{"asOf":"2026-07-28T09:58:51.813Z","block":"500-599 S 4TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-s-4th-st","address":"520 S 4TH ST","parcelNumber":"871024200","source":"https://property.phila.gov/?p=871024200","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y60","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3.5 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"520 S 4TH LLC","coOwner":null,"marketValue":585200,"landAssessment":117000,"improvementAssessment":468200,"livableArea":2480,"yearBuilt":1900,"lastSale":{"price":777000,"date":"2025-04-11T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2024-069740","date":"2024-08-17","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069741","date":"2024-08-17","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069743","date":"2024-08-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-069744","date":"2024-08-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069746","date":"2024-08-17","code":"F-1104.26","title":"MEANS OF EGRESS DOOR OPERATION & LOCKS\n","status":"CLOSED","resolutionDate":"2024-08-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-069750","date":"2024-08-17","code":"F-1003.6","title":"MEANS OF EGRESS CONTINUITY\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-039263","date":"2026-06-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"2747595","date":"2013-03-20","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-090459","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-17","completedDate":"2025-03-12","violations":[{"number":"VI-2024-069740","date":"2024-08-17","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069741","date":"2024-08-17","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069743","date":"2024-08-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-069744","date":"2024-08-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069746","date":"2024-08-17","code":"F-1104.26","title":"MEANS OF EGRESS DOOR OPERATION & LOCKS\n","status":"CLOSED","resolutionDate":"2024-08-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-069750","date":"2024-08-17","code":"F-1003.6","title":"MEANS OF EGRESS CONTINUITY\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-063191","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-03","completedDate":null,"violations":[{"number":"VI-2026-039263","date":"2026-06-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"402494","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2747595","date":"2013-03-20","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2024,"n":6,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-090459","date":"2024-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090459","date":"2024-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090459","date":"2024-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090459","date":"2024-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090459","date":"2025-03-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-063191","date":"2026-06-04","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94206198837428,"lng":-75.1492912566127,"geom":{"type":"Polygon","coordinates":[[[-75.149170055,39.942068782],[-75.149179054,39.942025672],[-75.149411891,39.942054664],[-75.149402397,39.942098649],[-75.149170055,39.942068782]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-010679","type":"Fire Alarm Certification","inspectionDate":"2023-10-12","result":"Certified","expirationDate":"2024-10-12","buildingId":"1457705"},{"number":"BC-2024-029904","type":"Sprinkler Certification","inspectionDate":"2023-10-12","result":"Deficient","expirationDate":null,"buildingId":"1457705"},{"number":"BC-2025-001995","type":"Sprinkler Certification","inspectionDate":"2024-10-17","result":"Certified","expirationDate":"2025-10-17","buildingId":"1457705"},{"number":"BC-2025-026966","type":"Sprinkler Certification","inspectionDate":"2025-09-25","result":"Certified","expirationDate":"2026-09-25","buildingId":"1457705"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":1,"lotArea":1059,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"403 TOWNE CENTRE DRIVE, HILLSBOROUGH NJ, 08844","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":504000,"taxable":392000,"land":132340,"improvement":371660,"taxableLand":132340,"taxableImprovement":259660,"exemptLand":0,"exemptImprovement":112000},{"y":2017,"v":504000,"taxable":392000,"land":132340,"improvement":371660,"taxableLand":132340,"taxableImprovement":259660,"exemptLand":0,"exemptImprovement":112000},{"y":2018,"v":508700,"taxable":386062,"land":101740,"improvement":406960,"taxableLand":101740,"taxableImprovement":284322,"exemptLand":0,"exemptImprovement":122638},{"y":2019,"v":565400,"taxable":429093,"land":113080,"improvement":452320,"taxableLand":113080,"taxableImprovement":316013,"exemptLand":0,"exemptImprovement":136307},{"y":2020,"v":571000,"taxable":433343,"land":114200,"improvement":456800,"taxableLand":114200,"taxableImprovement":319143,"exemptLand":0,"exemptImprovement":137657},{"y":2021,"v":571000,"taxable":433343,"land":114200,"improvement":456800,"taxableLand":114200,"taxableImprovement":319143,"exemptLand":0,"exemptImprovement":137657},{"y":2022,"v":571000,"taxable":433343,"land":114200,"improvement":456800,"taxableLand":114200,"taxableImprovement":319143,"exemptLand":0,"exemptImprovement":137657},{"y":2023,"v":539000,"taxable":409640,"land":107800,"improvement":431200,"taxableLand":107800,"taxableImprovement":301840,"exemptLand":0,"exemptImprovement":129360},{"y":2024,"v":539000,"taxable":539000,"land":107800,"improvement":431200,"taxableLand":107800,"taxableImprovement":431200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":640600,"taxable":640600,"land":128120,"improvement":512480,"taxableLand":128120,"taxableImprovement":512480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":640600,"taxable":640600,"land":128120,"improvement":512480,"taxableLand":128120,"taxableImprovement":512480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":585200,"taxable":585200,"land":117000,"improvement":468200,"taxableLand":117000,"taxableImprovement":468200,"exemptLand":0,"exemptImprovement":0}],"taxNow":8967,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"418662","date":"2012-08-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-10-25","scope":"INTERIOR DEMOLITION OF NON LOAD BARING WALLS THROUGH OUT 2ND TO 4TH FLOOR (1 APARTMENT)"},{"number":"419862","date":"2012-09-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"FOR THE USE CHANGE OF THE 2ND-4TH FLOORS IN AN EXISTING (4) STORY BUILDING FROM VACANT TO SFD WITH EXISTING COMMERCIAL SPACE IN THE CELLAR-1ST FLOOR"},{"number":"402494","date":"2012-10-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-24","scope":"INTERIOR RENOVATIONS, FIT OUT, FINISHES 2ND /3RD FLOORS AND PARTIAL GROUND LEVEL RESIDENTIAL FIRE RATED ENCLOSED ENTRANCE STAIRS. PRE CODE RESIDENTIAL UPPER FLOORS. CO IS ATTACHED AS A MATTER OF RECORD/CERTIFY PRE CODE EXISTENCE. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC."},{"number":"435497","date":"2012-11-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-09","scope":"CELLAR AND 1ST FL NO CHANGE, 2ND FLOOR 1 DWELLING UNIT, 3RD - 4TH FL 1 DWELLING UNIT"},{"number":"450010","date":"2013-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-29","scope":"REPLACEMENT OF: (3) BATHTUBS, (3)LAVATORIES, (3)TOILETS, (2)KITCHEN SINKS, (2)WASHER HOOK-UPS. (NO STACK ON THIS PERMIT)"},{"number":"452528","date":"2013-02-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-29","scope":"INSTALL TWO 2 TON GOODMAN HEAT PUMPS,TWO 2-TON CONDENSERS. WITH ASSOCIATED DUCTWORK. ONE AIR HANDLER IN CLOSET ON 2ND FLR. ONE AIR HANDLER IN 1ST FLR. CLOSETCONDENSERS IN BACKYARD - NOTE: HISTORICAL APPROVAL STATES THAT THE UNITS WILL BE INSTALLED IN THE BACK YARD WITH NO PUBLIC VISIBILITY"},{"number":"455656","date":"2013-02-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-03-04","scope":"COMPLETE 2 INCH W/S COMPLETE 3/4 W/S PA2013491437"},{"number":"459617","date":"2013-04-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-01","scope":"INTERIOR RENOVATIONS/ALTERATIONS TO UPPER FLOORS, UPGRADES TO FINISHES, NEW PARTITIONS, INSTALL NEW FIRE BARRIERS AT EXISTING STAIR TO CREATE NEW FIRE RATED STAIR ENCLOSURE, INSTALL NEW FIRE RATED FLOOR/CEILING SEPARATION. IEBC HISTORIC PROVISIONS:PARTIAL BUILDING CHANGE IN USE & OCCUPANCY W/O CHANGE IN CLASSIFICATION. BUILDING PROPOSED TO BE FULLY SPRINKLERED. ADDITIONAL PERMITS REQUIRED: ELECTRICAL, PLUMBING , HVAC, SPRINKLERS."},{"number":"457834","date":"2013-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE INTERIOR OF 2 APTS, INSTALL 1 -100AMP PANEL FOR 1 APT (OTHER IS EXISTING) AS PER 2008 NEC (2 APTS W/ COMM) NO FIRE ALARM"},{"number":"451213","date":"2013-05-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-05-29","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13 AT 1ST FLOOR COMMERCIAL SPACE, AND STANDARD 13R AT DWELLINGS ABOVE. SERVICE LINE OF 2\" DIAMETER."},{"number":"479880","date":"2013-06-26","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-08","scope":"REPLACE AND REPAIR ROOF"},{"number":"PP-2023-016229","date":"2023-12-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-27","scope":"INSTALL 1 INCH BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC."}],"storyTag":"Renovated & sold on","storyDelta":0.97,"timeline":[{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"sale","p":777000},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"200607","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"BLUE MOUNTAIN VINE & CELL LTD","legalName":"BLUE MOUNTAIN VINE & CELL LTD","address":"520 S 4TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2007-02-27","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"554594","type":"Rental","status":"Inactive","businessName":"520 S 04TH ST LP","legalName":"520 S 04TH ST LP","address":"520 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-02-13","latestIssueDate":"2025-02-05","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"1006204","type":"Rental","status":"Active","businessName":"520 S 4th LLC","legalName":"520 S 4th LLC","address":"520 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-04-30","latestIssueDate":"2026-04-30","expirationDate":"2027-04-29","inactiveDate":null}],"licenseActivity":[{"number":"1006204","type":"Rental","businessName":"520 S 4th LLC","legalName":"520 S 4th LLC","issuedDate":"2026-04-30","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-04-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"554594","type":"Rental","businessName":"520 S 04TH ST LP","legalName":"520 S 04TH ST LP","issuedDate":"2012-02-13","latestIssueDate":"2025-02-05","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200607","type":"Food Establishment, Retail Permanent Location","businessName":"BLUE MOUNTAIN VINE & CELL LTD","legalName":"BLUE MOUNTAIN VINE & CELL LTD","issuedDate":"2004-05-07","latestIssueDate":"2007-02-27","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #419862: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"8 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 12, 2024; Sprinkler Certification: Certified through Sep 25, 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":"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":"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 (403 TOWNE CENTRE DRIVE, HILLSBOROUGH NJ, 08844).","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":"5 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 4, 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":"Food Establishment, Retail Permanent Location #200607: Inactive since Dec 22, 2012","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/"}],"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/"}]}