{"asOf":"2026-07-25T04:10:34.925Z","block":"1200-1299 SNYDER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-snyder-ave","address":"1209 SNYDER AVE","parcelNumber":"394271700","source":"https://property.phila.gov/?p=394271700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"STONEFIELD PROPERTIES LLC","coOwner":null,"marketValue":536400,"landAssessment":107280,"improvementAssessment":429120,"livableArea":2274,"yearBuilt":1925,"lastSale":{"price":1,"date":"2023-06-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"211948433","date":"2018-05-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948432","date":"2018-05-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948434","date":"2018-05-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"4759809","date":"2018-07-30","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-005494","date":"2020-05-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-06-13","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"633447","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2018-05-14","completedDate":"2022-08-03","violations":[{"number":"211948433","date":"2018-05-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948432","date":"2018-05-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948434","date":"2018-05-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"647019","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-07-31","completedDate":"2018-10-10","violations":[{"number":"4759809","date":"2018-07-30","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-016053","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-14","completedDate":"2022-06-13","violations":[{"number":"VI-2020-005494","date":"2020-05-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-06-13","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2018,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"633447","date":"2018-05-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647019","date":"2018-07-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"633447","date":"2018-08-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647019","date":"2018-10-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"633447","date":"2018-10-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633447","date":"2018-12-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633447","date":"2019-06-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633447","date":"2019-07-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633447","date":"2020-02-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633447","date":"2020-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-016053","date":"2020-05-14","type":null,"status":"FAILED"},{"caseNumber":"633447","date":"2020-06-09","type":null,"status":"FAILED"},{"caseNumber":"633447","date":"2020-07-20","type":null,"status":"FAILED"},{"caseNumber":"633447","date":"2020-09-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-016053","date":"2020-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-016053","date":"2020-12-01","type":null,"status":"FAILED"},{"caseNumber":"633447","date":"2020-12-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-016053","date":"2022-06-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":5,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":8,"passes":1},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92414809345244,"lng":-75.1663248695435,"geom":{"type":"Polygon","coordinates":[[[-75.166317016,39.924239269],[-75.166279315,39.924233616],[-75.166317477,39.924055304],[-75.166370442,39.924062026],[-75.166332375,39.924240598],[-75.166317016,39.924239269]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-002978","type":"Fire Alarm Certification","inspectionDate":"2023-11-21","result":"Certified","expirationDate":"2024-11-21","buildingId":"1406429"},{"number":"BC-2026-008232","type":"Fire Alarm Certification","inspectionDate":"2025-11-11","result":"Certified","expirationDate":"2026-11-11","buildingId":"1406429"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":8,"baths":5,"stories":3,"lotArea":1016,"zoning":"CMX1","grade":"A","basement":"D","heater":"E","centralAir":false,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"110 CLOVERDALE AVE, STATEN ISLAND NY, 10308","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FPERMIT OR THE ERECTION OF AN ADDITION AT THE REAR AND ABOVE THE EXISTING ATTACHED STRUCTURE TO INCLUDE A ROOF DECK WITH ROOF DECK ACCESS STRUCTURE AND BALCONY AT THE SECOND FLOOR LEVEL. FOR USE AS THREE (3) DWELLING UNITS (MULTI-FAMILY HOU","status":"Completed","outcome":"Granted","date":"2021-06-07","number":"ZP-2020-010384","relatedPermit":"ZP-2020-010384"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":269500,"taxable":269500,"land":14979,"improvement":254521,"taxableLand":14979,"taxableImprovement":254521,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":269500,"taxable":269500,"land":61716,"improvement":207784,"taxableLand":61716,"taxableImprovement":207784,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":269500,"taxable":269500,"land":61716,"improvement":207784,"taxableLand":61716,"taxableImprovement":207784,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":330100,"taxable":330100,"land":75594,"improvement":254506,"taxableLand":75594,"taxableImprovement":254506,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":357700,"taxable":357700,"land":81914,"improvement":275786,"taxableLand":81914,"taxableImprovement":275786,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":300000,"taxable":300000,"land":68700,"improvement":231300,"taxableLand":68700,"taxableImprovement":231300,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":300000,"taxable":300000,"land":68700,"improvement":231300,"taxableLand":68700,"taxableImprovement":231300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":760000,"taxable":300000,"land":152000,"improvement":608000,"taxableLand":152000,"taxableImprovement":148000,"exemptLand":0,"exemptImprovement":460000},{"y":2024,"v":760000,"taxable":300000,"land":152000,"improvement":608000,"taxableLand":152000,"taxableImprovement":148000,"exemptLand":0,"exemptImprovement":460000},{"y":2025,"v":654900,"taxable":258513,"land":130980,"improvement":523920,"taxableLand":130980,"taxableImprovement":127533,"exemptLand":0,"exemptImprovement":396387},{"y":2026,"v":654900,"taxable":258513,"land":130980,"improvement":523920,"taxableLand":130980,"taxableImprovement":127533,"exemptLand":0,"exemptImprovement":396387},{"y":2027,"v":536400,"taxable":211737,"land":107280,"improvement":429120,"taxableLand":107280,"taxableImprovement":104457,"exemptLand":0,"exemptImprovement":324663}],"taxNow":3619,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"123760","date":"2007-12-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"SUPPLY AND INSTALL 200 AMP SVS COMPLETE WITH BONDING AND GROUNDING (SOUTH DIST)"},{"number":"372053","date":"2011-11-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"SFD-SUPPLY INSTALL 200 AMP SVC COMPLETE WITH BONDING & GROUNDING (SOUTH DISTRICT)"},{"number":"RP-2020-013752","date":"2020-11-18","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-12-24","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE 633447 TO INCLUDE REPAIR/REPLACEMENT OF REAR WALL, FLOOR AND ROOF AT THE REAR OF AN EXISTING BUILDING. ALL WORK TO BE IN ACCORDANCE WITH CONSTRUCTION PLANS AND CODE BULLETIN PM-1801. A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR WORK PERFORMED UNDER THIS PERMIT."},{"number":"ZP-2020-010384","date":"2021-05-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-14","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR AND ABOVE AN EXISTING ATTACHED STRUCTURE TO INCLUDE A ROOF DECK WITH ROOF DECK ACCESS STRUCTURE AND REAR BALCONY AT THE SECOND FLOOR LEVEL. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"CP-2021-003391","date":"2021-08-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-14","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR AND ABOVE AN EXISTING ATTACHED STRUCTURE TO INCLUDE A ROOF DECK WITH ROOF DECK ACCESS STRUCTURE AND REAR BALCONY AT THE SECOND FLOOR LEVEL. AND LEVEL III ATERATION WITHIN THE EXISTING STRUCTURE WITH COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE THREE (3) DWELLING UNITS BUILDING. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. Amendment to include installation of new concrete slab."},{"number":"EP-2021-010771","date":"2021-11-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-24","scope":"Install new 400 AMP Service to the property. Install House panel and 3 apartment panels. Install 80 receptacles, 40 switches, 87 fixtures. Install HARDWIRED smoke alarms in each apartment - 12 total. Install 3 A/C lines with disconnects outdoor as per 2017 NEC."},{"number":"EP-2021-014907","date":"2022-01-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-31","scope":"INSTALLATION OF A NEW FIRE ALARM SYSTEM THROUGHOUT THE THREE FAMILY DWELLING. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2022-000172","date":"2022-01-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-04","scope":"INSTALL 3 HOT WATER HEATERS, 3 KITCHEN SINKS, 3 WASHING MACHINE BOXES, 5 LAVATORIES, 5 SHOWER/TUBS AND 5 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-000107","date":"2022-03-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-04","scope":"FOR THE INSTALLATION OF NEW HVAC SYSTEMS TO INCLUDE THREE (3) NEW MINI SPLIT SYSTEMS SERVING A THREE (3) FAMILY DWELLING IN THE EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-003391 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2022-001168","date":"2022-05-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2 1/2 -INCH AMES 2000SS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"PP-2022-009145","date":"2022-06-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-20","scope":"REPLACE CT, FAI CURB IN. Install 1 1/2\" WDP CURB IN"}],"storyTag":"New construction","storyDelta":2.33,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"sale","p":865000}],"rented":true,"licenses":[{"number":"911705","type":"Rental","status":"Inactive","businessName":"Michael Egnal (DSP3 LLC)","legalName":"Michael Egnal","address":"1209 SNYDER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-12-01","latestIssueDate":"2022-12-01","expirationDate":"2023-11-30","inactiveDate":"2024-01-29"},{"number":"929350","type":"Rental","status":"Active","businessName":"STONEFIELD PROPERTIES LLC","legalName":"STONEFIELD PROPERTIES LLC","address":"1209 SNYDER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-07-25","latestIssueDate":"2026-06-09","expirationDate":"2027-07-24","inactiveDate":null}],"licenseActivity":[{"number":"929350","type":"Rental","businessName":"STONEFIELD PROPERTIES LLC","legalName":"STONEFIELD PROPERTIES LLC","issuedDate":"2023-07-25","latestIssueDate":"2026-06-09","closureDate":null,"expirationDate":"2027-07-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"911705","type":"Rental","businessName":"Michael Egnal (DSP3 LLC)","legalName":"Michael Egnal","issuedDate":"2022-12-01","latestIssueDate":"2022-12-01","closureDate":"2024-01-29","expirationDate":"2023-11-30","inactiveDate":"2024-01-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-010384: Completed · Granted; related permit ZP-2020-010384.","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: 123760 (ABANDONED).","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 5 historical violations across 3 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (110 CLOVERDALE AVE, STATEN ISLAND NY, 10308).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 13, 2022.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 Nov 11, 2026","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/"},{"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"}]}