{"asOf":"2026-07-26T08:03:40.381Z","block":"1300-1399 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-federal-st","address":"1300 FEDERAL ST","parcelNumber":"871502530","source":"https://property.phila.gov/?p=871502530","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"WU RI QIANG","coOwner":null,"marketValue":437300,"landAssessment":87400,"improvementAssessment":349900,"livableArea":3216,"yearBuilt":1915,"lastSale":{"price":70000,"date":"2001-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"952969","date":"2008-05-19","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"952970","date":"2008-05-19","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2135861","date":"2011-05-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-002952","date":"2022-01-19","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002950","date":"2022-01-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002951","date":"2022-01-19","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002953","date":"2022-01-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"160855","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-05-19","completedDate":"2008-09-24","violations":[{"number":"952969","date":"2008-05-19","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"952970","date":"2008-05-19","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"280084","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-06-03","completedDate":"2011-08-30","violations":[{"number":"2135861","date":"2011-05-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-004323","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-19","completedDate":"2022-09-19","violations":[{"number":"VI-2022-002952","date":"2022-01-19","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002950","date":"2022-01-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002951","date":"2022-01-19","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002953","date":"2022-01-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-09-19","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2022,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"160855","date":"2008-05-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"160855","date":"2008-09-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"280084","date":"2011-05-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"280084","date":"2011-07-08","type":"BC INSP","status":"FAILED"},{"caseNumber":"280084","date":"2011-08-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2022-004323","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004323","date":"2022-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004323","date":"2022-09-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935159932361,"lng":-75.16527278301886,"geom":{"type":"Polygon","coordinates":[[[-75.165214262,39.935284658],[-75.165270948,39.935022537],[-75.165332055,39.935030684],[-75.165274425,39.935298378],[-75.165214262,39.935284658]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-022500","type":"Fire Alarm Certification","inspectionDate":"2025-08-26","result":"Certified","expirationDate":"2026-08-26","buildingId":"1440311"},{"number":"BC-2025-030822","type":"Special Hazards Certification","inspectionDate":"2025-11-01","result":"Certified","expirationDate":"2026-11-01","buildingId":"1440311"},{"number":"BC-2025-029016","type":"Special Hazards Certification","inspectionDate":"2025-11-01","result":"Certified","expirationDate":"2026-11-01","buildingId":"1440311"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1496,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1132 S 10TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT APPLICATION IS FOR AN  EATING AND DRINKING ESTABLISHMENTS (SIT-IN RESTAURANT) AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above location cannot be i","status":"Completed","outcome":"Granted","date":"2023-11-21","number":"ZP-2023-001551","relatedPermit":"ZP-2023-001551"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":289400,"taxable":210000,"land":37400,"improvement":252000,"taxableLand":37400,"taxableImprovement":172600,"exemptLand":0,"exemptImprovement":79400},{"y":2017,"v":289400,"taxable":210000,"land":37400,"improvement":252000,"taxableLand":37400,"taxableImprovement":172600,"exemptLand":0,"exemptImprovement":79400},{"y":2018,"v":406900,"taxable":210000,"land":81380,"improvement":325520,"taxableLand":81380,"taxableImprovement":128620,"exemptLand":0,"exemptImprovement":196900},{"y":2019,"v":414000,"taxable":210000,"land":82800,"improvement":331200,"taxableLand":82800,"taxableImprovement":127200,"exemptLand":0,"exemptImprovement":204000},{"y":2020,"v":418100,"taxable":210000,"land":83620,"improvement":334480,"taxableLand":83620,"taxableImprovement":126380,"exemptLand":0,"exemptImprovement":208100},{"y":2021,"v":418100,"taxable":210000,"land":83620,"improvement":334480,"taxableLand":83620,"taxableImprovement":126380,"exemptLand":0,"exemptImprovement":208100},{"y":2022,"v":418100,"taxable":210000,"land":83620,"improvement":334480,"taxableLand":83620,"taxableImprovement":126380,"exemptLand":0,"exemptImprovement":208100},{"y":2023,"v":399800,"taxable":210000,"land":79960,"improvement":319840,"taxableLand":79960,"taxableImprovement":130040,"exemptLand":0,"exemptImprovement":189800},{"y":2024,"v":399800,"taxable":210000,"land":79960,"improvement":319840,"taxableLand":79960,"taxableImprovement":130040,"exemptLand":0,"exemptImprovement":189800},{"y":2025,"v":439900,"taxable":210000,"land":87980,"improvement":351920,"taxableLand":87980,"taxableImprovement":122020,"exemptLand":0,"exemptImprovement":229900},{"y":2026,"v":439900,"taxable":210000,"land":87980,"improvement":351920,"taxableLand":87980,"taxableImprovement":122020,"exemptLand":0,"exemptImprovement":229900},{"y":2027,"v":437300,"taxable":210000,"land":87400,"improvement":349900,"taxableLand":87400,"taxableImprovement":122600,"exemptLand":0,"exemptImprovement":227300}],"taxNow":2940,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2022-001067","date":"2022-03-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-20","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO EXTERIOR WALLS TO INCLUDE INSTALLATION OF STAR BOLTS AND CORNICE REPAIRS TO ADDRESS VIOLATION CASE # CF-2022-004323. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. WORK INCLUDES PERIODIC SPECIAL INSPECTIONS OF STAR BOLT INSTALLATION PER ENGINEER'S RECOMMENDATION. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS WORK. 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. PROTECTION OF PEDESTRIANS AND PUBLIC RIGHT-OF-WAY REQUIRED AT ALL TIMES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. MAKE SAFE PERMIT ONLY."},{"number":"ZP-2023-001551","date":"2023-10-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-001248","date":"2025-03-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-09","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR AN EATING AND DRINKING ESTABLISHMENTS (SIT-IN RESTAURANT) IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"EP-2025-003762","date":"2025-04-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-15","scope":"Install New 200 Main Panel And Install All New Lighting ,Switches, Outlets"},{"number":"PP-2025-005218","date":"2025-05-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-09","scope":"INSTALL 1 HAND SINK, 1 HUB DRAIN, 1 FLOOR DRAIN, 1 WATER CLOSET, 1 LAVATORY AND 1 ICE MAKER ACCORDING TO THE 2018 PPC AND PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"204603","type":"Food Preparing and Serving","status":"Inactive","businessName":"ZHENG SHOU LAN","legalName":"ZHENG SHOU LAN","address":"1300 FEDERAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1998-09-16","latestIssueDate":"1998-09-16","expirationDate":"1999-04-30","inactiveDate":null},{"number":"203293","type":"Food Preparing and Serving","status":"Inactive","businessName":"RI QIANG WU (T/A CHINA EXPRESS)","legalName":"RI QIANG WU","address":"1300 FEDERAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206881","type":"Food Preparing and Serving","status":"Inactive","businessName":"YU WEN LIN","legalName":"YU WEN LIN","address":"1300 FEDERAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2008-06-26"},{"number":"297294","type":"Handbill Distribution","status":"Inactive","businessName":"YU W LIN (CHINA EXPRESS)","legalName":"YU W LIN","address":"1300 FEDERAL ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2004-08-28","latestIssueDate":"2006-07-28","expirationDate":"2009-08-31","inactiveDate":"2011-08-13"},{"number":"403725","type":"Rental","status":"Inactive","businessName":"RI QIANG WU","legalName":"RI QIANG WU","address":"1300 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-03-20","latestIssueDate":"2025-02-21","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"449874","type":"Food Preparing and Serving","status":"Inactive","businessName":"JIN RONG GUO","legalName":"JIN RONG GUO","address":"1300 FEDERAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-06-26","latestIssueDate":"2010-04-13","expirationDate":"2011-04-30","inactiveDate":"2010-10-12"},{"number":"516701","type":"Food Preparing and Serving","status":"Inactive","businessName":"MING CHEN (LUCKY STAR CHINES FOOD)","legalName":"MING CHEN","address":"1300 FEDERAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-10-12","latestIssueDate":"2017-06-17","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"}],"licenseActivity":[{"number":"516701","type":"Food Preparing and Serving","businessName":"MING CHEN (LUCKY STAR CHINES FOOD)","legalName":"MING CHEN","issuedDate":"2010-10-12","latestIssueDate":"2017-06-17","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"449874","type":"Food Preparing and Serving","businessName":"JIN RONG GUO","legalName":"JIN RONG GUO","issuedDate":"2008-06-26","latestIssueDate":"2010-04-13","closureDate":"2010-10-12","expirationDate":"2011-04-30","inactiveDate":"2010-10-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"403725","type":"Rental","businessName":"RI QIANG WU","legalName":"RI QIANG WU","issuedDate":"2007-03-20","latestIssueDate":"2025-02-21","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297294","type":"Handbill Distribution","businessName":"YU W LIN (CHINA EXPRESS)","legalName":"YU W LIN","issuedDate":"2004-08-28","latestIssueDate":"2006-07-28","closureDate":"2011-08-13","expirationDate":"2009-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206881","type":"Food Preparing and Serving","businessName":"YU WEN LIN","legalName":"YU WEN LIN","issuedDate":"2004-04-17","latestIssueDate":"2007-04-25","closureDate":"2008-06-26","expirationDate":"2008-04-30","inactiveDate":"2008-06-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203293","type":"Food Preparing and Serving","businessName":"RI QIANG WU (T/A CHINA EXPRESS)","legalName":"RI QIANG WU","issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204603","type":"Food Preparing and Serving","businessName":"ZHENG SHOU LAN","legalName":"ZHENG SHOU LAN","issuedDate":"1998-09-16","latestIssueDate":"1998-09-16","closureDate":null,"expirationDate":"1999-04-30","inactiveDate":null,"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 #ZP-2023-001551: Completed · Granted; related permit ZP-2023-001551.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 19, 2022.","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 #204603: Inactive; Food Preparing and Serving #203293: Inactive; Food Preparing and Serving #206881: Inactive since Jun 26, 2008; Handbill Distribution #297294: Inactive since Aug 13, 2011","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 26, 2026; Special Hazards Certification: Certified through Nov 1, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}