{"asOf":"2026-07-28T02:23:27.496Z","block":"4300-4399 MAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-main-st","address":"4327 MAIN ST","parcelNumber":"871018050","source":"https://property.phila.gov/?p=871018050","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"ALTER MARK","coOwner":"SHAH MARGI","marketValue":718100,"landAssessment":143600,"improvementAssessment":574500,"livableArea":3702,"yearBuilt":1900,"lastSale":{"price":550000,"date":"2014-07-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"612587","date":"2007-06-28","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2187132","date":"2011-08-23","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3021977","date":"2013-04-11","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3385385","date":"2014-11-06","code":"A-301.1/33","title":"PERMB- INSTALL DRY WALL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-032149","date":"2025-05-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032148","date":"2025-05-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032147","date":"2025-05-13","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032146","date":"2025-05-13","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032192","date":"2025-05-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032190","date":"2025-05-13","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-02-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032191","date":"2025-05-13","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2025-10-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032193","date":"2025-05-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"118809","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-06-28","completedDate":"2007-06-28","violations":[{"number":"612587","date":"2007-06-28","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"293291","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-08-23","completedDate":"2011-08-23","violations":[{"number":"2187132","date":"2011-08-23","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"376043","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-15","completedDate":"2014-09-02","violations":[{"number":"3021977","date":"2013-04-11","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"459737","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-11-06","completedDate":"2014-12-17","violations":[{"number":"3385385","date":"2014-11-06","code":"A-301.1/33","title":"PERMB- INSTALL DRY WALL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-042680","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-14","completedDate":"2025-05-15","violations":[{"number":"VI-2025-032149","date":"2025-05-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032148","date":"2025-05-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032147","date":"2025-05-13","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-032146","date":"2025-05-13","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-05-14","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-042799","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"CLOSED","createdDate":"2025-05-14","completedDate":"2026-06-24","violations":[{"number":"VI-2025-032192","date":"2025-05-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032190","date":"2025-05-13","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-02-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032191","date":"2025-05-13","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2025-10-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032193","date":"2025-05-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2025,"n":8,"worst":null}],"investigations":[{"caseNumber":"118809","date":"2007-06-28","type":"BC INSP","status":"PASSED"},{"caseNumber":"293291","date":"2011-08-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"376043","date":"2013-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376043","date":"2013-05-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376043","date":"2013-06-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"376043","date":"2013-11-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"376043","date":"2013-11-29","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"376043","date":"2013-12-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"459737","date":"2014-11-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"459737","date":"2014-12-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2025-042680","date":"2025-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042799","date":"2025-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042680","date":"2025-05-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-042799","date":"2025-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042799","date":"2026-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042799","date":"2026-06-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2013,"fails":4,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.025450173127034,"lng":-75.22281657494337,"geom":{"type":"Polygon","coordinates":[[[-75.222710071,40.025610666],[-75.222669372,40.025594376],[-75.222909507,40.025265067],[-75.222965171,40.025286603],[-75.222748617,40.025607661],[-75.222710071,40.025610666]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-006278","type":"Fire Alarm Certification","inspectionDate":"2025-11-07","result":"Certified","expirationDate":"2026-11-07","buildingId":"1139825"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":null,"lotArea":2606,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"131 VALLEY RD, ARDMORE PA, 19003","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":555300,"taxable":555300,"land":91200,"improvement":464100,"taxableLand":91200,"taxableImprovement":464100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":555300,"taxable":555300,"land":91200,"improvement":464100,"taxableLand":91200,"taxableImprovement":464100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":600500,"taxable":600500,"land":120100,"improvement":480400,"taxableLand":120100,"taxableImprovement":480400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":618500,"taxable":618500,"land":123700,"improvement":494800,"taxableLand":123700,"taxableImprovement":494800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":624600,"taxable":624600,"land":124920,"improvement":499680,"taxableLand":124920,"taxableImprovement":499680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":624600,"taxable":624600,"land":124920,"improvement":499680,"taxableLand":124920,"taxableImprovement":499680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":624600,"taxable":624600,"land":124920,"improvement":499680,"taxableLand":124920,"taxableImprovement":499680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":504400,"taxable":504400,"land":100880,"improvement":403520,"taxableLand":100880,"taxableImprovement":403520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":504400,"taxable":504400,"land":100880,"improvement":403520,"taxableLand":100880,"taxableImprovement":403520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":615400,"taxable":615400,"land":123080,"improvement":492320,"taxableLand":123080,"taxableImprovement":492320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":615400,"taxable":615400,"land":123080,"improvement":492320,"taxableLand":123080,"taxableImprovement":492320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":718100,"taxable":718100,"land":143600,"improvement":574500,"taxableLand":143600,"taxableImprovement":574500,"exemptLand":0,"exemptImprovement":0}],"taxNow":8614,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"280855","date":"2010-05-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-24","scope":"1ST FLOOR USE TO INTERNET AND ELECTRONICS RETAIL. 2ND AND 3RD FLOORS NO CHANGE TO RESIDENTIAL UNITS."},{"number":"284728","date":"2010-06-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-09-28","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING ASSEMBLIES ONLY, NO OTHER WORK ON THIS PERMIT."},{"number":"280890","date":"2010-07-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-30","scope":"FIT OUT FOR NEW INTERNET/ELECTRONIC RETAIL PER TENANT SPEC NEW ENTRY DOOR W/ADA COMPLIANT THRESHOLD RELOCATE EXISTING DOOR IN EXIST PARTITION (REAR WALL) REMOVAL OF EXISTING FINISHES & UTILITIES. NO CHANG IN BUILDING HEIGHT AND AREA."},{"number":"301475","date":"2010-09-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-07","scope":"INSTALLING (16)SWITCHES,(32)LIGHT FIXTURES,(4)EXIT SIGNS,(4)EMERGENCY LIGHTS,(18)RECEPTACLE OUTLETS,REUSING EXISTING 200 AMP SERVICE & METERING EQUIPMENT,(6)HDMI JACKS,(6)CAT5 JACKS & (6)TV CABLE JACKS,ALL AS PER 2008 NEC(NORTH DIST)"},{"number":"572004","date":"2014-11-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-04","scope":"CT AND PIPE AND CONNECT TO EXISTING PA20143080251 (MIXED USE)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"575993","date":"2014-11-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"2 NEW KITCHENS, 2 NEW BATHS AND 1 POWDER ROOM. NEW HARDWOOD FLOORS, REPLACE 3 WINDOWS NEW INTERIOR DOORS, NEW SHEETROCL, NEW BATH ON 1ST FLOOR TILE REMOVE ROTTED WOOD. (APPLICANT AGREES TO EZ LIMITED COMMERCIAL ALTERATIONS STANDARD)"},{"number":"577399","date":"2014-12-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"RESET FIXTURES ON 2ND AND 3RD FLOORS 2 WC,2 LAV SINK,2 TUB AND 1 KITCHEN SINK (MIXED USE)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"PP-2024-004738","date":"2024-05-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-10","scope":"REPLACE BACKFLOW DEVICE 3/4\"."}],"storyTag":"Renovated & sold on","storyDelta":0.69,"timeline":[{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed ×4"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"sale","p":550000},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"644539","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"MARK  SHAH MARGI C ALTER","legalName":"MARK  SHAH MARGI C ALTER","address":"4327 MAIN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-10-14","latestIssueDate":"2017-02-22","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"746523","type":"Rental","status":"Active","businessName":"MARK  SHAH MARGI C ALTER","legalName":"MARK  SHAH MARGI C ALTER","address":"4327 MAIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-07-24","latestIssueDate":"2026-06-24","expirationDate":"2027-07-23","inactiveDate":null}],"licenseActivity":[{"number":"746523","type":"Rental","businessName":"MARK  SHAH MARGI C ALTER","legalName":"MARK  SHAH MARGI C ALTER","issuedDate":"2017-07-24","latestIssueDate":"2026-06-24","closureDate":null,"expirationDate":"2027-07-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"644539","type":"Vacant Residential Property / Lot","businessName":"MARK  SHAH MARGI C ALTER","legalName":"MARK  SHAH MARGI C ALTER","issuedDate":"2014-10-14","latestIssueDate":"2017-02-22","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #280855: COMPLETED. The history also contains “PERM Z- NEW 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":"2 permits not marked completed: 575993 (EXPIRED), 577399 (EXPIRED).","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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (131 VALLEY RD, ARDMORE PA, 19003).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 24, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #644539: Closed since Apr 29, 2018","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 7, 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/"}]}