{"asOf":"2026-07-26T21:15:03.202Z","block":"6000-6099 ELMWOOD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6000-6099-elmwood-ave","address":"6049 ELMWOOD AVE","parcelNumber":"402219300","source":"https://property.phila.gov/?p=402219300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"BRIQ HOUSE LLC","coOwner":null,"marketValue":345700,"landAssessment":69140,"improvementAssessment":276560,"livableArea":1572,"yearBuilt":1920,"lastSale":{"price":62000,"date":"2024-06-26T04:00:00Z"},"openViolations":6,"violations":[{"number":"1172568","date":"2008-11-26","code":"A-503.2/2","title":"PROSEC- STD 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STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085789","date":"2022-11-15","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-08-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085790","date":"2022-11-15","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"COMPLIED","resolutionDate":"2024-08-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-032656","date":"2023-05-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032657","date":"2023-05-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032658","date":"2023-05-11","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032659","date":"2023-05-11","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032660","date":"2023-05-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032661","date":"2023-05-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"186595","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-12-01","completedDate":"2008-12-05","violations":[{"number":"1172568","date":"2008-11-26","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1172571","date":"2008-11-26","code":"PM-302.2/2","title":"EXT A-CLEAN 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GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-115034","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-11-14","completedDate":null,"violations":[{"number":"VI-2022-085788","date":"2022-11-15","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085789","date":"2022-11-15","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-08-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085790","date":"2022-11-15","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"COMPLIED","resolutionDate":"2024-08-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-042553","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-05-11","completedDate":null,"violations":[{"number":"VI-2023-032656","date":"2023-05-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032657","date":"2023-05-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032658","date":"2023-05-11","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032659","date":"2023-05-11","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032660","date":"2023-05-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-032661","date":"2023-05-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2022,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":6,"worst":null}],"investigations":[{"caseNumber":"186595","date":"2008-11-26","type":"BRU INSP","status":"FAILED"},{"caseNumber":"186595","date":"2008-12-04","type":"BRU INSP","status":"PASSED"},{"caseNumber":"280611","date":"2011-06-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"280611","date":"2011-07-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"280611","date":"2011-08-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"351795","date":"2012-09-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"351795","date":"2012-12-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-115034","date":"2022-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2022-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2023-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-042553","date":"2023-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2023-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2023-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2023-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2023-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2024-02-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2024-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115034","date":"2024-10-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":6,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92635508722335,"lng":-75.22484529689889,"geom":{"type":"Polygon","coordinates":[[[-75.224729738,39.926290955],[-75.22477196,39.926260694],[-75.22496017,39.926418861],[-75.224916548,39.926449026],[-75.224729738,39.926290955]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":3,"baths":3,"stories":2,"lotArea":1222,"zoning":"RM1","grade":"C","basement":"C","heater":"C","centralAir":false,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"5224 ADDISON ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A GROUP DAY CARE WITHIN AN EXISTING ATTACHED TWO (2) STORY STRUCTURE.","status":"CLOSED","outcome":"Denied","date":"2013-03-26","number":"19132","relatedPermit":"426244"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":58100,"taxable":58100,"land":6354,"improvement":51746,"taxableLand":6354,"taxableImprovement":51746,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":58100,"taxable":58100,"land":8715,"improvement":49385,"taxableLand":8715,"taxableImprovement":49385,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":58100,"taxable":58100,"land":8715,"improvement":49385,"taxableLand":8715,"taxableImprovement":49385,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":58100,"taxable":58100,"land":8700,"improvement":49400,"taxableLand":8700,"taxableImprovement":49400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":62900,"taxable":62900,"land":9419,"improvement":53481,"taxableLand":9419,"taxableImprovement":53481,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":62900,"taxable":62900,"land":9419,"improvement":53481,"taxableLand":9419,"taxableImprovement":53481,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":62900,"taxable":62900,"land":9419,"improvement":53481,"taxableLand":9419,"taxableImprovement":53481,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":90200,"taxable":90200,"land":18000,"improvement":72200,"taxableLand":18000,"taxableImprovement":72200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":90200,"taxable":90200,"land":18000,"improvement":72200,"taxableLand":18000,"taxableImprovement":72200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":142800,"taxable":142800,"land":28560,"improvement":114240,"taxableLand":28560,"taxableImprovement":114240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":142800,"taxable":142800,"land":28560,"improvement":114240,"taxableLand":28560,"taxableImprovement":114240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":345700,"taxable":345700,"land":69140,"improvement":276560,"taxableLand":69140,"taxableImprovement":276560,"exemptLand":0,"exemptImprovement":0}],"taxNow":1999,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"181436","date":"2008-10-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-01","scope":"100 AMP SERVICE, COMPLETE RE-WIRING AS PER 2005 NEC (WEST DIST)"},{"number":"864631","date":"2018-04-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"FAMILY DAY CARE, FOR A MAXIMUM SIX(6) CHILDREN WITH ACCESSORY PREPARING AND SERVING OF FOOD INCIDENTIAL TO AND PART OF A SINGLE FAMILY DWELLING.(NO SIGNS ON THIS PERMIT)"},{"number":"RP-2024-006866","date":"2024-06-28","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-08-16","scope":"MAKE SAFE PERMIT - For TO REPLACE FLOOR JOIST AND REPAIR FRONT BAY AS PER PLANS to resolve case CF-2022-115034. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #CF-2022-115034. 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-2024-008470","date":"2024-08-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-004543","date":"2024-09-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-03","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, REPAIR/REPLACEMENT OF STAIRS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS MULTI-FAMILY (3 UNITS) DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"FP-2024-001958","date":"2024-10-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-02","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A TWO (2) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"MP-2024-004781","date":"2024-10-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-02","scope":"Installation of ductless mini-split system, NO OTHER WORK PERMITTED ON THIS PERMIT. No penetrations to fire-rated assemblies or work proposed on ductwork or common areas."},{"number":"EP-2024-008404","date":"2024-11-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-25","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"PP-2024-011959","date":"2024-11-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-02","scope":"INSTALL WATER AND DRAIN LINES FOR 4 TOILETS, 4 VANITIES, 4 TUBS AND 3 KITCHENS"}],"storyTag":"New construction","storyDelta":1.48,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×6"},{"y":2024,"k":"sale","p":62000},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"575744","type":"Rental","status":"Inactive","businessName":"MARCO TOLLIFERREO","legalName":"MARCO TOLLIFERREO","address":"6049 ELMWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-10-15","latestIssueDate":"2013-02-09","expirationDate":"2014-02-28","inactiveDate":null},{"number":"833116","type":"Child Care Facility","status":"Inactive","businessName":"SHARON TOLLIFERREO","legalName":"SHARON TOLLIFERREO","address":"6049 ELMWOOD AVE","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2020-01-06","latestIssueDate":"2022-04-01","expirationDate":"2023-01-05","inactiveDate":"2023-03-06"},{"number":"0977099","type":"Rental","status":"Active","businessName":"Briq House LLC","legalName":"Briq House LLC ","address":"6049 ELMWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-04-24","latestIssueDate":"2026-06-17","expirationDate":"2027-04-23","inactiveDate":null}],"licenseActivity":[{"number":"0977099","type":"Rental","businessName":"Briq House LLC","legalName":"Briq House LLC ","issuedDate":"2025-04-24","latestIssueDate":"2026-06-17","closureDate":null,"expirationDate":"2027-04-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"833116","type":"Child Care Facility","businessName":"SHARON TOLLIFERREO","legalName":"SHARON TOLLIFERREO","issuedDate":"2020-01-06","latestIssueDate":"2022-04-01","closureDate":"2023-03-06","expirationDate":"2023-01-05","inactiveDate":"2023-03-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"575744","type":"Rental","businessName":"MARCO TOLLIFERREO","legalName":"MARCO TOLLIFERREO","issuedDate":"2012-10-15","latestIssueDate":"2013-02-09","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"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":["6 open L&I violations","failed L&I inspection activity in 2022, 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 142% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $142,800 to $345,700","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 #864631: 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":"violations","level":"attention","title":"6 open L&I violations","finding":"15 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"14 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 21, 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":"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":"Child Care Facility #833116: Inactive since Mar 6, 2023","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"}]}