{"asOf":"2026-07-30T23:41:30.369Z","block":"5000-5099 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-spruce-st","address":"5044 SPRUCE ST","parcelNumber":"871402065","source":"https://property.phila.gov/?p=871402065","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"818","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"MILLIEN-BROOKS CLAUDETTE","coOwner":null,"marketValue":276000,"landAssessment":55200,"improvementAssessment":220800,"livableArea":2760,"yearBuilt":1925,"lastSale":{"price":465000,"date":"2016-07-25T04:00:00Z"},"openViolations":4,"violations":[{"number":"1593850","date":"2010-02-17","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-17","underAppeal":false,"noticeUrl":null},{"number":"4976536","date":"2019-03-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"4976541","date":"2019-03-15","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"4976538","date":"2019-03-15","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"4976537","date":"2019-03-15","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-007488","date":"2026-02-09","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=958354183&hash=943D2561D81AA0CA255FB0C86C9441469F7569181B5A4227C1B720EEBF02CC51"},{"number":"VI-2026-007496","date":"2026-02-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=958239970&hash=540D89897452A8CC2FD50F4B89440980D6817154B8D2FD7965F36D9F00C7E135"},{"number":"VI-2026-007503","date":"2026-02-09","code":"PM15-505.3","title":"PLUMBING SYSTEMS- WATER SUPPLY","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-007502","date":"2026-02-09","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"226927","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2010-02-18","completedDate":"2010-03-26","noticeUrl":null,"violations":[{"number":"1593850","date":"2010-02-17","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-17","underAppeal":false,"noticeUrl":null}]},{"number":"676665","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2019-03-15","completedDate":"2020-02-10","noticeUrl":null,"violations":[{"number":"4976536","date":"2019-03-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"4976541","date":"2019-03-15","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"4976538","date":"2019-03-15","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null},{"number":"4976537","date":"2019-03-15","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-15","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-011300","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-09","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=958354183&hash=943D2561D81AA0CA255FB0C86C9441469F7569181B5A4227C1B720EEBF02CC51","violations":[{"number":"VI-2026-007488","date":"2026-02-09","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=958354183&hash=943D2561D81AA0CA255FB0C86C9441469F7569181B5A4227C1B720EEBF02CC51"}]},{"number":"CF-2026-011486","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-09","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=958239970&hash=540D89897452A8CC2FD50F4B89440980D6817154B8D2FD7965F36D9F00C7E135","violations":[{"number":"VI-2026-007496","date":"2026-02-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=958239970&hash=540D89897452A8CC2FD50F4B89440980D6817154B8D2FD7965F36D9F00C7E135"}]},{"number":"CF-2026-011494","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-09","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2026-007503","date":"2026-02-09","code":"PM15-505.3","title":"PLUMBING SYSTEMS- WATER SUPPLY","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-007502","date":"2026-02-09","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"226927","date":"2010-02-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"226927","date":"2010-03-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"676665","date":"2019-03-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"676665","date":"2020-02-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-011300","date":"2026-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011486","date":"2026-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011494","date":"2026-02-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95407031769822,"lng":-75.223879703228,"geom":{"type":"Polygon","coordinates":[[[-75.223812117,39.954213185],[-75.223872752,39.953918598],[-75.223947307,39.953927348],[-75.223885376,39.954223003],[-75.223812117,39.954213185]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":2216,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 16844, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE EXTENSION OF A MEDICAL CENTER (OFFICES) FROM THE FIRST AND SECOND FLOORS INTO THE THIRD FLOOR AND FOR INCIDENTAL STORAGE ON THE FOURTH FLOOR (NOT TO EXCEED 25% OF GFA) IN AN EXISTING SEMI-DETACHED STRUCTURE BREACHED AT ALL LE","status":"CLOSED","outcome":"Granted with conditions","date":"2010-08-18","number":"12719","relatedPermit":"290314"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PROPOSED USE OF A TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING SEMI-DETACHED STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2019-10-23","number":"38015","relatedPermit":"986940"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":152500,"taxable":152500,"land":33200,"improvement":119300,"taxableLand":33200,"taxableImprovement":119300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":152500,"taxable":152500,"land":33200,"improvement":119300,"taxableLand":33200,"taxableImprovement":119300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":165700,"taxable":165700,"land":33161,"improvement":132539,"taxableLand":33161,"taxableImprovement":132539,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":170600,"taxable":170600,"land":33976,"improvement":136624,"taxableLand":33976,"taxableImprovement":136624,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":172300,"taxable":172300,"land":34315,"improvement":137985,"taxableLand":34315,"taxableImprovement":137985,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":172300,"taxable":172300,"land":34315,"improvement":137985,"taxableLand":34315,"taxableImprovement":137985,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":172300,"taxable":172300,"land":34315,"improvement":137985,"taxableLand":34315,"taxableImprovement":137985,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":234600,"taxable":234600,"land":46920,"improvement":187680,"taxableLand":46920,"taxableImprovement":187680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":234600,"taxable":234600,"land":46920,"improvement":187680,"taxableLand":46920,"taxableImprovement":187680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":247700,"taxable":247700,"land":49540,"improvement":198160,"taxableLand":49540,"taxableImprovement":198160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":247700,"taxable":247700,"land":49540,"improvement":198160,"taxableLand":49540,"taxableImprovement":198160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":276000,"taxable":276000,"land":55200,"improvement":220800,"taxableLand":55200,"taxableImprovement":220800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3467,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"235509","date":"2009-09-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-05-24","scope":"CARPET FLOOR, DEMOLITION, RENOVATIONS TO INCLUDE NEW SHEETROCK THOUGHOUT MEDICAL OFFICES."},{"number":"268002","date":"2010-03-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-05-24","scope":"COLLECT VIOLATIONS MAIN DRAIN,YARD DRAIN,WC, 3 SINKS"},{"number":"262205","date":"2010-03-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 200 AMP SUB PANEL, 130 EMERGENCY EXIT LIGHTS, 25 EMERGE, 22 EMERGENCY LIGHTS, 5 ZONE ALARM PANEL, 3 HEAT DET, 5 PULL STATIONS, 20 STROBE HORNS AS PER NFPA72 (WEST DISTRICT)"},{"number":"268023","date":"2010-03-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-05-24","scope":"INSTALL IN 2ND-FLOOR UTILITY ROOM,(1) ELECTRIC HEATER 20KW,WITH 5 TON A/C CONDENSER SET IN REAR YARD INCLUDING ASSOCIATED DUCT-WORK."},{"number":"290314","date":"2010-08-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-18","scope":"LEGALIZE 3RD FL MEDICAL OFFICES WITH 4TH FL INCIDENTAL STORAGE. BREECH WITH 5046 AT ALL LEVELS. LEGALIZING 2 SIGNS"},{"number":"253366","date":"2010-09-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-04-18","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY NOT REQUIRED MEMORANDUM. THIS C/O NR REPRESENTS THE AS-IS LEGAL USE OF THE BASEMENT, 1ST & 2ND FLOORS TO BE USED AS MEDIACL OFFICES."},{"number":"986934","date":"2020-01-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-08-12","scope":"REMOVE CORRIDOR WALLS AT 2ND & 3RD FLOOR APARTMENTS INTO ONE APARTMENT--CONVERT MEDICAL OFFICES ON FIRST FLOOR INTO A ONE BEDROOM APARTMENT WITH FULL BATHROOM AND KITCHEN--CREATE TWO 3'X5.5' WINDOW OPENINGS AT FIRST FLOOR LIVING/DINING/KITCHEN TO PROVIDE ADEQUATE LIGHT AND AIR PER CODE"},{"number":"1046154","date":"2020-01-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-27","scope":"ON AN EXISTING SERVICE,REPLACE 12-OUTLETS,6-SWITCHES,8-FIXTURES,2-KITCHEN GFCI AND 1-BATHROOM GFCI AS PER 2014 NEC (WEST DISTRICT)"},{"number":"986940","date":"2021-02-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":0.22,"timeline":[{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Administrative"},{"y":2016,"k":"sale","p":465000},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"795596","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CLAUDETTE MILLIEN BROOKS","legalName":"CLAUDETTE MILLIEN BROOKS ","address":"5044 SPRUCE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-11-28","latestIssueDate":"2020-01-03","expirationDate":"2020-11-27","inactiveDate":"2021-01-26"}],"licenseActivity":[{"number":"795596","type":"Vacant Residential Property / Lot","businessName":"CLAUDETTE MILLIEN BROOKS","legalName":"CLAUDETTE MILLIEN BROOKS ","issuedDate":"2018-11-28","latestIssueDate":"2020-01-03","closureDate":"2021-01-26","expirationDate":"2020-11-27","inactiveDate":"2021-01-26","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["4 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #38015: OPEN · Granted; related permit 986940. Use permit #290314: 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":"1 permit not marked completed: 986934 (Expired). 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":"4 open L&I violations","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 9, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #795596: Inactive since Jan 26, 2021","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.","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/"}]}