{"asOf":"2026-07-29T01:38:57.643Z","block":"400-499 W SPRINGFIELD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-springfield-ave","address":"403 W SPRINGFIELD AVE","parcelNumber":"775535510","source":"https://property.phila.gov/?p=775535510","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VC0","buildingCodeNew":"612","buildingClass":"SCHOOL 3 STY MASONRY","buildingClassNew":"SCHOOL","useLabel":"School","owner":"SPRINGSIDE CHESTNUT HILL","coOwner":null,"marketValue":29959700,"landAssessment":18000000,"improvementAssessment":11959700,"livableArea":170842,"yearBuilt":1880,"lastSale":{"price":1,"date":"2013-09-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"3782934","date":"2015-11-28","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"VI-2022-077418","date":"2022-10-12","code":"F-3103.12.6.1","title":"EXIT SIGN ILLUMINATION (TENTS)\n","status":"COMPLIED","resolutionDate":"2023-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-077435","date":"2022-10-12","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2023-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-077412","date":"2022-10-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-005234","date":"2026-01-28","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"3694383","date":"2014-07-03","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"512030","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-11-30","completedDate":"2016-03-25","violations":[{"number":"3782934","date":"2015-11-28","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-104795","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-12","completedDate":"2023-04-26","violations":[{"number":"VI-2022-077418","date":"2022-10-12","code":"F-3103.12.6.1","title":"EXIT SIGN ILLUMINATION (TENTS)\n","status":"COMPLIED","resolutionDate":"2023-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-077435","date":"2022-10-12","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2023-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-077412","date":"2022-10-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-04-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-007986","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-28","completedDate":"2026-03-13","violations":[{"number":"VI-2026-005234","date":"2026-01-28","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"507110","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3694383","date":"2014-07-03","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"512030","date":"2015-11-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"512030","date":"2016-03-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-104795","date":"2022-10-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104795","date":"2023-04-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-007986","date":"2026-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007986","date":"2026-03-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06254913871357,"lng":-75.20782897264712,"geom":{"type":"Polygon","coordinates":[[[-75.208799234,40.06063431],[-75.209590624,40.059851178],[-75.210078507,40.060156272],[-75.208989529,40.060747849],[-75.210054935,40.061383509],[-75.206647813,40.064751457],[-75.205399141,40.06400643],[-75.208799234,40.06063431]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-008947","type":"Fire Alarm Certification","inspectionDate":"2022-08-01","result":"Certified","expirationDate":"2023-08-01","buildingId":"1097883"},{"number":"BC-2023-008950","type":"Fire Alarm Certification","inspectionDate":"2022-08-03","result":"Certified","expirationDate":"2023-08-03","buildingId":"1124472"},{"number":"BC-2023-019085","type":"Fire Alarm Certification","inspectionDate":"2023-07-26","result":"Certified","expirationDate":"2024-07-26","buildingId":"1097883"},{"number":"BC-2023-019082","type":"Fire Alarm Certification","inspectionDate":"2023-07-26","result":"Certified","expirationDate":"2024-07-26","buildingId":"1124472"},{"number":"BC-2024-027320","type":"Fire Alarm Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1124472"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":719282,"zoning":"RSD1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8000 CHEROKEE ST, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMO./ REMOVAL OF EXISTING ACCESSORY BLEACHERS AND FOR THE ERECTION OF A ONE (1) STORY STRUCTURE NOT TO EXCEED 29'-0\" WHICH HAVE AN AREA FOR SEATING FRONT\"BLEACHERS\" WITH A  AREA FOR GAME ANNOUNCEMENT \"PRESS BOX\" UPPER LEVEL,","status":"CLOSED","outcome":"Granted","date":"2012-08-22","number":"18241","relatedPermit":"409992"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF AN EXISTING ONE-STORY STRUCTURE; FOR THE ERECTION OF A ONE-STORY ADDITION TO AN EXISTING PERFORMING ARTS CENTER IN AN EXISTING EDUCATIONAL FACILITIES; FOR USE AS ASSEMBLY AND ENTERTAINMENT (PERFORMING ARTS) WITH FO","status":"Completed","outcome":"Granted","date":"2024-11-26","number":"ZP-2024-005320","relatedPermit":"ZP-2024-005320"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":28103500,"taxable":0,"land":17982100,"improvement":10121400,"taxableLand":0,"taxableImprovement":0,"exemptLand":17982100,"exemptImprovement":10121400},{"y":2017,"v":28103500,"taxable":0,"land":17982100,"improvement":10121400,"taxableLand":0,"taxableImprovement":0,"exemptLand":17982100,"exemptImprovement":10121400},{"y":2018,"v":29959700,"taxable":0,"land":3894761,"improvement":26064939,"taxableLand":0,"taxableImprovement":0,"exemptLand":3894761,"exemptImprovement":26064939},{"y":2019,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2020,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2021,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2022,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2023,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2024,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2025,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2026,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700},{"y":2027,"v":29959700,"taxable":0,"land":18000000,"improvement":11959700,"taxableLand":0,"taxableImprovement":0,"exemptLand":18000000,"exemptImprovement":11959700}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"403699","date":"2012-05-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-15","scope":"RESURFACE ATHLETIC FIELD, REMOVE AND REPLACE EXISTING ACCESSORY FIELD EQUIPMENT PER PLANS."},{"number":"409992","date":"2012-08-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"REMOVAL OF EXISTING ACCESSORY BLEACHERS & REPLACE WITH UPDATED ACCESSORY BLEACHERS HAVING AN ENCLOSED PREE BOX AT UPPER LEVEL. LOCKER ROOMS, REST ROOMS, TRAINING ROOMS, STORAGE AREAS AND A CONCESSION FACILITY AT GRADE LEVEL; TRELLIS ATTACHED TO STONE PIERS 10 FT. HIGH FOR ARCHITECTURAL ENHANCEMENT OF BLEACHER FACADE."},{"number":"507110","date":"2014-01-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF CONCRETE STADIUM BLEACHER STRUCTURE. INTERIOR FEATURES TO INCLUDE LOCKER ROOM, STORAGE, CONCESSION AND RESTROOM FACILITIES. ARCHITECTURAL PLANS INCLUDED FOR REFERENCE. SEPARATE PERMITS REQUIRED FOR ELECTRICAL & PLUMBING SYSTEMS."},{"number":"OP-2022-000427","date":"2022-08-17","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-04-26","scope":"Install temporary tenting for Springside Chestnut Hill Academy as per 2018 Philadelphia Fire Code."},{"number":"CP-2023-000878","date":"2023-05-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING EDUCATIONAL FACILITY TO ENCLOSE EXISTING PORCH AREA AND CREATE A FITNESS CENTER AND DINING ROOM AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"EP-2023-004297","date":"2023-06-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW LIGHT FIXTURES NORMAL & EMERGENCY, SWITCHES, SENSORS, & CONTROLS USING THE EXISTING CIRCUITS. INSTALL ADDITIONAL RECEPTACLES. INSTALL (2) SMOKE DETECTORS & (2) HORN STROBES FIRE ALARM DEVICES CONNECTING TO THE EXISTING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72.THE ELECTRIC PANELS ARE EXISTING."},{"number":"FP-2024-000089","date":"2024-01-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (20) sprinkler heads to accommodate changes in layout"},{"number":"OP-2024-000257","date":"2024-07-10","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"Install temporary tent for Springside Chestnut Hill Academy. Install 8/30/2024 Event 9/5/2024-9/9/2024 Remove 9/10/2024. Tent will be on property of the school and will not impact streets or sidewalks. THIS IS FOR ONE 50X100 TENT."},{"number":"ZP-2024-005320","date":"2024-10-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF AN EXISTING ONE-STORY STRUCTURE; FOR THE ERECTION OF A ONE-STORY ADDITION TO AN EXISTING PERFORMING ARTS CENTER IN AN EXISTING EDUCATIONAL FACILITIES; FOR USE AS ASSEMBLY AND ENTERTAINMENT (PERFORMING ARTS) WITH FOUR (4) ACCESSORY OFF-STREET SURFACE PARKING SPACES, INCLUDING TWO (2) ADA PARKING SPACES WITH ALL OTHER USES AND ACTIVITIES AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"OP-2025-000307","date":"2025-08-11","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2026-02-03","scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work."},{"number":"CP-2025-004830","date":"2025-12-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR PARTIAL DEMOLITION, LEVEL III ALTERATIONS AND ADDITION WITH NO CHANGE IN OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"FP-2025-002477","date":"2026-01-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF FOUR-INCH FIRE SERVICE LINE, FOUR-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"PP-2026-003697","date":"2026-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING COMMERCIAL BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"GP-2026-002844","date":"2026-04-24","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF TWO (2) 5000-GALLON UNDERGROUND STORAGE TANKS IN ACCORDANCE WITH APPROVED PLANS AND PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION REGULATIONS. 06/08/26 AMENDMENT: FOR THE REMOVAL OF ONE (1) 5000-GAL UNDERGROUND STORAGE TANK AND FOR THE CLOSURE OF ONE (1) 5000-GAL UNDERGROUND STORAGE TANK TO BE FILLED WITH FLOWABLE FILL CONCRETE."},{"number":"MP-2025-003994","date":"2026-07-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Tank Install/Removal"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-005320: Completed · Granted; related permit ZP-2024-005320. Use permit #403699: 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":"12 permits not marked completed: 507110 (EXPIRED), OP-2022-000427 (Expired), CP-2023-000878 (Issued), EP-2023-004297 (Issued), FP-2024-000089 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 7, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 Mar 12, 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 6 historical violations across 4 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/"}]}