{"asOf":"2026-07-25T12:42:44.949Z","block":"2000-2099 MC KINLEY ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-mc-kinley-st","address":"2000 MCKINLEY ST","parcelNumber":"621242500","source":"https://property.phila.gov/?p=621242500","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"23","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW POST WAR","useLabel":"Apartment building","owner":"COATES ALONZO","coOwner":null,"marketValue":309600,"landAssessment":61920,"improvementAssessment":247680,"livableArea":1440,"yearBuilt":1950,"lastSale":{"price":114900,"date":"2001-11-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-006762","date":"2023-01-31","code":"PM15-308.2.2","title":"RUBBISH REFRIGERATORS","status":"CLOSED","resolutionDate":"2023-02-10","resolution":"CLOSED - 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Certification","inspectionDate":"2025-05-22","result":"Certified","expirationDate":"2026-05-22","buildingId":"1334839"},{"number":"BC-2025-022523","type":"Fire Alarm Certification","inspectionDate":"2025-08-07","result":"Certified","expirationDate":"2026-08-07","buildingId":"1334839"},{"number":"BC-2025-029750","type":"Special Hazards Certification","inspectionDate":"2025-11-11","result":"Certified","expirationDate":"2026-11-11","buildingId":"1334839"},{"number":"BC-2026-011455","type":"Special Hazards Certification","inspectionDate":"2026-04-23","result":"Certified","expirationDate":"2027-04-23","buildingId":"1334839"},{"number":"BC-2026-016785","type":"Fire Alarm Certification","inspectionDate":"2026-06-11","result":"Certified","expirationDate":"2027-06-11","buildingId":"1334839"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":2,"lotArea":4268,"zoning":"CMX2","grade":"C","basement":null,"heater":"A","centralAir":null,"extCond":"4","intCond":"4","garage":2,"homestead":false,"mail":"2000 MC KINLEY ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE GARAGE FOR FOOD PREP (CATERING) FOR OFF SITE EVENT AS PART OF AN EXISTING ATTACHED THREE FAMILY DWELLING","status":"CLOSED","outcome":"Denied","date":"2015-02-11","number":"23732","relatedPermit":"554905"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CONVERSION OF THE REAR GARAGE TO COMMISSARIES AND CATERING SERVICES WITH EXISTING THREE (3) FAMILY DWELLING AS PREVIOUSLY APPROVED CREATES A CONDITION OF MULTIPLE MAIN USES IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Denied","date":"2015-06-09","number":"24983","relatedPermit":"596045"},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE OF COMMISSARY AND CATERING SERVICE IN AN EXISTING ACCESSORY GARAGE ATTACHED TO AN EXISTING ATTACHED THREE (3) STORY, THREE (3) FAMILY DWELLING, AND ONE FLATWALL SIGN (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).","status":"OPEN","outcome":"Granted","date":"2016-12-14","number":"29069","relatedPermit":"722708"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":153300,"taxable":153300,"land":59656,"improvement":93644,"taxableLand":59656,"taxableImprovement":93644,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":153300,"taxable":153300,"land":25908,"improvement":127392,"taxableLand":25908,"taxableImprovement":127392,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":153300,"taxable":153300,"land":25908,"improvement":127392,"taxableLand":25908,"taxableImprovement":127392,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":152300,"taxable":152300,"land":25739,"improvement":126561,"taxableLand":25739,"taxableImprovement":126561,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":158700,"taxable":158700,"land":26821,"improvement":131879,"taxableLand":26821,"taxableImprovement":131879,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":158700,"taxable":158700,"land":26821,"improvement":131879,"taxableLand":26821,"taxableImprovement":131879,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":158700,"taxable":158700,"land":26821,"improvement":131879,"taxableLand":26821,"taxableImprovement":131879,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":245300,"taxable":245300,"land":49060,"improvement":196240,"taxableLand":49060,"taxableImprovement":196240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":245300,"taxable":245300,"land":49060,"improvement":196240,"taxableLand":49060,"taxableImprovement":196240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":300400,"taxable":300400,"land":60080,"improvement":240320,"taxableLand":60080,"taxableImprovement":240320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":300400,"taxable":300400,"land":60080,"improvement":240320,"taxableLand":60080,"taxableImprovement":240320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":309600,"taxable":309600,"land":61920,"improvement":247680,"taxableLand":61920,"taxableImprovement":247680,"exemptLand":0,"exemptImprovement":0}],"taxNow":4205,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"304953","date":"2010-10-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"REPLACE CURB TRAP"},{"number":"306973","date":"2010-10-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"REPLACE LATERAL"},{"number":"722708","date":"2017-01-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"FOR THE CONVERSION OF THE REAR, ATTACHED ACCESSORY GARAGE TO COMMISSAIES AND CATERING SERVICES WITH AN EXISTING THREE FAMILY DWELLING AS PREVIOUSLY APPROVED. NO INTENT TO ABANDON CURRENT USE. FOR THE ERECTION OF ONE ETERANLLY ILLUMINATED WALL SIGN."},{"number":"899401","date":"2018-10-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-09-08","scope":"**MAXIMUM SIX (6) EMPLOYEES AS PER OWNER'S LETTER DATED 8/15/18** FOR LEVEL II ALTERATIONS WITH A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION FROM GROUP S-2 (GARAGE FOR MULTI-FAMILY DWELLING), TO GROUP B (SHARED COMMERCIAL KITCHEN SPACE; SEE AP#722708 FOR USE PERMIT), WITHIN A SINGLE-STORY MASONRY SEMI-DETACHED STRUCTURE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP WORK; NO SIGNS ON THIS PERMIT; SPACE NOT REQUIRED TO BE SPRINKLERED."},{"number":"973752","date":"2019-06-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-23","scope":"NEW SERVICE 30 120/208V 200AMP, NEW PANEL, NEW CIRCUITS FOR KITCHEN EQUIPMENT, LIGHTING, APPLIANCES, HOOD, HVAC EQUIPMENT AS PER NEC 2008 NEW FIRE ALARM DEVICES AND PANEL IN NEW CONSTRUCTED AREA NFPA 72 (EAST DIST)"},{"number":"1002371","date":"2019-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. *SEE AP #899401 FOR ROOFTOP UNIT LOCATION PER PLANS*"},{"number":"1007507","date":"2019-09-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-03-11","scope":"WATER SERVICE, CURB TRAP, FAI,HOUSE DRAIN PA20190741325 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" AND 2-WC ,2-LAVS,1-SHOWER, 4-SINK, 6-FLOOR DRAINS & STACK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1018962","date":"2019-10-15","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-05-17","scope":"EZ PERMIT RE-ROOFING- For the Installation of new roof coverings on exiting roofs as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans.STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)"},{"number":"975590","date":"2019-12-13","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-05-11","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED ALTERATIONS PERMIT AP#899401 TO ADD UNDERPINNING TO THE LEFT SIDE OF THE CONVERTED GARAGE FOUNDATION TO THE SCOPE OF WORK, AS PER PLANS; NO OTHER WORK ON THIS PERMIT."},{"number":"1038703","date":"2020-01-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-08","scope":"EZ STANDARS KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"1034031","date":"2020-01-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-11","scope":"FOR THE INSTALLATION OF A TYPE I KITCHEN HOOD (13.0 X 4.5 FEET) WITH ASSOCIATED DUCTWORK AND EXHAUST/RETURN FANS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING."},{"number":"1034030","date":"2020-01-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-08","scope":"FOR THE INSTALLATION OF A WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM (ANSUL R102). ALL WORK TO BE IN ACCORDANCE WITH APPROVED PLANS, MANUFACTURER'S INSTALLATION INSTRUCTIONS AND NFPA 17A. **SEE AP# 1034031 FOR PLANS**"},{"number":"GP-2020-002789","date":"2020-06-16","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-05-11","scope":"ERECTION OF ONE (1) INTERNALLY ILLUMINATED FLATWALL SIGN AS PER APPROVED PLANS."},{"number":"MP-2020-002295","date":"2020-09-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-08","scope":"FOR THE INSTALLATION OF NEW HVAC SYSTEM INCLUDING REGISTERS AND DIFFUSERS WITH ASSOCIATED APPLIANCES AND DUCT WORK AS PER PLANS."},{"number":"PP-2021-010345","date":"2021-06-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-08","scope":"Installation of all supply and DWV pie to listed fixtures per plans and the 2018 Philadelphia Plumbing Code."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"222983","type":"Rental","status":"Inactive","businessName":"ALONZO COATES","legalName":"ALONZO COATES","address":"2000 MCKINLEY ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-08-15","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"665273","type":"Rental","status":"Active","businessName":"ALONZO COATES","legalName":"ALONZO COATES","address":"2000 MCKINLEY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-05-19","latestIssueDate":"2026-05-29","expirationDate":"2027-05-31","inactiveDate":null},{"number":"881813","type":"Food Caterer","status":"Active","businessName":"The Capital II Group, Inc (Kitchen Korners)","legalName":"The Capital II Group, Inc","address":"2000 MCKINLEY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2021-11-20","latestIssueDate":"2025-11-14","expirationDate":"2026-11-19","inactiveDate":null},{"number":"883728","type":"Food Caterer","status":"Active","businessName":"Lauren Holley (    Sister's Original Supreme Pies   )","legalName":"Lauren Holley","address":"2000 MCKINLEY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2021-12-18","latestIssueDate":"2026-04-10","expirationDate":"2026-12-17","inactiveDate":null},{"number":"889622","type":"Food Caterer","status":"Expired","businessName":"Cheat With Mee Desserts, LLC","legalName":"Cheat With Mee Desserts, LLC","address":"2000 MCKINLEY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2022-03-14","latestIssueDate":"2022-03-14","expirationDate":"2023-03-13","inactiveDate":null},{"number":"948637","type":"Vendor - On Foot","status":"Inactive","businessName":"Tichelle Spencer  (Catering and Design )","legalName":"Tichelle Spencer ","address":"2000 MCKINLEY ST","revenueCode":"3278","rentalCategory":null,"units":null,"issuedDate":"2024-04-09","latestIssueDate":"2024-04-09","expirationDate":"2025-04-08","inactiveDate":"2025-06-07"},{"number":"0981400","type":"Food Caterer","status":"Active","businessName":"V-goddess","legalName":"V-goddess","address":"2000 MCKINLEY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2025-06-11","latestIssueDate":"2026-05-21","expirationDate":"2027-06-10","inactiveDate":null},{"number":"1004460","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Active","businessName":"OLA'S ENTERPRISES LLC","legalName":"OLA'S ENTERPRISES LLC","address":"2000 MCKINLEY ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2026-04-13","latestIssueDate":"2026-04-13","expirationDate":"2027-04-09","inactiveDate":null},{"number":"1010245","type":"Food Caterer","status":"Active","businessName":"Sweeties Kitchen and Pastries","legalName":"Sweeties Kitchen and Pastries","address":"2000 MCKINLEY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2026-06-12","latestIssueDate":"2026-06-12","expirationDate":"2027-06-11","inactiveDate":null}],"licenseActivity":[{"number":"1010245","type":"Food Caterer","businessName":"Sweeties Kitchen and Pastries","legalName":"Sweeties Kitchen and Pastries","issuedDate":"2026-06-12","latestIssueDate":"2026-06-12","closureDate":null,"expirationDate":"2027-06-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1004460","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"OLA'S ENTERPRISES LLC","legalName":"OLA'S ENTERPRISES LLC","issuedDate":"2026-04-13","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-04-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0981400","type":"Food Caterer","businessName":"V-goddess","legalName":"V-goddess","issuedDate":"2025-06-11","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-06-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"948637","type":"Vendor - On Foot","businessName":"Tichelle Spencer  (Catering and Design )","legalName":"Tichelle Spencer ","issuedDate":"2024-04-09","latestIssueDate":"2024-04-09","closureDate":"2025-06-07","expirationDate":"2025-04-08","inactiveDate":"2025-06-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"889622","type":"Food Caterer","businessName":"Cheat With Mee Desserts, LLC","legalName":"Cheat With Mee Desserts, LLC","issuedDate":"2022-03-14","latestIssueDate":"2022-03-14","closureDate":"2023-03-13","expirationDate":"2023-03-13","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"883728","type":"Food Caterer","businessName":"Lauren Holley (    Sister's Original Supreme Pies   )","legalName":"Lauren Holley","issuedDate":"2021-12-18","latestIssueDate":"2026-04-10","closureDate":null,"expirationDate":"2026-12-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"881813","type":"Food Caterer","businessName":"The Capital II Group, Inc (Kitchen Korners)","legalName":"The Capital II Group, Inc","issuedDate":"2021-11-20","latestIssueDate":"2025-11-14","closureDate":null,"expirationDate":"2026-11-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"665273","type":"Rental","businessName":"ALONZO COATES","legalName":"ALONZO COATES","issuedDate":"2004-08-15","latestIssueDate":"2026-05-29","closureDate":null,"expirationDate":"2027-05-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $158,700 to $245,300","no permit shown in 2022-2024"],"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 #23732: CLOSED · Denied; related permit 554905. Use permit #722708: 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":"3 permits not marked completed: 1002371 (EXPIRED), 1007507 (Expired), 1018962 (Expired). 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-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 1950 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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 14, 2025.","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":"Food Caterer #889622: Expired; Vendor - On Foot #948637: Inactive since Jun 7, 2025","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Apr 23, 2027; Fire Alarm Certification: Certified through Jun 11, 2027","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"}]}