{"asOf":"2026-07-27T23:30:33.049Z","block":"5100-5199 SPRINGFIELD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-springfield-ave","address":"5112 SPRINGFIELD AVE","parcelNumber":"511266200","source":"https://property.phila.gov/?p=511266200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H60","buildingCodeNew":"32","buildingClass":"SEMI/DET 3.5 STY MASONRY","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Multi-family","owner":"CITY BLOCK ACQUISITION VI","coOwner":null,"marketValue":625500,"landAssessment":125100,"improvementAssessment":500400,"livableArea":2784,"yearBuilt":1915,"lastSale":{"price":67000,"date":"2016-11-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"4244469","date":"2015-10-15","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244471","date":"2015-10-15","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244470","date":"2015-10-15","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244468","date":"2015-10-15","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244472","date":"2016-05-07","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244473","date":"2016-05-07","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"506430","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-10-15","completedDate":"2017-08-15","violations":[{"number":"4244469","date":"2015-10-15","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244471","date":"2015-10-15","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244470","date":"2015-10-15","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244468","date":"2015-10-15","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244472","date":"2016-05-07","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244473","date":"2016-05-07","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"506430","date":"2015-10-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506430","date":"2016-01-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506430","date":"2016-04-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506430","date":"2016-11-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506430","date":"2017-03-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506430","date":"2017-08-14","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.942928511859755,"lng":-75.22043197044141,"geom":{"type":"Polygon","coordinates":[[[-75.220275624,39.942838818],[-75.220331456,39.942799992],[-75.220588522,39.943019343],[-75.220534283,39.943057559],[-75.220275624,39.942838818]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-006206","type":"Sprinkler Certification","inspectionDate":"2023-04-28","result":"Certified","expirationDate":"2024-04-28","buildingId":"1422955"},{"number":"BC-2024-001877","type":"Fire Alarm Certification","inspectionDate":"2023-11-29","result":"Certified","expirationDate":"2024-11-29","buildingId":"1422955"},{"number":"BC-2024-012432","type":"Sprinkler Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1422955"},{"number":"BC-2024-032735","type":"Fire Alarm Certification","inspectionDate":"2024-11-22","result":"Certified","expirationDate":"2025-11-22","buildingId":"1422955"},{"number":"BC-2025-007641","type":"Sprinkler Certification","inspectionDate":"2025-03-06","result":"Certified","expirationDate":"2026-03-06","buildingId":"1422955"},{"number":"BC-2025-031870","type":"Fire Alarm Certification","inspectionDate":"2025-11-12","result":"Certified","expirationDate":"2026-11-12","buildingId":"1422955"},{"number":"BC-2026-008161","type":"Sprinkler Certification","inspectionDate":"2026-03-06","result":"Certified","expirationDate":"2027-03-06","buildingId":"1422955"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":6,"baths":3,"stories":3,"lotArea":2160,"zoning":"RSA3","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.\nNO PLANS SUBMITTED WITH THIS APPLICATION.","status":"OPEN","outcome":"Granted","date":"2018-02-07","number":"32287","relatedPermit":"827131"},{"type":"Building standards appeal","grounds":"ON 04/13/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #808959.","status":"CLOSED","outcome":"APPROVED","date":"2018-05-24","number":"33683","relatedPermit":"808959"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":104100,"taxable":104100,"land":9802,"improvement":94298,"taxableLand":9802,"taxableImprovement":94298,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":104100,"taxable":104100,"land":15615,"improvement":88485,"taxableLand":15615,"taxableImprovement":88485,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":104100,"taxable":104100,"land":15615,"improvement":88485,"taxableLand":15615,"taxableImprovement":88485,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":172200,"taxable":172200,"land":25830,"improvement":146370,"taxableLand":25830,"taxableImprovement":146370,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":186700,"taxable":186700,"land":28005,"improvement":158695,"taxableLand":28005,"taxableImprovement":158695,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":186700,"taxable":186700,"land":28005,"improvement":158695,"taxableLand":28005,"taxableImprovement":158695,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":186700,"taxable":186700,"land":28005,"improvement":158695,"taxableLand":28005,"taxableImprovement":158695,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":438800,"taxable":438800,"land":87760,"improvement":351040,"taxableLand":87760,"taxableImprovement":351040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":438800,"taxable":438800,"land":87760,"improvement":351040,"taxableLand":87760,"taxableImprovement":351040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":771100,"taxable":172200,"land":154220,"improvement":616880,"taxableLand":154220,"taxableImprovement":17980,"exemptLand":0,"exemptImprovement":598900},{"y":2026,"v":771100,"taxable":172200,"land":154220,"improvement":616880,"taxableLand":154220,"taxableImprovement":17980,"exemptLand":0,"exemptImprovement":598900},{"y":2027,"v":625500,"taxable":139685,"land":125100,"improvement":500400,"taxableLand":125100,"taxableImprovement":14585,"exemptLand":0,"exemptImprovement":485815}],"taxNow":2410,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"783284","date":"2017-06-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-15","scope":"MAKE SAFE PERMIT TO COMPLY CASE #506430. WORK TO INCLUDE REPLACEMENT OF ROOF AND FLOOR JOISTS (REFER TO PLANS FOR SPECIFIC SIZE AND LOCATIONS). NO NEW JOIST POCKETS PERMITTED. ALL WORK TO BE COMPLETED PER ENGINEER'S PLAN; PREPARED BY GEORGES BALLOUZ, PE. SEPARATE PERMIT REQUIRED FOR ANY OTHER PROPOSED WORK AND CERTIFICATE OF OCCUPANCY PRIOR TO OCCUPANCY OF THIS STRUCTURE. NO OTHER WORK AUTHORIZED BY THIS PERMIT. *PERMIT RECEIVED FROM DOWNSTAIRS*"},{"number":"827131","date":"2018-03-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-12","scope":"FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE."},{"number":"808959","date":"2018-06-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-12","scope":"FOR LEVEL III ALTERATIONS TO A BUILDING TO CONVERT A PREVIOUS TWO FAMILY DWELLING IN TO A THREE FAMILY DWELLING IN AN EXISTING THREE STORY STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS.APPLICATION GRANTED PER BBS VARIANCE NO.33683 WITH THE FOLLOWING PROVISO, BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R FOR EXTENSION OF TRAVEL DISTANCE. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR OT THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"891295","date":"2018-07-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"(3) HVAC UNITS WITH DUCTWORK"},{"number":"902203","date":"2018-09-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R AS PER APPROVED PLANS AND CALCULATIONS."},{"number":"911686","date":"2018-10-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"ALTERATIONS: INTERIOR PLUMBING; TO CONVERT A PREVIOUS TWO FAMILY DWELLING IN TO A THREE FAMILY DWELLING IN AN EXISTING THREE STORY STRUCTURE; 3-WATER CLOSETS, 3-LAVS, 3-BATHTUBS, 3-KITCHEN SINKS, 3-GARBAGE DISPOSAL, 3-LAUNDRY BOXES AND 3-WATER HEATERS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"919609","date":"2018-10-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"REPLACE EXISTING WATER SERVICE"},{"number":"912499","date":"2019-02-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"INSTALL 300AMP SERVICE AND REWIRE THREE FAMILY DWELLING WITH 20-OUTLETS,8-SWITCHES,15-LIGHTS,3-GFI'S,2-SMOKES AND 1-CO DETECTOR AS PER 2008 NEC (WEST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,LIGHTS AND PANEL AS PER NFPA72"}],"storyTag":"Improved","storyDelta":66,"timeline":[{"y":2016,"k":"sale","p":67000},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"appeal","w":"Appeal approved"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"563695","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","address":"5112 SPRINGFIELD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-09","latestIssueDate":"2012-05-09","expirationDate":"2013-02-28","inactiveDate":"2014-01-10"},{"number":"614647","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"RICHARD CAVANAUGH (PHH MORTGAGE CORPORATION)","legalName":"RICHARD CAVANAUGH","address":"5112 SPRINGFIELD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-01-10","latestIssueDate":"2016-01-16","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"674414","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"ANNE M RUBIN","legalName":"ANNE M RUBIN","address":"5112 SPRINGFIELD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-08-14","latestIssueDate":"2015-08-14","expirationDate":"2016-08-31","inactiveDate":"2016-10-30"},{"number":"679428","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"NATIONSTAR MORTG.LLC. (ASSURANT FIELD ASSET SERV)","legalName":"NATIONSTAR MORTG.LLC.","address":"5112 SPRINGFIELD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-10-03","latestIssueDate":"2015-10-03","expirationDate":"2016-06-01","inactiveDate":"2015-10-29"},{"number":"685970","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"SETERUS INC","legalName":"SETERUS INC","address":"5112 SPRINGFIELD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-12-09","latestIssueDate":"2018-07-08","expirationDate":"2018-12-01","inactiveDate":"2019-01-30"},{"number":"805689","type":"Rental","status":"Active","businessName":"City Block Acquisition VI, LLC.","legalName":"City Block Acquisition VI, LLC.","address":"5112 SPRINGFIELD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-03-14","latestIssueDate":"2026-02-04","expirationDate":"2027-03-13","inactiveDate":null}],"licenseActivity":[{"number":"805689","type":"Rental","businessName":"City Block Acquisition VI, LLC.","legalName":"City Block Acquisition VI, LLC.","issuedDate":"2019-03-14","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2027-03-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"685970","type":"Vacant Residential Property / Lot","businessName":"SETERUS INC","legalName":"SETERUS INC","issuedDate":"2015-12-09","latestIssueDate":"2018-07-08","closureDate":"2019-01-30","expirationDate":"2018-12-01","inactiveDate":"2019-01-30","status":"Closed","statusLabel":"Inactive","active":false},{"number":"679428","type":"Vacant Residential Property / Lot","businessName":"NATIONSTAR MORTG.LLC. (ASSURANT FIELD ASSET SERV)","legalName":"NATIONSTAR MORTG.LLC.","issuedDate":"2015-10-03","latestIssueDate":"2015-10-03","closureDate":"2015-10-29","expirationDate":"2016-06-01","inactiveDate":"2015-10-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"674414","type":"Vacant Residential Property / Lot","businessName":"ANNE M RUBIN","legalName":"ANNE M RUBIN","issuedDate":"2015-08-14","latestIssueDate":"2015-08-14","closureDate":"2016-10-30","expirationDate":"2016-08-31","inactiveDate":"2016-10-30","status":"Closed","statusLabel":"Inactive","active":false},{"number":"614647","type":"Vacant Residential Property / Lot","businessName":"RICHARD CAVANAUGH (PHH MORTGAGE CORPORATION)","legalName":"RICHARD CAVANAUGH","issuedDate":"2014-01-10","latestIssueDate":"2016-01-16","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"563695","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA","legalName":"BANK OF AMERICA","issuedDate":"2012-05-09","latestIssueDate":"2012-05-09","closureDate":"2014-01-10","expirationDate":"2013-02-28","inactiveDate":"2014-01-10","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 76% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $438,800 to $771,100","no permit shown in 2024-2026"],"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":"Appeal #32287: OPEN · Granted; related permit 827131. Use permit #827131: 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 1 case.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"5 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 14, 2017.","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 #563695: Closed since Jan 10, 2014; Vacant Residential Property / Lot #614647: Closed since Apr 29, 2017; Vacant Residential Property / Lot #674414: Closed since Oct 30, 2016; Vacant Residential Property / Lot #679428: Closed since Oct 29, 2015","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":"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":"Sprinkler Certification: Certified through Mar 6, 2027; Fire Alarm Certification: Certified through Nov 12, 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"}]}