{"asOf":"2026-07-28T12:08:54.490Z","block":"700-799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-w-girard-ave","address":"700 W GIRARD AVE","parcelNumber":"871500405","source":"https://property.phila.gov/?p=871500405","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LAM STEVEN SUI","coOwner":null,"marketValue":437900,"landAssessment":87500,"improvementAssessment":350400,"livableArea":3680,"yearBuilt":1910,"lastSale":{"price":1,"date":"2019-03-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"3342216","date":"2013-12-30","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3342217","date":"2013-12-30","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3342215","date":"2013-12-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3500940","date":"2015-03-20","code":"PM-307.1/9","title":"WALL FRACTURED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3500939","date":"2015-03-20","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3500937","date":"2015-03-20","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"415255","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-31","completedDate":"2019-12-07","violations":[{"number":"3342216","date":"2013-12-30","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3342217","date":"2013-12-30","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3342215","date":"2013-12-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"472061","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-03-23","completedDate":"2015-04-20","violations":[{"number":"3500940","date":"2015-03-20","code":"PM-307.1/9","title":"WALL FRACTURED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3500939","date":"2015-03-20","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3500937","date":"2015-03-20","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"3513","date":"2002-11-03","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"41020","date":"2005-06-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"415255","date":"2013-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415255","date":"2014-02-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415255","date":"2014-03-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"415255","date":"2014-08-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"415255","date":"2014-09-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"472061","date":"2015-03-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"472061","date":"2015-04-20","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970156968126304,"lng":-75.14834356247947,"geom":{"type":"Polygon","coordinates":[[[-75.148305819,39.970065022],[-75.148508731,39.970089611],[-75.14849102,39.97011384],[-75.148367214,39.970111324],[-75.14833664,39.970278311],[-75.148265971,39.97027616],[-75.148305819,39.970065022]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1985,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4832 SPRUCE ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":221200,"taxable":221200,"land":44240,"improvement":176960,"taxableLand":44240,"taxableImprovement":176960,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":221200,"taxable":221200,"land":44240,"improvement":176960,"taxableLand":44240,"taxableImprovement":176960,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":253600,"taxable":253600,"land":50720,"improvement":202880,"taxableLand":50720,"taxableImprovement":202880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":170600,"taxable":170600,"land":34120,"improvement":136480,"taxableLand":34120,"taxableImprovement":136480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":170600,"taxable":170600,"land":34120,"improvement":136480,"taxableLand":34120,"taxableImprovement":136480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":170600,"taxable":170600,"land":34120,"improvement":136480,"taxableLand":34120,"taxableImprovement":136480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":376700,"taxable":376700,"land":75340,"improvement":301360,"taxableLand":75340,"taxableImprovement":301360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":376700,"taxable":376700,"land":75340,"improvement":301360,"taxableLand":75340,"taxableImprovement":301360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":566200,"taxable":566200,"land":113240,"improvement":452960,"taxableLand":113240,"taxableImprovement":452960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":566200,"taxable":566200,"land":113240,"improvement":452960,"taxableLand":113240,"taxableImprovement":452960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":437900,"taxable":437900,"land":87500,"improvement":350400,"taxableLand":87500,"taxableImprovement":350400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7926,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"674948","date":"2016-06-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-03","scope":"FOR CHANGE IN USE IN AN EXISTING STRUCTURE TO CREATE A VACANT COMMERCIAL SPACE AND A TWO (2) FAMILY DWELLING."},{"number":"645719","date":"2016-06-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-03-20","scope":"FOR SELECTIVE INTERIOR DEMOLITION AND FOR A PARTIAL CHANGE IN OCCUPANCY TO CREATE A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND TWO (2) DWELLING UNITS ON THE SECOND FLOOR OF AN EXISTING TWO-STORY STRUCTURE. SECOND FLOOR TO BE SPRINKLERED THROUGHOUT. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"645718","date":"2016-06-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-01-29","scope":"FOR THE INSTALLATION OF A NEW MECHANICAL SYSTEM TO MATCH ALTERATIONS AS ISSUED UNDER PERMIT #645719. WORK TO INCLUDE NEW APPLIANCES (INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS), REGISTERS/DIFFUSERS, AND ALL SUPPLEMENTAL DUCTWORK AS SHOWN IN APPROVED PLANS."},{"number":"704247","date":"2016-10-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":null},{"number":"739781","date":"2016-11-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"INSTALL BACKFLOW PREVENTOR (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"713459","date":"2016-11-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-01-11","scope":"ALTERATION: INTERIOR PLUMBING OF A 2-STORY BUILDING WITH A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND (2) DWELLING UNITS ON THE 2ND FLOOR. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE, 2004.A BACKFLOW PREVENTION CONTAINMENT ASSEMBLY IS REQUIRED PER CODE SECTION, P-806.2.SEPARATE PERMITS ARE REQUIRED FOR THE 5\" SEWER LATERAL TO THE STREET MAIN AND THE VACANT COMMERCIAL SPACE ON THE 1ST FLOOR."},{"number":"767301","date":"2017-09-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-01-29","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R WITHIN A TWO-FAMILY DWELLING ON THE 2ND FLR OF AN EXISTING TWO (2) STORY STRUCTURE, USING A NEW 2\" FIRE SERVICE LINE AND A NEW, 2\" BACKFLOW PREVENTION DEVICE, AS PER PLANS; SEPARATE PERMIT REQUIRED FOR INSTALLATION OF SPRINKLERS ON 1ST FLR."},{"number":"823884","date":"2017-10-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-20","scope":"CURB TRAP,MAIN DRAIN AND FAI PA20172790087 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1005396","date":"2019-08-26","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-20","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans.*AS PER NOTARIZED LTR CONTRACTOR HAS NO EMPLOYEES*"},{"number":"ZP-2023-011865","date":"2023-11-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Vacant"},{"number":"CP-2024-001540","date":"2024-04-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-31","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13 AND 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2024-003933","date":"2024-06-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-05","scope":"ADDING PULL STATION, SMOKE DETECTOR, STROBE, AND HORN CONNECTING TO EXISTING FACP AS PER PLANS AND 2016 NFPA 72."},{"number":"MP-2024-003985","date":"2024-10-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-31","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2024-012028","date":"2024-12-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-31","scope":"INTERIOR ALTERATION TO EXISTING MIXED USE BUILDING WITH FIRST FLOOR COMMERCIAL AND 2ND FLOOR APARTMENTS. WORK TO INCLUDE DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 16 FIXTURES. ALL WORK TO BE PERFOMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-000457","date":"2025-03-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-31","scope":"FOR ALTERATIONS TO AN EXISTING AUTOMATIC WET SPRINKLER SYSTEM TO EXTEND THE SYSTEM THROUGH THE 1ST FLOOR COMMERICAL OCCUPANCY IN ACCORDANCE WITH NFPA 13. EXISTING NFPA 13R SYSTEM THROUGHOUT RESIDENTIAL OCCUPANCY AT 2ND FLOOR TO REMAIN. SYSTEMS SERVED BY AN EXISTING TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO-AND-A-HALF (2 1/2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-001540 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2025-009194","date":"2026-01-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2026-000621","date":"2026-04-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-07-27","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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":"EP-2026-002930","date":"2026-04-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-17","scope":"Install 5-20 amp branch circuit for receptacle outlets, switches, lighting and gfcis Connecting to existing panel and services. All necessary bonding and grounding as per Nec 2017"},{"number":"ZP-2026-005115","date":"2026-05-26","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF 2 STATICALLY ILLUMINATED WALL SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2026-004141","date":"2026-06-03","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF 2 STATICALLY ILLUMINATED FLAT WALL SIGNS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"PP-2026-004437","date":"2026-06-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-16","scope":"ALTERATIONS TO EXISTING RETAIL SPACE.. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. 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 WC, 2LAV, 2KS, HWH, 4 HUB, FD, AND GREASE INTERCEPTOR"}],"storyTag":"New construction","storyDelta":14.65,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","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":["12 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":"Use permit #674948: 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":"6 permits not marked completed: 645719 (Expired), 645718 (Expired), 713459 (Expired), 767301 (Expired), 1005396 (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":"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, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 20, 2015.","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":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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 6 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}