDate":"2004-08-23","latestIssueDate":"2009-01-30","closureDate":"2011-07-08","expirationDate":"2010-02-28","inactiveDate":"2011-07-08","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE.”","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":"4 permits not marked completed: EP-2026-005377 (Issued), RP-2026-002393 (Amendment Application Incomplete), MP-2026-003426 (Issued), PP-2026-007910 (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 4 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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #949673: Inactive since Jun 20, 2025","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/"}],"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"}]}