{"asOf":"2026-07-28T08:19:02.073Z","block":"900-999 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-9th-st","address":"947 S 9TH ST","parcelNumber":"871503250","source":"https://property.phila.gov/?p=871503250","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"GARGANO MICHAEL","coOwner":"BALDWIN LAUREN","marketValue":386800,"landAssessment":77300,"improvementAssessment":309500,"livableArea":1605,"yearBuilt":1915,"lastSale":{"price":1,"date":"2018-03-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"1503650","date":"2009-10-09","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-043977","date":"2020-10-22","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2021-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043978","date":"2020-10-22","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2021-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043979","date":"2020-10-22","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-043980","date":"2020-10-22","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-021508","date":"2024-04-03","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-021609","date":"2024-04-03","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-021610","date":"2024-04-03","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"218603","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-23","completedDate":"2014-12-12","violations":[{"number":"1503650","date":"2009-10-09","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-074854","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-22","completedDate":"2022-06-10","violations":[{"number":"VI-2020-043977","date":"2020-10-22","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2021-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043978","date":"2020-10-22","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2021-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043979","date":"2020-10-22","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-043980","date":"2020-10-22","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-026587","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2024-04-03","completedDate":null,"violations":[{"number":"VI-2024-021508","date":"2024-04-03","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-026657","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-04-03","completedDate":null,"violations":[{"number":"VI-2024-021609","date":"2024-04-03","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-021610","date":"2024-04-03","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2020,"n":4,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"218603","date":"2009-10-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2020-074854","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2020-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2021-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2021-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2021-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2021-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074854","date":"2022-06-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-026587","date":"2024-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026657","date":"2024-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026587","date":"2024-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026657","date":"2024-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026587","date":"2024-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026657","date":"2024-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026657","date":"2024-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026587","date":"2024-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026587","date":"2025-08-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":5,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2024,"fails":8,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":409.54,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":409.54,"principalDue":41.7,"penaltyDue":76.62,"interestDue":71.69,"otherChargesDue":219.53,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-08","assessmentYear":2022,"totalAssessment":198600,"taxableAssessment":198600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2780,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93772852251661,"lng":-75.15795665670981,"geom":{"type":"Polygon","coordinates":[[[-75.157882828,39.937739802],[-75.157891739,39.9376992],[-75.158030485,39.937717243],[-75.158021574,39.937757845],[-75.157882828,39.937739802]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":585,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2738 S CLEVELAND ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":118100,"taxable":118100,"land":14600,"improvement":103500,"taxableLand":14600,"taxableImprovement":103500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":118100,"taxable":118100,"land":14600,"improvement":103500,"taxableLand":14600,"taxableImprovement":103500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":218400,"taxable":218400,"land":43680,"improvement":174720,"taxableLand":43680,"taxableImprovement":174720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":196700,"taxable":196700,"land":39340,"improvement":157360,"taxableLand":39340,"taxableImprovement":157360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":198600,"taxable":198600,"land":39720,"improvement":158880,"taxableLand":39720,"taxableImprovement":158880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":198600,"taxable":198600,"land":39720,"improvement":158880,"taxableLand":39720,"taxableImprovement":158880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":198600,"taxable":198600,"land":39720,"improvement":158880,"taxableLand":39720,"taxableImprovement":158880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":227300,"taxable":227300,"land":45460,"improvement":181840,"taxableLand":45460,"taxableImprovement":181840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":227300,"taxable":227300,"land":45460,"improvement":181840,"taxableLand":45460,"taxableImprovement":181840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":267000,"taxable":267000,"land":53400,"improvement":213600,"taxableLand":53400,"taxableImprovement":213600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":302000,"taxable":302000,"land":60400,"improvement":241600,"taxableLand":60400,"taxableImprovement":241600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":386800,"taxable":386800,"land":77300,"improvement":309500,"taxableLand":77300,"taxableImprovement":309500,"exemptLand":0,"exemptImprovement":0}],"taxNow":4227,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"924273","date":"2018-11-02","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-20","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STRUCTUAL WORK ON THIS WORK"},{"number":"928783","date":"2018-11-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-20","scope":"USE OF FIRST FLOOR OF AN EXISTING BUILDING FOR RETAIL SALES OF CONSUMER GOODS, ALONG WITH A SINGLE FAMILY DWELLING ABOVE. NO SIGNS ON THIS APPLICATION."},{"number":"943779","date":"2019-06-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-04-13","scope":"INTERIOR ALTERATIONS TO ONE DWELLING UNIT ON SECOND AND THIRD FLOORS AND VACANT COMMERICAL SPACE ON THE GROUND FLOOR. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR RESIDENTIAL OCCUPANCY ONLY. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR COMMERCIAL SPACE PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK. ** IEBC 2009 **"},{"number":"985232","date":"2019-06-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-18","scope":"HOUSE DRAIN, CURB TRAP & FAI PA20191641215 \"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":"1053703","date":"2020-02-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-15","scope":"Rewire 2nd floor unit 25 receptacles, 12 hihats, 5 switches, changing meter soc to 2 gang and install panel 20 cir in second floor. no work in commercial space and no penetration to fire fire rated assemblies. per 2017 nec"},{"number":"CP-2020-007095","date":"2021-11-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-12-13","scope":"FOR LEVEL III ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION TO THE EXISTING SINGLE FAMILY DWELLING UNIT ON THE 2ND AND 3RD FLOORS WITH EXIT STAIRWAY FROM THE 1ST FLOOR AS PER APPROVED PLANS. BUILDING IS NOT REQUIRED TO BE SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2022-001364","date":"2022-02-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-12-13","scope":"- Removal and replacement of the existing fixtures as follows: (1) toilet, (1) sink and (1) bath in the 3rd floor bathroom. - (1) Kitchen sink on the 2nd floor. - Replacement of existing potable and sanitary lines. - All necessary fittings and hardware."},{"number":"EP-2022-006420","date":"2022-06-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-13","scope":"new wire throughout lighting outlets switches smokes and co's replace 100 amp panel with 125 amp panel second floor only fishing of walls only as per 2014 nec"},{"number":"ZP-2024-012790","date":"2025-02-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"CP-2024-006689","date":"2025-02-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION TO THE EXISTING SINGLE FAMILY DWELLING UNIT ON THE 2ND AND 3RD FLOORS WITH EXIT STAIRWAY FROM THE 1ST FLOOR. AS PER APPROVED PLANS. AMENDMENT#1 TO REPLACE THE ORIGINAL ROLL-UP GATE TO FRONT WALL WITH WINDOW AND DOOR AND CHANGE THE INTERIOR WALL OPENNING AS PER APPROVED PLANS."},{"number":"EP-2025-011926","date":"2026-02-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-26","scope":"Installation of fire alarm In accordance with NFPA 72, 2016 & The Philadelphia Fire Code 2018"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×5"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×8"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"351294","type":"Curb Market","status":"Inactive","businessName":"JOHN GARGANO","legalName":"JOHN GARGANO","address":"947 S 9TH ST","revenueCode":"3271","rentalCategory":null,"units":null,"issuedDate":"2009-10-19","latestIssueDate":"2009-10-19","expirationDate":"2007-08-31","inactiveDate":"2009-11-18"}],"licenseActivity":[{"number":"351294","type":"Curb Market","businessName":"JOHN GARGANO","legalName":"JOHN GARGANO","issuedDate":"2009-10-19","latestIssueDate":"2009-10-19","closureDate":"2009-11-18","expirationDate":"2007-08-31","inactiveDate":"2009-11-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["$410 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 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 #928783: 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":"7 permits not marked completed: 924273 (Expired), 943779 (Expired), 1053703 (Expired), CP-2020-007095 (Expired), PP-2022-001364 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$409.54 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 27, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Curb Market #351294: Inactive since Nov 18, 2009","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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/"}]}