{"asOf":"2026-07-31T00:12:17.775Z","block":"5100-5199 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-race-st","address":"5100 RACE ST","parcelNumber":"441023300","source":"https://property.phila.gov/?p=441023300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"SUITE 5100 LLC","coOwner":null,"marketValue":122300,"landAssessment":24460,"improvementAssessment":97840,"livableArea":1664,"yearBuilt":1920,"lastSale":{"price":170000,"date":"2024-07-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"3047005","date":"2013-12-27","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-08","underAppeal":false,"noticeUrl":null},{"number":"3047556","date":"2013-12-27","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-12-27","underAppeal":false,"noticeUrl":null},{"number":"3055751","date":"2013-12-27","code":"PM-303.5/1","title":"INT A-EXTERMINATE/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-18","underAppeal":false,"noticeUrl":null},{"number":"3055750","date":"2013-12-27","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-18","underAppeal":false,"noticeUrl":null},{"number":"3055749","date":"2013-12-27","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-18","underAppeal":false,"noticeUrl":null},{"number":"3241406","date":"2014-04-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-18","underAppeal":false,"noticeUrl":null},{"number":"5231522","date":"2019-10-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-14","underAppeal":false,"noticeUrl":null},{"number":"5231520","date":"2019-10-29","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-14","underAppeal":false,"noticeUrl":null},{"number":"5231521","date":"2019-10-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-14","underAppeal":false,"noticeUrl":null},{"number":"4880410","date":"2018-11-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-21","underAppeal":false,"noticeUrl":null},{"number":"4880412","date":"2018-11-21","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-21","underAppeal":false,"noticeUrl":null},{"number":"4880411","date":"2018-11-21","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-21","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"415085","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-27","completedDate":"2014-01-09","noticeUrl":null,"violations":[{"number":"3047005","date":"2013-12-27","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-08","underAppeal":false,"noticeUrl":null}]},{"number":"415120","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-30","completedDate":"2014-01-31","noticeUrl":null,"violations":[{"number":"3047556","date":"2013-12-27","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-12-27","underAppeal":false,"noticeUrl":null}]},{"number":"415135","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-30","completedDate":"2014-02-18","noticeUrl":null,"violations":[{"number":"3055751","date":"2013-12-27","code":"PM-303.5/1","title":"INT A-EXTERMINATE/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-18","underAppeal":false,"noticeUrl":null},{"number":"3055750","date":"2013-12-27","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-18","underAppeal":false,"noticeUrl":null},{"number":"3055749","date":"2013-12-27","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-18","underAppeal":false,"noticeUrl":null}]},{"number":"426361","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-04-13","completedDate":"2015-03-30","noticeUrl":null,"violations":[{"number":"3241406","date":"2014-04-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-18","underAppeal":false,"noticeUrl":null}]},{"number":"714090","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-11-01","completedDate":"2020-02-15","noticeUrl":null,"violations":[{"number":"5231522","date":"2019-10-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-14","underAppeal":false,"noticeUrl":null},{"number":"5231520","date":"2019-10-29","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-14","underAppeal":false,"noticeUrl":null},{"number":"5231521","date":"2019-10-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-14","underAppeal":false,"noticeUrl":null}]},{"number":"837347","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"4880410","date":"2018-11-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-21","underAppeal":false,"noticeUrl":null},{"number":"4880412","date":"2018-11-21","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-21","underAppeal":false,"noticeUrl":null},{"number":"4880411","date":"2018-11-21","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-21","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":5,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"415120","date":"2013-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415120","date":"2013-12-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"415135","date":"2013-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415085","date":"2013-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415135","date":"2014-01-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415085","date":"2014-01-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"415135","date":"2014-02-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"426361","date":"2014-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"426361","date":"2014-05-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"426361","date":"2014-07-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"426361","date":"2014-08-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"456943","date":"2014-10-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"426361","date":"2015-03-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"714090","date":"2019-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714090","date":"2019-11-14","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2013,"fails":3,"passes":1},{"y":2014,"fails":3,"passes":4},{"y":2019,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.962672992281476,"lng":-75.22243015198343,"geom":{"type":"Polygon","coordinates":[[[-75.222428054,39.962777313],[-75.222380652,39.962771014],[-75.222423934,39.962567653],[-75.222479641,39.962574812],[-75.222428054,39.962777313]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":1184,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"5","garage":null,"homestead":false,"mail":"+, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A TWO (2) STORY ADDITION IN THE REAR PORTION OF THE BUILDING (51ST STREET). FOR USE AS RETAIL SALES OF FOOD, BEVERAGES AND GROCERIES AND A SIT DOWN RESTAURANT ON THE ENTIRE GROUND FLOOR OF THE BUILDING AND SINGLE ","status":"Scheduled","outcome":null,"date":"2026-06-24","number":"ZP-2021-006472","relatedPermit":"ZP-2021-006472"},{"type":"LIRB-H Tobacco","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-03-31","number":"HA-2024-004296","relatedPermit":null}],"taxYears":[{"year":2016,"total":14.87,"principal":13.69,"interest":0.2,"penalty":0.14}],"taxNet":14.87,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":32600,"taxable":32600,"land":5811,"improvement":26789,"taxableLand":5811,"taxableImprovement":26789,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":32600,"taxable":32600,"land":5379,"improvement":27221,"taxableLand":5379,"taxableImprovement":27221,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":32600,"taxable":32600,"land":5379,"improvement":27221,"taxableLand":5379,"taxableImprovement":27221,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":49700,"taxable":49700,"land":8200,"improvement":41500,"taxableLand":8200,"taxableImprovement":41500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":51600,"taxable":51600,"land":8513,"improvement":43087,"taxableLand":8513,"taxableImprovement":43087,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":51600,"taxable":51600,"land":8513,"improvement":43087,"taxableLand":8513,"taxableImprovement":43087,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":51600,"taxable":51600,"land":8513,"improvement":43087,"taxableLand":8513,"taxableImprovement":43087,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":127400,"taxable":127400,"land":25480,"improvement":101920,"taxableLand":25480,"taxableImprovement":101920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":127400,"taxable":127400,"land":25480,"improvement":101920,"taxableLand":25480,"taxableImprovement":101920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":115500,"taxable":115500,"land":23100,"improvement":92400,"taxableLand":23100,"taxableImprovement":92400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":115500,"taxable":115500,"land":23100,"improvement":92400,"taxableLand":23100,"taxableImprovement":92400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":122300,"taxable":122300,"land":24460,"improvement":97840,"taxableLand":24460,"taxableImprovement":97840,"exemptLand":0,"exemptImprovement":0}],"taxNow":1617,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"851888","date":"2018-02-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-14","scope":"USE COMBINE TWO UNITS ON THE SECOND FLOOR (USE REDUCTION TO TWO DWELLING UNITS IN THE ENTIRE STRUCTURE.)"},{"number":"837347","date":"2018-06-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-03-15","scope":"FOR INTERIOR ALTERATIONS TO EXISTING DWELLING UNITS, TO INCLUDE NEW PARTITIONS AND INTERIOR FINISHES TO COMBINE TWO EXISTING DWELLING UNITS ON THE SECOND FLOOR INTO ONE UNIT, AS PER APPROVED PLANS. NO WORK TO VACANT COMMERCIAL SPACE. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED TO COMMERCIAL SPACE, PRIOR TO OCCUPANCY."},{"number":"ZP-2024-009062","date":"2024-09-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family; Personal Services"},{"number":"CP-2024-004747","date":"2024-09-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, STAIRS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. *AMEND 11/20/24; REVISE FLOOR PLAN FOR FIRST FLOOR*"},{"number":"EP-2024-010119","date":"2024-10-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"200 AMP service--replace outlet and switches"},{"number":"ZP-2024-011162","date":"2024-10-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services; Residential - Household Living - Single-Family"},{"number":"MP-2024-005321","date":"2025-02-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF HVAC SYSTEM FOR MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2025-000738","date":"2025-03-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATION TO COMMERCIAL SPACES AND 1 FAMITY DWELLING. INSTALLATION OF DRAINAGE, WAST, VENT, AND WATER SUPPLY FOR 14 FIXTURES. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-000486","date":"2025-03-10","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-14","scope":"Rough-In Permit for FP-2025-000473 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REUQIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2025-000473","date":"2025-03-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A MIXED USE TWO-STORY BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-004747 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2026-000577","date":"2026-02-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-10","scope":"Installation of 1” water distribution"},{"number":"ZP-2021-006472","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":1.93,"timeline":[{"y":2024,"k":"sale","p":170000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"552431","type":"Rental","status":"Inactive","businessName":"FRITZ & MINERVE CESSANT","legalName":"FRITZ & MINERVE CESSANT","address":"5100 RACE ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2012-01-17","latestIssueDate":"2014-03-20","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"552431","type":"Rental","businessName":"FRITZ & MINERVE CESSANT","legalName":"FRITZ & MINERVE CESSANT","issuedDate":"2012-01-17","latestIssueDate":"2014-03-20","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-006472: Scheduled; related permit ZP-2021-006472. Use permit #851888: 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":"7 permits not marked completed: 837347 (Expired), CP-2024-004747 (Issued), EP-2024-010119 (Issued), MP-2024-005321 (Issued), PP-2025-000738 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"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, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Nov 14, 2019.","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":"2 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}