{"asOf":"2026-07-26T10:50:44.619Z","block":"6900-6999 OLD YORK RD","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-old-york-rd","address":"6926 OLD YORK RD","parcelNumber":"785057900","source":"https://property.phila.gov/?p=785057900","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VA1","buildingCodeNew":"216","buildingClass":"SCHOOL 1 STY MASONRY+OTH","buildingClassNew":"LIFE CARE FACILITY-ASSTD LVNG","useLabel":"School","owner":"PENN ASIAN SENIOR SERVICE","coOwner":"A PENNA NON-PROFIT CORP","marketValue":4228700,"landAssessment":549731,"improvementAssessment":3678969,"livableArea":null,"yearBuilt":1960,"lastSale":{"price":1,"date":"2014-07-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-079448","date":"2025-10-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-110559","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-07","completedDate":"2026-01-05","violations":[{"number":"VI-2025-079448","date":"2025-10-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-110559","date":"2025-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-110559","date":"2025-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-110559","date":"2026-01-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05895467188424,"lng":-75.13942720817712,"geom":{"type":"Polygon","coordinates":[[[-75.138506288,40.059155038],[-75.138759613,40.058742381],[-75.139426113,40.058828488],[-75.139479513,40.058584859],[-75.140184091,40.058675879],[-75.140059497,40.059244349],[-75.139354884,40.059153323],[-75.139331151,40.059261603],[-75.138506288,40.059155038]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-005949","type":"Fire Alarm Certification","inspectionDate":"2022-05-03","result":"Certified","expirationDate":"2023-05-03","buildingId":"1131522"},{"number":"BC-2023-011349","type":"Fire Alarm Certification","inspectionDate":"2023-05-12","result":"Certified","expirationDate":"2024-05-12","buildingId":"1131522"},{"number":"BC-2024-013374","type":"Fire Alarm Certification","inspectionDate":"2024-04-19","result":"Certified","expirationDate":"2025-04-19","buildingId":"1131522"},{"number":"BC-2025-015525","type":"Fire Alarm Certification","inspectionDate":"2025-03-10","result":"Certified","expirationDate":"2026-03-10","buildingId":"1131522"},{"number":"BC-2025-025810","type":"Sprinkler Certification","inspectionDate":"2025-09-19","result":"Certified","expirationDate":"2026-09-19","buildingId":"1131522"},{"number":"BC-2025-025826","type":"Sprinkler Certification","inspectionDate":"2025-09-19","result":"Deficient","expirationDate":null,"buildingId":"1142055"},{"number":"BC-2025-031188","type":"Sprinkler Certification","inspectionDate":"2025-11-20","result":"Certified","expirationDate":"2026-11-20","buildingId":"1131522"},{"number":"BC-2026-016184","type":"Fire Alarm Certification","inspectionDate":"2026-05-19","result":"Certified","expirationDate":"2027-05-19","buildingId":"1131522"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19126","beds":null,"baths":null,"stories":null,"lotArea":31500,"zoning":"RSA3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6926 OLD YORK RD, PHILADELPHIA PA, 19126","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION AT FRONT AND THE ERECTION OF ANOTHER ADDITION (ROOF OVER A COURTYARD) OF EXISTING SEMI-DETACHED BUILDING (BUILDING #2); ON THE SAME LOT AS ANOTHER SEMI-DETACHED BUILDING (BUILDING #1). SIZE AND LOCATIO","status":"CLOSED","outcome":"Granted with conditions","date":"2016-10-19","number":"28731","relatedPermit":"701063"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT for: MEDICAL, DENTAL, HEALTH PRACTITIONER (SOLE PRACTITIONER)","status":"Completed","outcome":"Granted with conditions","date":"2023-05-08","number":"ZP-2022-011424","relatedPermit":"ZP-2022-011424"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3966800,"taxable":0,"land":1045900,"improvement":2920900,"taxableLand":0,"taxableImprovement":0,"exemptLand":1045900,"exemptImprovement":2920900},{"y":2017,"v":3966800,"taxable":0,"land":1045900,"improvement":2920900,"taxableLand":0,"taxableImprovement":0,"exemptLand":1045900,"exemptImprovement":2920900},{"y":2018,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2019,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2020,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2021,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2022,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2023,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2024,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2025,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2026,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969},{"y":2027,"v":4228700,"taxable":0,"land":549731,"improvement":3678969,"taxableLand":0,"taxableImprovement":0,"exemptLand":549731,"exemptImprovement":3678969}],"taxNow":0,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"540256","date":"2014-06-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-06-04","scope":"FOR THE LOST ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) EXISTING OPA ACCOUNTS (6919-29 N BROAD ST & 6926 OLD YORK RD) WITH FOUR (4) DEEDED LOTS (6929 N BROAD ST, 6919 N BROAD ST, 6929 OLD YORK ST & 6928 OLD YORK ST) SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SEE A/P NO 507213"},{"number":"553961","date":"2014-08-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-14","scope":"FOR THE RECONFIGURATION OF PARKING TO INCLUDE SEVENTY-ONE (71) ACCESSORY PARKING SPACES (INCLUDING FOUR (4) AN ACCESSIBLE SPACES). ALL PARKING ACCESSORY TO EXISTING USES ON LOT. BUILDING #1 FOR USE AS AN EDUCATIONAL FACILITY AND DAY CARE, BUILDING #2 FOR USE AS ASSEMBLY AND ENTERTAINMENT AS PREVIOUSLY APPROVED. NO SIGNS ON THIS APPLICATION."},{"number":"578991","date":"2014-12-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-30","scope":"INSTALL 1 POLES WITH SINGLE HEAD LIGHT, 4 POLES WITH DOUBLE HEAD LIGHTS, 2 NEW EXTERIOR LIGHT FIXTURES ATTACHED TO BUILDING AND 2 NEW VIDEO CAMERAS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"701063","date":"2016-10-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-10-28","scope":"FOR THE ERECTION OF AN ADDITION AT FRONT AND THE ERECTION OF ANOTHER ADDITION (ROOF OVER A COURTYARD) OF EXISTING SEMI-DETACHED BUILDING (BUILDING #2); ON THE SAME LOT AS ANOTHER SEMI-DETACHED BUILDING (BUILDING #1). SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. FOR PERSONAL SERVICES IN SAME BUILDING AS EXISTING ASSEMBLY AND ENTERTAINMENT IN BUILDING #2 AND EXISTING EDUCATIONAL FACILITY AND DAY CARE IN BUILDING #1 WITH ACCESSORY PARKING ON THE LOT THAT INCLUDES SEVENTY-ONE (71) PARKING SPACES (INCLUDING FOUR (4) ACCESSIBLE SPACES). NO SIGNS ON THIS APPLICATION."},{"number":"824235","date":"2017-10-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-15","scope":"- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"819484","date":"2017-11-15","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-04-04","scope":"FOR THE ERECTION OF ADDITIONS (ROOF OVER EXISITNG INTERIOR COURT YARD AND VESTIBULE) AND FOR INTERIOR ALTERATIONS THROUGHOUT STRUCTURE. STRUCTURE WILL BE FULLY SPRINKLERED AND WILL BE USED AS A SENIOR CENTER. *ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK*"},{"number":"832418","date":"2017-12-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-25","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"842492","date":"2018-04-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-25","scope":"FOR THE INSTALLATION OF A NFPA 13 SYSTEM THROUGHOUT A BUILDING FOR USE AS PERSONAL SERVICES, ASSEMBLY AND EDUCATIONAL OCCUPANCY. FIRE SUPPRESSION SYSTEM SERVICED BY A SIX INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"827823","date":"2018-05-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-04","scope":"INSTALL NEW 600AMP SERVICE WITH 5 PANELS AND NEW BRANCH WIRING NEW OUTLET AND SWITCHES,NEW LIGHTS,FIXTURES,SMOKES/CO DETECTORS, EM LIGHTS, EXIT SIGNS, OC SENSORS, AS PER 2008 NEC (NORTH DISTRICT) EXTENDED FIRE ALARM SYSTEM DEVICES AND ADDED RELOCATED FIRE DEVICES AS PER NFPA72"},{"number":"879277","date":"2018-06-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-25","scope":"ALL NEW SANITARY DOMESTIC WATER AND ROOF DRAIN PIPING FOR ALTERATION AND ADDITION TO A SENIOR SERVICE CENTER.INSTALL HOUSE DRAIN,STACK,AREA DRAIN,WATER HEATERS,TOILETS,LAVS,SHOWERS,URINALS,MOP SINK,FLOOR DRAINS,DRINKING FOUNTAIN,KITCHEN SINKS AND HAND SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004."},{"number":"881780","date":"2018-06-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-03-25","scope":"TO AMEND A/P NO 819484 TO MAKE CHANGES TO THE PROPOSED POOL FOUNDATION AND FOR THE DOCUMENTATION OF ADDITIONAL SPECIAL INSPECTIONS FOR THE PROPOSED HELICAL PILES."},{"number":"933397","date":"2019-02-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-25","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL COOKING HOOD (22'-0\") AND ASSOCIATED DUCT WORK PER PLANS. SEPARATE PERMIT FOR FIRE SUPPRESSION."},{"number":"948529","date":"2019-02-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"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":"PP-2020-015884","date":"2020-12-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-16","scope":"Installation of backflow device PPC 2018"},{"number":"OP-2022-000356","date":"2022-07-13","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-16","scope":"Install 40' x 55' Temporary Frame Tent for event as per 2018 Philadelphia Fire Code."},{"number":"CP-2022-006644","date":"2023-02-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-05","scope":"For level II alteration to create a primary care clinic accessory to the existing adult day care center (services only to adult day care members and not to the general public)."},{"number":"PP-2022-017494","date":"2023-02-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-12","scope":"Install new 1 water closet, 1 lav. sink and 3 kitchen sinks 5 TOTAL FIXTURES"},{"number":"FP-2022-003178","date":"2023-03-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-05","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 16 existing sprinkler heads to accommodate new wall layout. all completed per NFPA 13 and local codes."},{"number":"ZP-2022-011424","date":"2023-04-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"MP-2023-000655","date":"2023-05-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-05","scope":"FOR THE INSTALLATION OF APPLIANCES WITH ASSOCIATED DUCTWORK FOR A PRIMARY CARE CLINIC ACCESSORY TO AN EXISTING ADULT DAY CARE CENTER. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-004245","date":"2023-10-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-02","scope":"Install lighting, receptacles, provide new ,panel ,fire alarm. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"626464","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"PENN ASIAN SENIOR SERVICES","legalName":"PENN ASIAN SENIOR SERVICES","address":"6926 OLD YORK RD","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-04-25","latestIssueDate":"2026-04-29","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"626464","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PENN ASIAN SENIOR SERVICES","legalName":"PENN ASIAN SENIOR SERVICES","issuedDate":"2014-04-25","latestIssueDate":"2026-04-29","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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":["6 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":"Use permit #553961: 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: 948529 (Expired), OP-2022-000356 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 5, 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 and appears related-party/family-held.","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 1 historical violation across 1 case.","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 May 19, 2027; Sprinkler Certification: Certified through Nov 20, 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/"}]}