{"asOf":"2026-07-27T01:50:25.823Z","block":"1800-1899 N 54TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-54th-st","address":"1807 N 54TH ST","parcelNumber":"871237400","source":"https://property.phila.gov/?p=871237400","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"223","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Mixed-use","owner":"GARDINER ANTOINE","coOwner":"GARDINER SHIRLEY","marketValue":177200,"landAssessment":35400,"improvementAssessment":141800,"livableArea":240,"yearBuilt":1925,"lastSale":{"price":1,"date":"2025-03-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1173063","date":"2008-11-24","code":"A.CNE.000","title":"COULD NOT 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INFESTATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-047464","date":"2023-07-06","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-047465","date":"2023-07-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-047500","date":"2023-07-06","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-07-07","resolution":"SVN ISSUED"},{"number":"VI-2024-055236","date":"2024-07-03","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-055237","date":"2024-07-03","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-055238","date":"2024-07-03","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-055239","date":"2024-07-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-07-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-070815","date":"2024-08-21","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2024-08-21","resolution":"SVN ISSUED"}],"violationCases":[{"number":"186619","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-12-01","completedDate":"2018-06-05","violations":[{"number":"1173063","date":"2008-11-24","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-036307","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-27","completedDate":"2023-08-24","violations":[{"number":"VI-2023-027588","date":"2023-04-26","code":"F-901.11.1","title":"FIRE ALARM MONITORING\n","status":"COMPLIED","resolutionDate":"2023-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-027589","date":"2023-04-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-027590","date":"2023-04-26","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-08-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-063606","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-07","completedDate":"2025-05-16","violations":[{"number":"VI-2023-047473","date":"2023-07-07","code":"10-723(2)","title":"FAIL OBTAIN LICENSE\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2023-063607","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2023-07-07","completedDate":null,"violations":[{"number":"VI-2023-047463","date":"2023-07-06","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-047464","date":"2023-07-06","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-047465","date":"2023-07-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-063643","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-07-07","completedDate":null,"violations":[{"number":"VI-2023-047500","date":"2023-07-06","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-07-07","resolution":"SVN ISSUED"}]},{"number":"CF-2024-070730","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-07-03","completedDate":null,"violations":[{"number":"VI-2024-055236","date":"2024-07-03","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-055237","date":"2024-07-03","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-055238","date":"2024-07-03","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-055239","date":"2024-07-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-07-11","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-091962","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-08-21","completedDate":null,"violations":[{"number":"VI-2024-070815","date":"2024-08-21","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2024-08-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2023,"n":8,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"186619","date":"2008-11-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"186619","date":"2011-02-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-036307","date":"2023-04-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-036307","date":"2023-06-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063607","date":"2023-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063606","date":"2023-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063643","date":"2023-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-036307","date":"2023-08-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-063607","date":"2024-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070730","date":"2024-07-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070730","date":"2024-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063607","date":"2024-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-091962","date":"2024-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063607","date":"2024-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070730","date":"2024-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070730","date":"2024-11-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070730","date":"2024-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070730","date":"2025-02-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2023,"fails":5,"passes":1},{"y":2024,"fails":9,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":19482.79,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":19482.79,"principalDue":11365.04,"penaltyDue":798.4,"interestDue":4389.82,"otherChargesDue":2697.98,"yearsOwed":9,"oldestYearOwed":2010,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-07-30","assessmentYear":2022,"totalAssessment":93800,"taxableAssessment":93800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1313.01,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98442515299762,"lng":-75.23101496540811,"geom":{"type":"Polygon","coordinates":[[[-75.230893033,39.984472519],[-75.230858116,39.98447949],[-75.230843422,39.984436112],[-75.231171452,39.984371032],[-75.2311877,39.984413734],[-75.230893033,39.984472519]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-007340","type":"Fire Alarm Certification","inspectionDate":"2023-03-02","result":"Deficient","expirationDate":null,"buildingId":"1380994"},{"number":"BC-2023-017209","type":"Fire Alarm Certification","inspectionDate":"2023-05-30","result":"Certified","expirationDate":"2024-05-30","buildingId":"1380419"},{"number":"BC-2023-013396","type":"Fire Alarm Certification","inspectionDate":"2023-05-30","result":"Certified","expirationDate":"2024-05-30","buildingId":"1380419"},{"number":"BC-2024-016474","type":"Fire Alarm Certification","inspectionDate":"2024-05-30","result":"Certified","expirationDate":"2025-05-30","buildingId":"1380419"},{"number":"BC-2025-018926","type":"Fire Alarm Certification","inspectionDate":"2025-03-04","result":"Certified","expirationDate":"2026-03-04","buildingId":"1380419"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":1,"lotArea":1512,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 447, ARDMORE PA, 19003","mailOut":true,"appeals":[],"taxYears":[{"year":2014,"total":2752.2,"principal":1775.23,"interest":346.17,"penalty":124.27},{"year":2015,"total":2302.96,"principal":1775.23,"interest":186.4,"penalty":124.27},{"year":2016,"total":820.85,"principal":670.92,"interest":10.06,"penalty":6.71}],"taxNet":5849.39,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":115200,"taxable":115200,"land":16800,"improvement":98400,"taxableLand":16800,"taxableImprovement":98400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":115200,"taxable":115200,"land":16800,"improvement":98400,"taxableLand":16800,"taxableImprovement":98400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90200,"taxable":90200,"land":18040,"improvement":72160,"taxableLand":18040,"taxableImprovement":72160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":92900,"taxable":92900,"land":18539,"improvement":74361,"taxableLand":18539,"taxableImprovement":74361,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":93800,"taxable":93800,"land":18719,"improvement":75081,"taxableLand":18719,"taxableImprovement":75081,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":93800,"taxable":93800,"land":18719,"improvement":75081,"taxableLand":18719,"taxableImprovement":75081,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":93800,"taxable":93800,"land":18719,"improvement":75081,"taxableLand":18719,"taxableImprovement":75081,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":86900,"taxable":86900,"land":17300,"improvement":69600,"taxableLand":17300,"taxableImprovement":69600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":86900,"taxable":86900,"land":17300,"improvement":69600,"taxableLand":17300,"taxableImprovement":69600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":118100,"taxable":118100,"land":23620,"improvement":94480,"taxableLand":23620,"taxableImprovement":94480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":118100,"taxable":118100,"land":23620,"improvement":94480,"taxableLand":23620,"taxableImprovement":94480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":177200,"taxable":177200,"land":35400,"improvement":141800,"taxableLand":35400,"taxableImprovement":141800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1653,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"855038","date":"2018-02-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-26","scope":"USE AS A GROUP CHILD DAYCARE WITH A MAXIMUM NUMBER OF 12 CHILDREN. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."},{"number":"869130","date":"2018-05-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR CERTIFICATE OF OCCUPANCY FOR A DAYCARE ON THE FIRST FLOOR"},{"number":"CP-2025-001120","date":"2025-03-25","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-23","scope":"MAKE SAFE PERMIT- For (MAKE SAFE TO COMPLY CF-2024-070730, PER ENGINEERS REPORT, for collapsed rear garage wall into the rear yard of daycare.) to resolve case #CF-2024-070730. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2024-070730. “In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.”"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"sale","p":70000},{"y":2008,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×9"},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"456696","type":"Rental","status":"Inactive","businessName":"GARDINER ANTOINE","legalName":"GARDINER ANTOINE","address":"1807 N 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-09-18","latestIssueDate":"2020-07-10","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"788212","type":"Food Preparing and Serving","status":"Inactive","businessName":"DEVELOPMENT OF GREATNESS LEARNING CE","legalName":"DEVELOPMENT OF GREATNESS LEARNING CE","address":"1807 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-09-05","latestIssueDate":"2018-09-05","expirationDate":"2019-09-04","inactiveDate":"2019-11-03"}],"licenseActivity":[{"number":"788212","type":"Food Preparing and Serving","businessName":"DEVELOPMENT OF GREATNESS LEARNING CE","legalName":"DEVELOPMENT OF GREATNESS LEARNING CE","issuedDate":"2018-09-05","latestIssueDate":"2018-09-05","closureDate":"2019-11-03","expirationDate":"2019-09-04","inactiveDate":"2019-11-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"456696","type":"Rental","businessName":"GARDINER ANTOINE","legalName":"GARDINER ANTOINE","issuedDate":"2008-09-18","latestIssueDate":"2020-07-10","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$19,483 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 50% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $118,100 to $177,200","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #855038: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 4, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$19,482.79 was recorded in the City’s 2022-06 delinquency snapshot for 2010–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"16 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 13, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #788212: Inactive since Nov 3, 2019","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":"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 and appears related-party/family-held.","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 7 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/"}]}