{"asOf":"2026-07-29T19:54:33.638Z","block":"9200-9299 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9200-9299-germantown-ave","address":"9201 GERMANTOWN AVE","parcelNumber":"775767000","source":"https://property.phila.gov/?p=775767000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"ZD0","buildingCodeNew":"680","buildingClass":"MISC MUSEUM MASONRY","buildingClassNew":"CULTURAL FACILITIES","useLabel":"Museum","owner":"WOODMERE ART MUSEUM INC","coOwner":null,"marketValue":6510600,"landAssessment":846378,"improvementAssessment":5664222,"livableArea":15904,"yearBuilt":1860,"lastSale":{"price":1,"date":"2016-04-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"3995448","date":"2016-06-30","code":"A-302.8/30","title":"PERM - MUST 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REPAIR","latestInvestigationDate":"2024-08-14","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855430601&hash=6054591E45E9787F770531D76184C96191106CE75E11F044040E52A02BC0F7F3"},{"number":"VI-2024-027622","date":"2024-04-22","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2024-08-14","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-08-14","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855430601&hash=6054591E45E9787F770531D76184C96191106CE75E11F044040E52A02BC0F7F3"}],"violationCases":[{"number":"542320","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-06-30","completedDate":"2016-07-29","noticeUrl":null,"violations":[{"number":"3995448","date":"2016-06-30","code":"A-302.8/30","title":"PERM - MUST 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REPAIR","latestInvestigationDate":"2024-08-14","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855430601&hash=6054591E45E9787F770531D76184C96191106CE75E11F044040E52A02BC0F7F3"}]}],"violYears":[{"y":2016,"n":3,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"542320","date":"2016-06-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"542320","date":"2016-07-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2024-033711","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033711","date":"2024-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033711","date":"2024-08-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08312590002083,"lng":-75.21978036785691,"geom":{"type":"Polygon","coordinates":[[[-75.219792436,40.082177462],[-75.220974674,40.08295901],[-75.219809241,40.084085343],[-75.218565371,40.083263045],[-75.219792436,40.082177462]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-005980","type":"Sprinkler Certification","inspectionDate":"2024-02-26","result":"Certified","expirationDate":"2025-02-26","buildingId":"1105813"},{"number":"BC-2024-010629","type":"Fire Alarm Certification","inspectionDate":"2024-04-01","result":"Deficient","expirationDate":null,"buildingId":"1105813"},{"number":"BC-2024-010632","type":"Fire Alarm Certification","inspectionDate":"2024-04-01","result":"Deficient","expirationDate":null,"buildingId":"1105813"},{"number":"BC-2024-018494","type":"Fire Alarm Certification","inspectionDate":"2024-06-21","result":"Certified","expirationDate":"2025-06-21","buildingId":"1105813"},{"number":"BC-2025-006415","type":"Sprinkler Certification","inspectionDate":"2025-01-30","result":"Certified","expirationDate":"2026-01-30","buildingId":"1105813"},{"number":"BC-2026-004556","type":"Sprinkler Certification","inspectionDate":"2026-01-23","result":"Certified","expirationDate":"2027-01-23","buildingId":"1105813"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":228383,"zoning":"RSD1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9201 GERMANTOWN AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RECONFIGURATION AND RELOCATION OF  EXISTING  PARKING LOT  WITH SIXTY-ONE(61)  OFF-STREET PARKING SPACES  WITH THREE(3) EXISTING ACCESSIBLE SPACES  ALL  ACCESSORY TO EXISTING MUSEUM WITH ACCESSORY OFFICES, INSTRUCTIONAL CLASSE","status":"OPEN","outcome":"Granted","date":"2016-06-08","number":"27758","relatedPermit":"681916"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6107200,"taxable":0,"land":5709600,"improvement":397600,"taxableLand":0,"taxableImprovement":0,"exemptLand":5709600,"exemptImprovement":397600},{"y":2017,"v":6107200,"taxable":0,"land":5709600,"improvement":397600,"taxableLand":0,"taxableImprovement":0,"exemptLand":5709600,"exemptImprovement":397600},{"y":2018,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2019,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2020,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2021,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2022,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2023,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2024,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2025,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2026,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222},{"y":2027,"v":6510600,"taxable":0,"land":846378,"improvement":5664222,"taxableLand":0,"taxableImprovement":0,"exemptLand":846378,"exemptImprovement":5664222}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"71892","date":"2007-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-15","scope":"INSTALL TRACK LIGHTING."},{"number":"161983","date":"2008-07-01","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-11-13","scope":null},{"number":"352478","date":"2011-07-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-17","scope":"INSTALL ONE NEW CHILLED WATER AHV WITH (6) NEW HOT WATER COILS WITH DUCTWORK TO REPLACE AN EXISTING ROOF TOP SYSTEM."},{"number":"369200","date":"2011-12-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-04-16","scope":"MUSEUM -UPGRADE EXISTING ELECTRICAL SVC FROM 300A/480 VOLT TO 600A/480 VOLT. INSTALLATION OF POWER WIRING FOR NEW 3 PHASE CHILLER UNIT 175A 3 PHASE 480V AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"673326","date":"2016-04-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-11-07","scope":"SITE WORK TO INCLUDE ERECTION OF A CONCRETE BENCH AND INSTALLATION OF FOUNDATIONS FOR A SCULTURE AT AN EXISTING MUSEUM COMPLEX AS PER APPROVED PLANS."},{"number":"683940","date":"2016-04-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-03","scope":"HOUSE DRAIN, CURB TRAP & FAI 20161041766 \"NO SITE WORK\" \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"690517","date":"2016-06-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-07","scope":"PLACEMENT OF FOUNTAIN AND SCULPTING IN THE VICINITY OF THE PARKING LOT, RELATED WORK AND LANDSCAPING; SEE BUILDING PERMIT# 673326 FOR PREVIOUSLY APPROVED SITE WORK."},{"number":"681916","date":"2016-06-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-13","scope":"APPLICATION IS FOR THE RECONFIGURATION AND RELOCATION OF EXISTING PARKING LOT WITH SIXTY-ONE(61) OFF-STREET PARKING SPACES WITH THREE(3) EXISTING ACCESSIBLE SPACES ALL ACCESSORY TO EXISTING MUSEUM WITH ACCESSORY OFFICES, INSTRUCTIONAL CLASSES, RETAIL SALE OF CONSUMER GOODS AND ACCESSORY STORAGE SHED AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"704769","date":"2016-07-05","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-07-05","scope":"ADMINISTRATIVE REVIEW TO INCREATE ACCESSORY PARKING SPACES FROM SIXTY-ONE(61) SPACES TO SEVENTY ( 70) SPACES INCLUDING WITH THREE(3) EXISTING ACCESSIBLE SPACES ( ORIGINAL APP# 681916) ON THE SAME LOT EXISTING MUSEUM WITH ACCESSORY OFFICES, INSTRUCTIONAL CLASSES, RETAIL SALE OF CONSUMER GOODS AND ACCESSORY STORAGE SHED AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"708444","date":"2016-07-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-09","scope":"INSTALL A DEDICATED 20AMP CIRCUIT FROM PANEL TO INSTALL 2 OUTLETS PER 2008 NEC (MUSEUM)NORTH DISTRICT"},{"number":"713591","date":"2016-09-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-23","scope":"INSTALL 4 PARKING LOT POLE LIGHTS. INSTALL 2 WEATHERPROOF GFI RECEPTACLES. INSTALL CONDUCT AND WIRING FOR POLE LIGHTS AND RECEPTACLES TO EXISTING PANEL PER 2008 NEC (MUSEUM)NORTH DISTRICT"},{"number":"710129","date":"2016-10-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-11-01","scope":"SITE PERMIT FOR CONVERSION OF EXISTING PARKING LOT INTO COMBINATION POROUS/NON-POROUS ASPHALT WITH INFILTRATION FACILITIES UNDERNEATH AS PER APPROVED PLANS."},{"number":"731351","date":"2016-11-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-28","scope":"NEW CONSTRUCTION: EXTERIOR PLUMBING; 2 SUB SURFACE INFILTRATION STORM MGT SYSTEMS & RELATED PIPING; 7 STORM AREA DRAINS AND 1 - 24\" STORM SEWER CONNECTION TO EXISTING PWD SEWER LOCATED WITHIN A UTILITY RIGHT OF WAY ON THE PROPERTY - PA1# 2016-2980512 - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"727127","date":"2016-11-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"ADD HOSE BIBB FOR BUILDING"},{"number":"25199","date":"2017-10-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-10-16","scope":"10/6/17 ERECT ASSEMBLY TENT 40X80"},{"number":"25882","date":"2018-12-10","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-12-10","scope":"09/28/18 - ERECT TENT 40X80"},{"number":"909926","date":"2019-01-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-10","scope":"FOR THE RELOCATION OF A SCULPTURE. WORK TO INCLUDE A REINFORCED CONCRETE FOOTING AS PER APPROVED PLANS."},{"number":"26584","date":"2019-09-27","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-09-27","scope":null},{"number":"CP-2021-001407","date":"2021-03-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-07-05","scope":"For the removal of a slate slab and for the installation of a cast-in-place concrete slab, over an existing electrical room within the basement of an existing pubic museum (Woodmere Art Museum), as per plans; no other work on this permit."},{"number":"ZP-2021-001096","date":"2021-08-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-08-04","scope":"FOR AN EXTERIOR LANDSCAPING AND ACCESSORY STORAGE SHED ON THE SAME LOT ALL EXISTING STRUCTURES REMAINS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"SP-2022-000163","date":"2022-03-29","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2022-08-04","scope":"WORK TO INCLUDE SITE WORK ONLY TO AN EXISTING SITE ACCESSORY TO MUSEUM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-004929","date":"2022-03-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-04","scope":"Plumbing Permit for combo SP-2022-000163"},{"number":"OP-2025-000404","date":"2025-10-22","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2026-01-28","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 if applicable."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[{"number":"303467","type":"Special Permit","status":"Inactive","businessName":"WOODMERE ART MUSEUM","legalName":"WOODMERE ART MUSEUM","address":"9201 GERMANTOWN AVE","revenueCode":"3845","rentalCategory":null,"units":null,"issuedDate":"2004-05-21","latestIssueDate":"2004-05-21","expirationDate":null,"inactiveDate":null},{"number":"303903","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"WOODMERE ART MUSEUM","legalName":"WOODMERE ART MUSEUM","address":"9201 GERMANTOWN AVE","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2004-05-21","latestIssueDate":"2004-05-21","expirationDate":"2005-10-31","inactiveDate":"2011-12-14"}],"licenseActivity":[{"number":"303903","type":"Annual Small Games Of Chance","businessName":"WOODMERE ART MUSEUM","legalName":"WOODMERE ART MUSEUM","issuedDate":"2004-05-21","latestIssueDate":"2004-05-21","closureDate":"2011-12-14","expirationDate":"2005-10-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"303467","type":"Special Permit","businessName":"WOODMERE ART MUSEUM","legalName":"WOODMERE ART MUSEUM","issuedDate":"2004-05-21","latestIssueDate":"2004-05-21","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #27758: OPEN · Granted; related permit 681916. Use permit #681916: 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":"2 permits not marked completed: CP-2021-001407 (Expired), OP-2025-000404 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 23, 2027; Fire Alarm Certification: Certified through Jun 21, 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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 14, 2024.","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":"Special Permit #303467: Inactive; Annual Small Games Of Chance #303903: Inactive since Dec 14, 2011","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":"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 5 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/"}],"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/"}]}