{"asOf":"2026-07-28T13:43:55.169Z","block":"1700-1799 PACKER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-packer-ave","address":"1731 PACKER AVE","parcelNumber":"871000090","source":"https://property.phila.gov/?p=871000090","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"821","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"1731 PACKER AVENUE LLC","coOwner":null,"marketValue":925000,"landAssessment":185000,"improvementAssessment":740000,"livableArea":4760,"yearBuilt":1950,"lastSale":{"price":220000,"date":"2016-06-16T04:00:00Z"},"openViolations":3,"violations":[{"number":"211964611","date":"2019-05-29","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211964610","date":"2019-05-29","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211964609","date":"2019-05-29","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211964612","date":"2019-05-29","code":"A-104.1/3","title":"WORKMANLIKE- ELECTRICAL CODE","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211965181","date":"2019-06-04","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211965183","date":"2019-06-04","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211965182","date":"2019-06-04","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211967004","date":"2019-07-31","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"211967003","date":"2019-07-31","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"211967002","date":"2019-07-31","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2023-020771","date":"2023-04-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-081746","date":"2024-09-26","code":"A-301.1/2","title":"ADDITION","status":"CLOSED","resolutionDate":"2025-12-09","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"687584","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-05-29","completedDate":"2020-06-23","violations":[{"number":"211964611","date":"2019-05-29","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211964610","date":"2019-05-29","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211964609","date":"2019-05-29","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211964612","date":"2019-05-29","code":"A-104.1/3","title":"WORKMANLIKE- ELECTRICAL CODE","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"688776","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2019-06-04","completedDate":null,"violations":[{"number":"211965181","date":"2019-06-04","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211965183","date":"2019-06-04","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211965182","date":"2019-06-04","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"698739","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2019-08-02","completedDate":"2025-02-03","violations":[{"number":"211967004","date":"2019-07-31","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"211967003","date":"2019-07-31","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"211967002","date":"2019-07-31","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2023-027038","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-03","completedDate":"2025-01-08","violations":[{"number":"VI-2023-020771","date":"2023-04-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-106416","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2024-09-26","completedDate":null,"violations":[{"number":"VI-2024-081746","date":"2024-09-26","code":"A-301.1/2","title":"ADDITION","status":"CLOSED","resolutionDate":"2025-12-09","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2019,"n":10,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"687584","date":"2020-06-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-027038","date":"2023-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-027038","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-027038","date":"2023-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-027038","date":"2024-01-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106416","date":"2024-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-027038","date":"2024-11-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-106416","date":"2024-12-04","type":null,"status":"FAILED"},{"caseNumber":"698739","date":"2025-02-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-106416","date":"2025-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106416","date":"2025-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106416","date":"2025-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106416","date":"2025-12-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9127603046798,"lng":-75.1775834803782,"geom":{"type":"Polygon","coordinates":[[[-75.177526192,39.912883928],[-75.17758294,39.912627784],[-75.177640091,39.91263545],[-75.177585341,39.9128913],[-75.177526192,39.912883928]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-025211","type":"Fire Alarm Certification","inspectionDate":"2023-11-29","result":"Certified","expirationDate":"2024-11-29","buildingId":"1450657"},{"number":"BC-2025-025488","type":"Special Hazards Certification","inspectionDate":"2025-09-12","result":"Certified","expirationDate":"2026-09-12","buildingId":"1450657"},{"number":"BC-2026-000100","type":"Fire Alarm Certification","inspectionDate":"2026-01-05","result":"Certified","expirationDate":"2027-01-05","buildingId":"1450657"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":4,"lotArea":1501,"zoning":"CMX1","grade":"2","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1515 PACKER AVE, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":396000,"taxable":396000,"land":79200,"improvement":316800,"taxableLand":79200,"taxableImprovement":316800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":396000,"taxable":396000,"land":79200,"improvement":316800,"taxableLand":79200,"taxableImprovement":316800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":472100,"taxable":472100,"land":94420,"improvement":377680,"taxableLand":94420,"taxableImprovement":377680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":970000,"taxable":434560,"land":194000,"improvement":776000,"taxableLand":194000,"taxableImprovement":240560,"exemptLand":0,"exemptImprovement":535440},{"y":2027,"v":925000,"taxable":414400,"land":185000,"improvement":740000,"taxableLand":185000,"taxableImprovement":229400,"exemptLand":0,"exemptImprovement":510600}],"taxNow":6083,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"869202","date":"2018-06-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-25","scope":"FOR THE ERECTION OF 2ND/3RD/4TH FLR ADD. W/ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), AND INT. ALT. T/O, TO MAKE AN EXISTING ATTACHED STRUCTURE FOUR (4) STY, W/PART. CHANGE OF OCC. CLASSIFICATION ON THE 1ST FLR FROM GROUP M TO GROUP A-2 SIT-DOWN RESTAURANT (SEE AP#796748 FOR ZONING APPROVAL), WITH EXIST. R-3 SFD TO REMAIN ON 3RD/4TH FLRS, AS PER PLANS; SEPARATE PERMITS REQ'D FOR ALL MEP/FSP WORK; TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13; SEPARATE PA L&I PERMIT REQ'D FOR ELEVATOR INSTALL; NO SIGNS ON THIS PERMIT."},{"number":"923446","date":"2018-12-31","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-03-30","scope":"TO AMEND PREVIOUSLY ISSUED BUILDING PERMIT AP#869202 TO INCLUDE PARTIAL DEMOLITION AND REPLACEMENT OF WALLS FOR SINGLE-STORY PORTION AT THE REAR FIRST STORY, AND FOR THE INSTALLATION OF HELICAL PILES INTO THE EXISTING FOUNDATION, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT; NO CHANGES TO HEIGHT OR AREA OF BUILDING (NO NEW ZONING PERMIT REQUIRED); CONTINUOUS SPECIAL INSPECTIONS REQUIRED FOR HELICAL PILES."},{"number":"980869","date":"2019-05-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-30","scope":"INSTALL WATER & DRAINS TO 3 WC, 4 LAVS, 2 SHOWERS, 1 KITCHEN SINK, 1 CONDENSATE, WATER HEATER, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"980878","date":"2019-05-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-3TON UNIT WITH DUCT WORK. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"997120","date":"2019-08-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-25","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS AND CALCULATIONS."},{"number":"1009896","date":"2019-11-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-25","scope":"FOR THE INSTALLATION OF A KITCHEN HOODS AND ASSOCIATED DUCTWORK. APPLIANCE 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":"1022487","date":"2019-11-26","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-03-30","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED ADDITION PERMIT AP#869202 TO RELOCATE/REVERSE DIRECTION OF ONE (1) INTERIOR EXIT ACCESS STAIRWAY AT 1ST-2ND FLRS (ENTIRELY WITHIN THE GROUP A-2 TENANT SPACE), TO REPLACE THE EXTERIOR STAIRWAY, AND TO DOCUMENT SPECIFICATIONS FOR THE ROOF DECK COVERING, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT."},{"number":"1051694","date":"2020-02-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-25","scope":"EZ STANDARDS KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"FP-2020-001831","date":"2020-10-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-11-20","scope":"Rough-In Permit for FP-2020-001714 install new 13/ 13-R fire suppression system"},{"number":"FP-2020-001714","date":"2020-11-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-25","scope":"FOR INSTALLATION OF 2-INCH FIRE SERVICE LINE, 3-INCH BACKFLOW PREVENTOR AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"PP-2021-002987","date":"2021-02-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-20","scope":"WATER SERVICE, HOUSE DRAIN, CURB TRAP & FAI PPC 2018"},{"number":"GM-2024-010694","date":"2024-12-03","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-06-17","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[{"number":"909686","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"1731 PACKER","legalName":"1731 PACKER ","address":"1731 PACKER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-11-01","latestIssueDate":"2025-11-24","expirationDate":"2026-10-31","inactiveDate":null}],"licenseActivity":[{"number":"909686","type":"Food Preparing and Serving (30+ SEATS)","businessName":"1731 PACKER","legalName":"1731 PACKER ","issuedDate":"2022-11-01","latestIssueDate":"2025-11-24","closureDate":null,"expirationDate":"2026-10-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 105% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $472,100 to $970,000","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 923446 (Expired), 980869 (Expired), 1022487 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 31, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 5, 2027; Special Hazards Certification: Certified through Sep 12, 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/"}]}