{"asOf":"2026-07-31T22:22:05.441Z","block":"5200-5299 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5200-5299-haverford-ave","address":"5201-15 HAVERFORD AVE","parcelNumber":"774179500","source":"https://property.phila.gov/?p=774179500","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"YE0","buildingCodeNew":"238","buildingClass":"HEALTH FAC MED CENT MASON","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Commercial","owner":"SPECTRUM HEALTH SERVICES","coOwner":null,"marketValue":1320600,"landAssessment":158475,"improvementAssessment":1162125,"livableArea":12000,"yearBuilt":1977,"lastSale":{"price":1,"date":"2019-03-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"766416","date":"2007-12-10","code":"A-000.0/1","title":"VIOL NONE 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WEST","certifications":[{"number":"BC-2021-000705","type":"Fire Alarm Certification","inspectionDate":"2021-03-24","result":"Certified","expirationDate":"2022-03-24","buildingId":"1527939"},{"number":"BC-2022-008311","type":"Sprinkler Certification","inspectionDate":"2022-06-17","result":"Deficient","expirationDate":null,"buildingId":"1527939"},{"number":"BC-2023-007636","type":"Sprinkler Certification","inspectionDate":"2023-03-08","result":"Certified","expirationDate":"2024-03-08","buildingId":"1527939"},{"number":"BC-2023-006914","type":"Fire Alarm Certification","inspectionDate":"2023-03-17","result":"Certified","expirationDate":"2024-03-17","buildingId":"1527939"},{"number":"BC-2024-012630","type":"Sprinkler Certification","inspectionDate":"2024-03-14","result":"Certified","expirationDate":"2025-03-14","buildingId":"1527939"},{"number":"BC-2024-017040","type":"Sprinkler Certification","inspectionDate":"2024-03-14","result":"Certified","expirationDate":"2025-03-14","buildingId":"1527939"},{"number":"BC-2024-027072","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-10-02","result":"Certified","expirationDate":"2025-10-02","buildingId":"1527939"},{"number":"BC-2025-008463","type":"Sprinkler Certification","inspectionDate":"2025-03-04","result":"Certified","expirationDate":"2026-03-04","buildingId":"1527939"},{"number":"BC-2026-005271","type":"Fire Alarm Certification","inspectionDate":"2025-03-04","result":"Certified","expirationDate":"2026-03-04","buildingId":"1527939"},{"number":"BC-2025-005698","type":"Sprinkler Certification","inspectionDate":"2025-03-06","result":"Deficient","expirationDate":null,"buildingId":"1527939"},{"number":"BC-2025-030105","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-11","result":"Certified","expirationDate":"2026-11-11","buildingId":"1527939"},{"number":"BC-2026-006009","type":"Fire Alarm Certification","inspectionDate":"2026-03-04","result":"Certified","expirationDate":"2027-03-04","buildingId":"1527939"},{"number":"BC-2026-006010","type":"Sprinkler Certification","inspectionDate":"2026-03-04","result":"Certified","expirationDate":"2027-03-04","buildingId":"1527939"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":21226,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"5201-15 HAVERFORD AVE, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING, FOR THE  ERECTION OF  A TWO (2) / THREE (3) STORY STRUCTURE MAX HEIGHT 52 FT INCLUDING THE 8 FT HIGH EQUIPMENT SCREENING FOR USE AS  A MEDICAL OFFICE BLDG FOR TREATMENT OF PATIENTS (N","status":"CLOSED","outcome":"Granted with conditions","date":"2009-07-08","number":"9217","relatedPermit":"216729"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF FOUR (4) ILLUMINATED FLATWALL SIGNS AND ONE (1) NONILLUMINATED\nFREESTANDING SIGN, SIZE AND LOCATION AS SHOWN ON THE PLAN.\nFOR USE AS SIGNAGE ACCESSORY TO PREVIOUSLY APPROVED USE AS A MEDICAL OFFICE BUILDING FOR TR","status":"OPEN","outcome":"Granted","date":"2019-06-19","number":"36931","relatedPermit":"949306"}],"taxYears":[{"year":2012,"total":300,"principal":0,"interest":0,"penalty":0}],"taxNet":300,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1238800,"taxable":0,"land":318400,"improvement":920400,"taxableLand":0,"taxableImprovement":0,"exemptLand":318400,"exemptImprovement":920400},{"y":2017,"v":1238800,"taxable":0,"land":318400,"improvement":920400,"taxableLand":0,"taxableImprovement":0,"exemptLand":318400,"exemptImprovement":920400},{"y":2018,"v":1320600,"taxable":0,"land":158472,"improvement":1162128,"taxableLand":0,"taxableImprovement":0,"exemptLand":158472,"exemptImprovement":1162128},{"y":2019,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2020,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2021,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2022,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2023,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2024,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2025,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2026,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125},{"y":2027,"v":1320600,"taxable":0,"land":158475,"improvement":1162125,"taxableLand":0,"taxableImprovement":0,"exemptLand":158475,"exemptImprovement":1162125}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"216729","date":"2009-07-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-07-15","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING TO ERECT A THREE STORY BUILDING WITH MECHANICAL EQUIPMENT ON THE ROOFS INCLUDE ACCESSORY PARKING SEVEN (7) OPEN AIR SPACES THIRTEEN (13) INTERIOR PARKING SPACES FOR THE USE OF A MEDICAL OFFICE BLDG. TO INCLUDE TREATMENT OF PATIENTS (NO OVER NIGHT STAYS) WITH A DECK ON THE SECOND FLOOR ROOF WITH FORTY-TWO (42) INCH HANDRAILS AND SUN SHADE AT THE FIRST FLOOR LEVEL IN FRONT OF BLDG."},{"number":"20219","date":"2010-04-13","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2010-04-13","scope":"4/14/10-ERECTION OF (1)-20X30 ASSEMBLY USE TENT"},{"number":"358302","date":"2011-12-28","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"CLOSED","completedDate":null,"scope":null},{"number":"362110","date":"2012-02-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-06-27","scope":"NEW CONSTRUCTION OF A 3 STORY CORE/SHELL, STEEL STRUCTURE WITH BRICK AND GLASS AS PER PLANS. SEPARATE PERMIT REQUIRED FOR M,E,P AND FIRE SUPPRESSION."},{"number":"404104","date":"2012-05-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-12-07","scope":"COMPLETE DEMO OF STRUCTURE. ZONING ALREADY COMPLETE."},{"number":"409671","date":"2012-06-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-30","scope":"SEAL LATERAL"},{"number":"411101","date":"2012-06-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-15","scope":"NEW STORM SANITARY & WATER FOR BLDG 1 AREA DRAIN 1 ROOF DRAIN (MEDICAL OFFICE BLDG)"},{"number":"423465","date":"2012-09-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-27","scope":"COMPLETE PLUMBING SYSTEM SUPPLY & INSTALL PLUMBING FIXTURES (LISTED ON BACK OF APPL)(MEDICAL OFFICE BLDG)"},{"number":"414151","date":"2012-09-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-07-03","scope":"FITOUT TO CORE AND SHELL STRUCTURE FOR OFFICES."},{"number":"414344","date":"2012-09-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-04-11","scope":"AMENDMENT TO PERMIT 362110 TO REFLECT NEW CHANGES AS PER PLANS."},{"number":"438440","date":"2013-01-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-06-27","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT A THREE (3) STORY STRUCTURE (MEDICAL OFFICE BUILDING); INSTALLATION TO INCLUDE BACKFLOW PREVENTION DEVICE AND FIRE PUMP."},{"number":"455759","date":"2013-03-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-09","scope":"FURNISH AND INSTALL CAT6 LOW VOLTAGE TELECOM CABLES (LONGEST 300) PER 2008 NEC (COMMERCIAL)"},{"number":"460002","date":"2013-06-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-06-27","scope":"FOR THE INSTALLATION OF A HVAC SYSTEM THROUGHOUT. THIS SYSTEM IS A COMPLEX SYSTEM WHICH INCLUDES RTU'S, VAV'S, SLIT SYSTEMS AND CONDENSING UNITS. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. THIS WOR ACTIVITY SHALL BE PERFORMED BY CONTRACTORS & SUB-CONTRACTORS LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"428648","date":"2013-06-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"WIRE BUILDING THROUGHOUT PER 2008 NEC (MEDICAL OFFICE)"},{"number":"963448","date":"2019-04-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-17","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO CONVERT OFFICE SPACE INTO AN ACCESSORY PHARMACY FOR AN EXISTING COMMUNITY HEALTH CENTER AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"968948","date":"2019-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-17","scope":"REPLACE EXISTING SINK IN SAME LOCATION AND EXISTING SUPPLY AND WASTE LINES AS PHILADELPHIA 2014 PLUMBING CODE."},{"number":"981697","date":"2019-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-13","scope":"RELOCATE 4 EXISTING RECEPTACLES AND PROVIDE POWER FOR ROLL DOWN SECURITY GATE OFF NEARBY CIRCUIT, PER 2017 NEC"},{"number":"949306","date":"2019-08-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-01","scope":"FOR THE ERECTION OF FOUR (4) ILLUMINATED FLATWALL SIGNS AND ONE (1) NON-ILLUMINATED FREESTANDING SIGN, SIZE AND LOCATION AS SHOWN ON THE PLAN. FOR USE AS SIGNAGE ACCESSORY TO PREVIOUSLY APPROVED USE AS A MEDICAL OFFICE BUILDING FOR TREATMENT OF PATIENTS."},{"number":"998682","date":"2019-10-22","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-02-16","scope":"FOR THE ERECTION OF FOUR (4) ILLUMINATED FLATWALL SIGNS AND ONE (1) NON-ILLUMINATED FREESTANDING ACM PANEL SIGN, SIZE AND LOCATION AS SHOWN ON THE PLAN. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"PP-2021-000872","date":"2021-01-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-09-15","scope":"Backflow installation PPC 2018"},{"number":"EP-2021-001294","date":"2021-02-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-25","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR THE THIRD FLOOR OF AN EXISTING BUILDIN. ALTERATION TO THE AN EXISTING OUTPATIENT CLINIC. ALL WORK TO BE PERFORMED AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **IEBC 2018**SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK** ELECTRICAL: Renovation of outpatient clinic. Install lights, receptacles, low-voltage wiring, exit/emergency lights as per 2017 NEC. Install new fire alarm devices as per 2016 NFPA 72."},{"number":"PP-2021-002244","date":"2021-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-26","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR THE THIRD FLOOR OF AN EXISTING BUILDIN. ALTERATION TO THE AN EXISTING OUTPATIENT CLINIC. ALL WORK TO BE PERFORMED AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **IEBC 2018**SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK** ELECTRICAL: Renovation of outpatient clinic. Install lights, receptacles, low-voltage wiring, exit/emergency lights as per 2017 NEC. Install new fire alarm devices as per 2016 NFPA 72."},{"number":"CP-2020-007309","date":"2021-02-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-05-19","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR THE THIRD FLOOR OF AN EXISTING BUILDIN. ALTERATION TO THE AN EXISTING OUTPATIENT CLINIC. ALL WORK TO BE PERFORMED AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **IEBC 2018**SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK** ELECTRICAL: Renovation of outpatient clinic. Install lights, receptacles, low-voltage wiring, exit/emergency lights as per 2017 NEC. Install new fire alarm devices as per 2016 NFPA 72."},{"number":"CP-2025-000469","date":"2025-01-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-28","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR THE THIRD FLOOR SUITE 301 OF AN EXISTING BUILDING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **IEBC 2018** *******SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL OR FIRE SUPPRESSION WORK ********** ELECTRICAL: Renovation to relocate 6 light fixtures, 5 new light switches and 6 new outlets."},{"number":"EP-2025-000906","date":"2025-01-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-26","scope":"Electrical Permit for combo CP-2025-000469"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"616411","type":"Dumpster License - Private Property","status":"Active","businessName":"SPECTRUM HEALTH SERVICES","legalName":"SPECTRUM HEALTH SERVICES","address":"5201-15 HAVERFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-01-28","latestIssueDate":"2014-01-28","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"616411","type":"Dumpster License - Private Property","businessName":"SPECTRUM HEALTH SERVICES","legalName":"SPECTRUM HEALTH SERVICES","issuedDate":"2014-01-28","latestIssueDate":"2014-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #9217: CLOSED · Granted with conditions; related permit 216729. Use permit #216729: 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":"5 permits not marked completed: 358302 (CLOSED), 428648 (Expired), 998682 (Expired), PP-2021-000872 (Expired), CP-2020-007309 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$300.00 was recorded in the City’s 2022-06 delinquency snapshot for 2012.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 23, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 2 historical violations across 2 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":"Fire Alarm Certification: Certified through Mar 4, 2027; Sprinkler Certification: Certified through Mar 4, 2027; Emergency and Standby Power Systems Certification: Certified through Nov 11, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}