{"asOf":"2026-07-24T23:47:55.792Z","block":"1700-1799 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-south-st","address":"1737 SOUTH ST","parcelNumber":"871138750","source":"https://property.phila.gov/?p=871138750","ownerType":"absentee","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":"UNTERMEYER MICHAEL","coOwner":null,"marketValue":1144600,"landAssessment":228920,"improvementAssessment":915680,"livableArea":3710,"yearBuilt":1915,"lastSale":{"price":1,"date":"2009-11-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"2757840","date":"2013-04-08","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4847693","date":"2018-09-14","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4847692","date":"2018-09-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-086136","date":"2024-10-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-086137","date":"2024-10-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-086138","date":"2024-10-15","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2024-12-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"375167","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-04-08","completedDate":"2013-04-12","violations":[{"number":"2757840","date":"2013-04-08","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"654827","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-09-17","completedDate":"2018-10-24","violations":[{"number":"4847693","date":"2018-09-14","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4847692","date":"2018-09-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-111540","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-15","completedDate":"2025-01-07","violations":[{"number":"VI-2024-086136","date":"2024-10-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-086137","date":"2024-10-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-086138","date":"2024-10-15","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2024-12-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2018,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"63253","date":"2006-05-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"63253","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"63970","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"64060","date":"2006-05-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"64045","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"64054","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"64059","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"64062","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"64045","date":"2006-06-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"63970","date":"2006-06-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"64054","date":"2006-06-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"64059","date":"2006-06-21","type":"BC INSP","status":"PASSED"},{"caseNumber":"63253","date":"2006-07-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"64062","date":"2006-08-21","type":"BC INSP","status":"CLOSED"},{"caseNumber":"79845","date":"2006-09-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"375167","date":"2013-04-08","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"375167","date":"2013-04-12","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"654827","date":"2018-09-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"654827","date":"2018-10-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"654827","date":"2018-10-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2024-111540","date":"2024-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-111540","date":"2024-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-111540","date":"2025-01-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":7,"passes":7},{"y":2013,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94457708807434,"lng":-75.17151563261285,"geom":{"type":"Polygon","coordinates":[[[-75.171569017,39.944472475],[-75.171522112,39.944689098],[-75.171462249,39.9446817],[-75.171509154,39.944465079],[-75.171569017,39.944472475]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1360,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2054 SOUTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE OUT RESTAURANT. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE OUT, NO DISPENSING WINDOW , NO LIVE ENTERTAINMENT ON 1ST FLOOR FRONT WITH ONE (1) BI-LEVEL APARTMENT ON 1ST FLOOR REAR AND 2ND FLOOR REAR, ONE (1) APARTMENT ON THE 2N","status":"CLOSED","outcome":"Granted with conditions","date":"2011-12-21","number":"16546","relatedPermit":"364956"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A DOG DAYCARE/BOARDING KENNEL (ANIMAL SERVICE) ON 1ST FLOOR WITH EXISTING THREE (3) APARTMENTS AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE CREATES A CONDITION OF MULTIPLE MAIN USES ON A LOT.","status":"CLOSED","outcome":"Granted with conditions","date":"2013-01-02","number":"19322","relatedPermit":"431621"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A DOG DAYCARE (ANIMAL SERVICE) NO BOARDING OR OTHER SERVICES ON 1ST FLOOR\nWITH EXISTING THREE (3) APARTMENTS AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-04-19","number":"27052","relatedPermit":"665002"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":445200,"taxable":445200,"land":34000,"improvement":411200,"taxableLand":34000,"taxableImprovement":411200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":445200,"taxable":445200,"land":34000,"improvement":411200,"taxableLand":34000,"taxableImprovement":411200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":742000,"taxable":742000,"land":148400,"improvement":593600,"taxableLand":148400,"taxableImprovement":593600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":742000,"taxable":742000,"land":148400,"improvement":593600,"taxableLand":148400,"taxableImprovement":593600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":749400,"taxable":749400,"land":149880,"improvement":599520,"taxableLand":149880,"taxableImprovement":599520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":749400,"taxable":749400,"land":149880,"improvement":599520,"taxableLand":149880,"taxableImprovement":599520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":749400,"taxable":749400,"land":149880,"improvement":599520,"taxableLand":149880,"taxableImprovement":599520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":800200,"taxable":800200,"land":160040,"improvement":640160,"taxableLand":160040,"taxableImprovement":640160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":800200,"taxable":800200,"land":160040,"improvement":640160,"taxableLand":160040,"taxableImprovement":640160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":986800,"taxable":986800,"land":197360,"improvement":789440,"taxableLand":197360,"taxableImprovement":789440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":986800,"taxable":986800,"land":197360,"improvement":789440,"taxableLand":197360,"taxableImprovement":789440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1144600,"taxable":1144600,"land":228920,"improvement":915680,"taxableLand":228920,"taxableImprovement":915680,"exemptLand":0,"exemptImprovement":0}],"taxNow":13813,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"369455","date":"2011-10-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-14","scope":"REPLACE 3/4 WATER SERVICE PIPE FROM CURB THREW FRONT FOUNDATION WALL, 1 FAMILY DWELLING"},{"number":"364956","date":"2012-05-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-03","scope":"FOR A TAKE OUT RESTAURANT WITH SEATING ON 1ST FLOOR FRONT AND PROPOSED THREE APTS TOTAL IN AN EXISTING STRUCTURE. NO SIGN. NO ADDITION."},{"number":"453825","date":"2013-02-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-01","scope":"APPLY NEW FLOOR COVERING THROUGHOUT THE FIRST FLOOR"},{"number":"431621","date":"2013-02-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-28","scope":"USE TO DOG DAYCARE (BOARDING KENNEL)"},{"number":"449729","date":"2013-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-05-23","scope":"INTERIOR ALTERATIONS TO EXISTING BI-LEVEL DWELLING UNIT. ALL OTHER PREVIOUSLY APPROVE RESIDENTIAL AND COMMERCIAL UNITS TO REMAIN."},{"number":"461753","date":"2013-03-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-27","scope":"INSTALL 2-20AMP GFCI CIRCUITS, 2-LIGHTS CIRCUITS, 2-SMOKE DETECTORS NO ADDITIONAL WIRING (MIXED USE) AS PER NEC 2008"},{"number":"464547","date":"2013-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-14","scope":"REPAIR COPPER LINES IN BATH (LAV & TUB) (MIXED USE)"},{"number":"665002","date":"2016-06-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-15","scope":"FOR A DOG DAYCARE (ANIMAL SERVICE) NO BOARDING OR OTHER SERVICES ON 1ST FLOOR WITH EXISTING THREE (3) APARTMENTS ABOVE AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"GM-2023-008116","date":"2023-10-03","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-05-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures. FIRST FLOOR COMMERCIAL SPACE"},{"number":"CP-2023-004988","date":"2024-02-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-13","scope":"FOR A LEVEL I INTERIOR ALTERATIONS TO AN EXISTING TENANT SPACE ON THE 1ST FLOOR LEVEL OF AN EXISTING STRUCTURE. FOR USE AS A BUSINESS OCCUPANCY (DOG DAYCARE). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, THROUGHOUT. ** ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"GM-2024-011323","date":"2025-01-02","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-07-08","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"CP-2025-000157","date":"2025-03-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE REMOVAL OF PARTITION WALLS, AND THE REPAIR OF ROOF FRAMING MEMBERS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"CP-2025-004643","date":"2026-02-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATION TO THE TWO EXISTING DWELLING UNITS AT THE 2ND AND 3RD FLOOR AS PER APPROVED PLANS. BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"PP-2026-003782","date":"2026-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING MIXED USE BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR PIPING SERVING COMMERCIAL SPACE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"495221","type":"Rental","status":"Inactive","businessName":"MICHAEL W. UNTERMEYER (OCF REALTY LLC)","legalName":"MICHAEL W. UNTERMEYER","address":"1737 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-03-09","latestIssueDate":"2025-01-23","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"495221","type":"Rental","businessName":"MICHAEL W. UNTERMEYER (OCF REALTY LLC)","legalName":"MICHAEL W. UNTERMEYER","issuedDate":"2010-03-09","latestIssueDate":"2025-01-23","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19322: CLOSED · Granted with conditions; related permit 431621. Use permit #364956: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: GM-2023-008116 (Expired), CP-2023-004988 (Expired), CP-2025-000157 (Issued), CP-2025-004643 (Issued), PP-2026-003782 (Issued). 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"12 failed, 10 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 7, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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/"}]}