{"asOf":"2026-07-26T01:44:53.953Z","block":"1600-1699 S 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-22nd-st","address":"1600-02 S 22ND ST","parcelNumber":"871291500","source":"https://property.phila.gov/?p=871291500","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"817","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"DET MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"SAIDI HASSOUNA","coOwner":null,"marketValue":301800,"landAssessment":60300,"improvementAssessment":241500,"livableArea":2304,"yearBuilt":1915,"lastSale":{"price":1,"date":"2015-10-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"851603","date":"2008-02-21","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1597765","date":"2009-08-18","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1597763","date":"2009-08-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1597764","date":"2009-08-18","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3439373","date":"2014-12-02","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3621177","date":"2015-02-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2024-024939","date":"2024-04-12","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2024-04-12","resolution":"SVN ISSUED"},{"number":"VI-2024-024957","date":"2024-04-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-024958","date":"2024-04-12","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-04-26","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"148560","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-02-26","completedDate":"2008-05-05","violations":[{"number":"851603","date":"2008-02-21","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"211213","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-08-19","completedDate":"2010-04-23","violations":[{"number":"1597765","date":"2009-08-18","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1597763","date":"2009-08-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1597764","date":"2009-08-18","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"462231","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-12-02","completedDate":"2015-02-10","violations":[{"number":"3439373","date":"2014-12-02","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"468341","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-10","completedDate":null,"violations":[{"number":"3621177","date":"2015-02-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-030227","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-04-12","completedDate":null,"violations":[{"number":"VI-2024-024939","date":"2024-04-12","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2024-04-12","resolution":"SVN ISSUED"}]},{"number":"CF-2024-030247","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-12","completedDate":"2024-04-26","violations":[{"number":"VI-2024-024957","date":"2024-04-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-024958","date":"2024-04-12","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-04-26","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"148560","date":"2008-02-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"148560","date":"2008-04-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"211213","date":"2009-08-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"211213","date":"2009-09-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"211213","date":"2009-12-16","type":"CI INSP","status":"PASSED"},{"caseNumber":"211213","date":"2010-01-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"211213","date":"2010-02-05","type":"CI INSP","status":"PASSED"},{"caseNumber":"211213","date":"2010-02-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"211213","date":"2010-04-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"462231","date":"2014-12-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"462231","date":"2015-01-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"462231","date":"2015-02-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"468341","date":"2015-02-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"468341","date":"2015-03-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"468341","date":"2015-04-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"468341","date":"2015-07-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2024-030227","date":"2024-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030247","date":"2024-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030247","date":"2024-04-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":0,"passes":4},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":4,"passes":1},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.932041617017646,"lng":-75.1816517497101,"geom":{"type":"Polygon","coordinates":[[[-75.181593165,39.93197354],[-75.181772338,39.931999605],[-75.181662717,39.932115549],[-75.181562527,39.932099991],[-75.181593165,39.93197354]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-011695","type":"Fire Alarm Certification","inspectionDate":"2024-04-22","result":"Certified","expirationDate":"2025-04-22","buildingId":"1533907"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":null,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"710 KINGS HWY SOUTH, CHERRY HILL NJ, 08034","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USES AND SIGNS AS PERMITTED IN C2 COMMERCIAL BY CURRENT AND FUTURE TENANTS WITHIN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2010-03-31","number":"8893","relatedPermit":"208395"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR: PREPARED FOOD (COFFEE, SMOTHIES AND SANDWICHES)","status":"Completed","outcome":"Granted with conditions","date":"2024-04-02","number":"ZP-2023-007548","relatedPermit":"ZP-2023-007548"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":138200,"taxable":138200,"land":27600,"improvement":110600,"taxableLand":27600,"taxableImprovement":110600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":138200,"taxable":138200,"land":27600,"improvement":110600,"taxableLand":27600,"taxableImprovement":110600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":179400,"taxable":179400,"land":35880,"improvement":143520,"taxableLand":35880,"taxableImprovement":143520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":184700,"taxable":184700,"land":36940,"improvement":147760,"taxableLand":36940,"taxableImprovement":147760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":186500,"taxable":186500,"land":37300,"improvement":149200,"taxableLand":37300,"taxableImprovement":149200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":186500,"taxable":186500,"land":37300,"improvement":149200,"taxableLand":37300,"taxableImprovement":149200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":186500,"taxable":186500,"land":37300,"improvement":149200,"taxableLand":37300,"taxableImprovement":149200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":235200,"taxable":235200,"land":47040,"improvement":188160,"taxableLand":47040,"taxableImprovement":188160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":235200,"taxable":235200,"land":47040,"improvement":188160,"taxableLand":47040,"taxableImprovement":188160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":264200,"taxable":264200,"land":52840,"improvement":211360,"taxableLand":52840,"taxableImprovement":211360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":264200,"taxable":264200,"land":52840,"improvement":211360,"taxableLand":52840,"taxableImprovement":211360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":301800,"taxable":301800,"land":60300,"improvement":241500,"taxableLand":60300,"taxableImprovement":241500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3698,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"121499","date":"2007-12-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-12-28","scope":"ERECTION OF BRICK VENEER WALL (FRONT AND SIDE)USING 4\" SOLID BRICK WITH BRICK TIES ATTACHED TO EXISTING CINDER BLOCK WALL."},{"number":"543093","date":"2014-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2015-12-10","scope":"INSTALL ONE 1 YORK FURNACE, 60000 BTU 95.5 %. WITH 2.5 TON 14.5 SEER A/C WITH DUCTWORK."},{"number":"880350","date":"2018-05-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-25","scope":"FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR (MAY NOT OCCUPY MORE THAN 2,000 SF OF GROSS FLOOR AREA)(USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS APPLICATION."},{"number":"880352","date":"2018-09-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-01-25","scope":"FOR THE LEVEL II INTERIOR ALTERATIONS FOR AN EXITING RESIDENTIAL UNIT ON THE 2ND FLOOR OF AN EXISTING TWO STORY BUILDING. 1ST FLOOR TO REMAIN VACANT, SIZE AND LOCATION AS SHOWN ON THE PLAN. SEPARATE PERMITS TO BE REQUIRED FOR NEW ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM WORK."},{"number":"942565","date":"2019-01-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"POWDER ROOM IN BASEMENT, 2 FULL BATHROOMS AND KITCHEN, REPLACE 3/4\" WATER LINE FROM SIDEWALK INTO BASEMENT, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1042264","date":"2020-01-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-25","scope":"INSTALL TWO HVAC GAS SYSTEMS, 2 45,000 BTU WITH TWO 96% EFF AND 2 TON CONDENSER WITH NEW DUCT"},{"number":"1035383","date":"2020-02-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-11","scope":"INSTALL 400A SERVICE,3 GANG METER-PAK,LOAD CENTERS,ALL WIRING FOR 2ND FL APT,110V SMOKE ALARMS,100A SUB-PANEL.'08 NEC. INSTALL FIRE ALARM FOR 2ND FL APT,BASEMENT&1ST FL FOR SAFETY PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. ROBERT BENTZ IS A SOLE-PROPRIETOR WITH NO EMPLOYEES,HE IS THE ONLY ELECTRICAL TO BE ON THIS JOB."},{"number":"PP-2021-007245","date":"2021-05-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-07","scope":"Curb trap, fresh air inlet and main drain"},{"number":"ZP-2023-007548","date":"2024-02-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2025-002114","date":"2026-05-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A PREPARED FOOD SHOP (COFFEE, SMOTHIES AND SANDWICHES) IN THE FIRST FLOOR AND BASEMENT OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2026-003559","date":"2026-06-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 10' TYPE 1 KITCHEN HOOD. **WORK TO BE PERFORMED PER APPROVED PLANS.**"},{"number":"FP-2026-001419","date":"2026-07-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Kitchen suppression system"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"895409","type":"Rental","status":"Inactive","businessName":"Hassouna Saidi","legalName":"Hassouna Saidi ","address":"1600 S 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-05-16","latestIssueDate":"2024-04-01","expirationDate":"2025-05-15","inactiveDate":"2025-07-14"}],"licenseActivity":[{"number":"895409","type":"Rental","businessName":"Hassouna Saidi","legalName":"Hassouna Saidi ","issuedDate":"2022-05-16","latestIssueDate":"2024-04-01","closureDate":"2025-07-14","expirationDate":"2025-05-15","inactiveDate":"2025-07-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["4 permit events since 2023","1 zoning/board appeal 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 #8893: CLOSED · Withdrawn; related permit 208395. Use permit #880350: 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":"4 permits not marked completed: 543093 (EXPIRED), CP-2025-002114 (Issued), MP-2026-003559 (Issued), FP-2026-001419 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 22, 2025","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-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":"10 failed, 8 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 26, 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}