{"asOf":"2026-07-25T02:15:27.208Z","block":"1600-1699 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-south-st","address":"1622 SOUTH ST","parcelNumber":"871134922","source":"https://property.phila.gov/?p=871134922","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"RICCIARDI ENTERPRISES LLC","coOwner":null,"marketValue":1018000,"landAssessment":203600,"improvementAssessment":814400,"livableArea":3504,"yearBuilt":1915,"lastSale":{"price":625000,"date":"2013-09-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"2833773","date":"2013-06-20","code":"E-701.1/2","title":"INSPECT-CONTR FAILED TO ARRANG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-077350","date":"2024-09-09","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"COMPLIED","resolutionDate":"2024-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-077349","date":"2024-09-09","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-077357","date":"2024-09-09","code":"F-1031.5","title":"NONEXIT IDENTIFICATION ","status":"COMPLIED","resolutionDate":"2024-09-27","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"386927","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2013-06-20","completedDate":"2019-11-26","violations":[{"number":"2833773","date":"2013-06-20","code":"E-701.1/2","title":"INSPECT-CONTR FAILED TO ARRANG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-100637","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2024-09-12","completedDate":"2024-09-29","violations":[{"number":"VI-2024-077350","date":"2024-09-09","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"COMPLIED","resolutionDate":"2024-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-077349","date":"2024-09-09","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-077357","date":"2024-09-09","code":"F-1031.5","title":"NONEXIT IDENTIFICATION ","status":"COMPLIED","resolutionDate":"2024-09-27","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"386927","date":"2013-06-20","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"386927","date":"2019-11-26","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2024-100637","date":"2024-09-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-100637","date":"2024-09-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94397894871424,"lng":-75.169584533668,"geom":{"type":"Polygon","coordinates":[[[-75.169574432,39.943872131],[-75.169637807,39.943880008],[-75.169594636,39.944085764],[-75.16953126,39.944077891],[-75.169574432,39.943872131]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1380,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5031 DERMORD RD, DREXEL HILL PA, 19026","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"THE DEFECT WAS CAUSED WHEN NEW GAS LINES WERE RECENTLY INSTALLED. IN 2003 THE CITY INSTALLED NEW SIDEWALKS AND EXTENDED THE VENT PIPES.","status":"CLOSED","outcome":"Withdrawn","date":"2011-09-22","number":"15832","relatedPermit":null},{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE ERECTION OF A FLATWALL NON-ILLUMINATED SIGN (8.5' DIAMETER) ACCESSORY TO A TAKE OUT RESTAURANT WITH SEATING ON THE FIRST FLOOR IN THE SAME BUILDING WITH TWO (2) EXISTING DWELLINGS ABOVE.\n         (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2012-05-02","number":"17716","relatedPermit":"396713"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS FROM ONE (1) LOT. ( ONE BRT ACCOUNT ) AS FOLLOWS; LOT 1; FOR THE REMOVAL OF EXISTING SECOND FLOOR REAR DECK AND FOR THE ERECTION OF A SIX (6) FEET HIGH FENCE ON REAR FOR USE AS AN","status":"CLOSED","outcome":"Granted with conditions","date":"2012-07-25","number":"18265","relatedPermit":"406196"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":314600,"taxable":314600,"land":34500,"improvement":280100,"taxableLand":34500,"taxableImprovement":280100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":314600,"taxable":314600,"land":34500,"improvement":280100,"taxableLand":34500,"taxableImprovement":280100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":852600,"taxable":852600,"land":170520,"improvement":682080,"taxableLand":170520,"taxableImprovement":682080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":675000,"taxable":675000,"land":135000,"improvement":540000,"taxableLand":135000,"taxableImprovement":540000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":681700,"taxable":681700,"land":136340,"improvement":545360,"taxableLand":136340,"taxableImprovement":545360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":681700,"taxable":681700,"land":136340,"improvement":545360,"taxableLand":136340,"taxableImprovement":545360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":681700,"taxable":681700,"land":136340,"improvement":545360,"taxableLand":136340,"taxableImprovement":545360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":826300,"taxable":826300,"land":165260,"improvement":661040,"taxableLand":165260,"taxableImprovement":661040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":826300,"taxable":826300,"land":165260,"improvement":661040,"taxableLand":165260,"taxableImprovement":661040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":932000,"taxable":932000,"land":186400,"improvement":745600,"taxableLand":186400,"taxableImprovement":745600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":932000,"taxable":932000,"land":186400,"improvement":745600,"taxableLand":186400,"taxableImprovement":745600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1018000,"taxable":1018000,"land":203600,"improvement":814400,"taxableLand":203600,"taxableImprovement":814400,"exemptLand":0,"exemptImprovement":0}],"taxNow":13046,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"75276","date":"2007-06-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-10-05","scope":"REVISE PREVIOUS PERMIT #167221 TO REFLECT THE TWO (2) DOORS FOR CHANGING RM (MECH. VENTILATION REQUIRED) & STORAGE RM AT FIRST FLOOR ONLY. PREVIOUS BLDG. PERMIT #167221, DATED 7/1/2004, PLAN # 1270-C-04 FOR FIRST FLOOR ONLY."},{"number":"358246","date":"2011-08-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-18","scope":"REPLACE SECTION OF FRESH AIR INLET (SOUTH DISTRICT)"},{"number":"396713","date":"2012-05-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-11","scope":"1ST FLOOR USE TO BAKERY/CAFE"},{"number":"396890","date":"2012-05-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-22","scope":"INTERIOR ALTERATIONS AS PER PLAN"},{"number":"407465","date":"2012-05-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-21","scope":"INSTALL NEW WASTE AND WATER FOR 3 SINKS AND ONE MOP RECEPTOR"},{"number":"419772","date":"2012-08-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-08-07","scope":"RELOCATION OF LOT LINES TO CREATE (2) LOTS FROM (1) SOUTH ST."},{"number":"406576","date":"2012-08-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-02","scope":"INSTALLING NEW DATA JACK FOR PHONE/3 NEW FIRE ALARM STROBE DEVICES/NEW RECEPTS FOR ALL NEW EQUIPTMENT./NEW LIGHTS FOR ENTIRE 1ST FLOOR AREA AS PER 2008 NEC AND NFPA72 (MIXED USE)"},{"number":"406196","date":"2012-09-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-09-04","scope":"REMOVAL OF EXISTING 2ND FLOOR REAR DECK AND ERECT A 6 FT REAR YARD FENCE."},{"number":"444304","date":"2012-12-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-05","scope":"INSTALLING 2-3/4 WATER SERVICE FROM CITY MAIN TO THE METER (MIXED USE) PA20123471010"},{"number":"1012131","date":"2019-09-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-18","scope":"LEVEL1 ALTERATIONS - NO WORK TO FIRE RATED ASSEMBLIES AND NO FRAMING ALLOWED ON THIS PERMIT. REPAIR NON FIRE RATED ASSEMBLIES, REMOVE AND REPLACE TRADITIONAL FLOOR COVERING.(1ST FL ONLY)STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)."},{"number":"1016147","date":"2019-11-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-16","scope":"FOR EXTERIOR LEVEL 2 ALTERATIONS TO RELOCATE AND RESIZE THE STOREFRONT WINDOW AND DOOR FOR 1ST FLOOR BAKERY SHOP AS PER PLANS."},{"number":"1036010","date":"2019-12-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-18","scope":"REPLACE HOUSE TRAP AND FAI-PA1#20193463073-\"Self-certification's are no longer permitted\" - \"All excavations and plumbing trenches in excess of 5 feet in depth must have approved shoring in place at the time of inspection\""}],"storyTag":"Renovated & sold on","storyDelta":3.46,"timeline":[{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2013,"k":"sale","p":625000},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"548995","type":"Rental","status":"Inactive","businessName":"1622 SOUTH ST LIMITED PARTNERSHIP (ALEXIS BIEBELBERG AGT)","legalName":"1622 SOUTH ST LIMITED PARTNERSHIP","address":"1622 SOUTH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2011-11-18","latestIssueDate":"2013-03-02","expirationDate":"2014-02-28","inactiveDate":null},{"number":"570089","type":"Dumpster License - Private Property","status":"Active","businessName":"MAGPIE PIE COMPANY, LLC (MAGPIE)","legalName":"MAGPIE PIE COMPANY, LLC","address":"1622 SOUTH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-07-31","latestIssueDate":"2013-10-11","expirationDate":null,"inactiveDate":null},{"number":"572320","type":"Food Preparing and Serving","status":"Inactive","businessName":"MAGPIE PIE COMPANY, LLC (MAGPIE)","legalName":"MAGPIE PIE COMPANY, LLC","address":"1622 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-08-27","latestIssueDate":"2018-04-03","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"673445","type":"Rental","status":"Active","businessName":"RICCIARDI ENTERPRISES","legalName":"RICCIARDI ENTERPRISES","address":"1622 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-08-06","latestIssueDate":"2025-07-17","expirationDate":"2026-08-31","inactiveDate":null},{"number":"832279","type":"Food Preparing and Serving","status":"Active","businessName":"A LA MOUSSE 1622 INC","legalName":"A LA MOUSSE 1622 INC","address":"1622 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-12-20","latestIssueDate":"2025-11-09","expirationDate":"2026-12-19","inactiveDate":null},{"number":"845626","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"A LA MOUSSE 1622 INC","legalName":"A LA MOUSSE 1622 INC","address":"1622 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-09","latestIssueDate":"2021-12-19","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"845626","type":"Sidewalk Cafe (Temporary)","businessName":"A LA MOUSSE 1622 INC","legalName":"A LA MOUSSE 1622 INC","issuedDate":"2020-07-09","latestIssueDate":"2021-12-19","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"832279","type":"Food Preparing and Serving","businessName":"A LA MOUSSE 1622 INC","legalName":"A LA MOUSSE 1622 INC","issuedDate":"2019-12-20","latestIssueDate":"2025-11-09","closureDate":null,"expirationDate":"2026-12-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"673445","type":"Rental","businessName":"RICCIARDI ENTERPRISES","legalName":"RICCIARDI ENTERPRISES","issuedDate":"2015-08-06","latestIssueDate":"2025-07-17","closureDate":null,"expirationDate":"2026-08-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"572320","type":"Food Preparing and Serving","businessName":"MAGPIE PIE COMPANY, LLC (MAGPIE)","legalName":"MAGPIE PIE COMPANY, LLC","issuedDate":"2012-08-27","latestIssueDate":"2018-04-03","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"570089","type":"Dumpster License - Private Property","businessName":"MAGPIE PIE COMPANY, LLC (MAGPIE)","legalName":"MAGPIE PIE COMPANY, LLC","issuedDate":"2012-07-31","latestIssueDate":"2013-10-11","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"548995","type":"Rental","businessName":"1622 SOUTH ST LIMITED PARTNERSHIP (ALEXIS BIEBELBERG AGT)","legalName":"1622 SOUTH ST LIMITED PARTNERSHIP","issuedDate":"2011-11-18","latestIssueDate":"2013-03-02","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #15832: CLOSED · Withdrawn. Use permit #396713: 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":"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 (5031 DERMORD RD, DREXEL HILL PA, 19026).","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 1915 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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 29, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #572320: Inactive since Jun 29, 2019; Sidewalk Cafe (Temporary) #845626: Inactive since Mar 1, 2023","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 4 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}