{"asOf":"2026-07-28T13:02:28.065Z","block":"1100-1199 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-9th-st","address":"1144 S 9TH ST","parcelNumber":"871503700","source":"https://property.phila.gov/?p=871503700","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":"CHEUNG ANDREW","coOwner":"DENG YI JUN","marketValue":325900,"landAssessment":65100,"improvementAssessment":260800,"livableArea":1680,"yearBuilt":1915,"lastSale":{"price":1,"date":"2017-10-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"1493201","date":"2009-09-02","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-002662","date":"2023-01-11","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2023-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011772","date":"2025-03-06","code":"F-607.3.1","title":"COMMERCIAL KITCHEN HOOD VENTILATION SYSTEM\n","status":"CLOSED","resolutionDate":"2025-04-25","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-011770","date":"2025-03-06","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011769","date":"2025-03-06","code":"F-1003.6","title":"MEANS OF EGRESS CONTINUITY\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011768","date":"2025-03-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-011775","date":"2025-03-06","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011774","date":"2025-03-06","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011773","date":"2025-03-06","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011771","date":"2025-03-06","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-025072","date":"2025-04-25","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2025-05-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-025073","date":"2025-04-25","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-05-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"217405","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-14","completedDate":"2009-10-14","violations":[{"number":"1493201","date":"2009-09-02","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-003321","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-12","completedDate":"2023-03-08","violations":[{"number":"VI-2023-002662","date":"2023-01-11","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2023-03-08","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-015296","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2025-03-07","completedDate":"2025-04-25","violations":[{"number":"VI-2025-011772","date":"2025-03-06","code":"F-607.3.1","title":"COMMERCIAL KITCHEN HOOD VENTILATION SYSTEM\n","status":"CLOSED","resolutionDate":"2025-04-25","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-011770","date":"2025-03-06","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011769","date":"2025-03-06","code":"F-1003.6","title":"MEANS OF EGRESS CONTINUITY\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011768","date":"2025-03-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-011775","date":"2025-03-06","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011774","date":"2025-03-06","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011773","date":"2025-03-06","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-011771","date":"2025-03-06","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-033310","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-25","completedDate":"2025-05-15","violations":[{"number":"VI-2025-025072","date":"2025-04-25","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2025-05-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-025073","date":"2025-04-25","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-05-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":10,"worst":null}],"investigations":[{"caseNumber":"217405","date":"2009-09-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"217405","date":"2009-09-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2023-003321","date":"2023-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003321","date":"2023-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003321","date":"2023-03-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-015296","date":"2025-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-015296","date":"2025-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-015296","date":"2025-04-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-033310","date":"2025-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033310","date":"2025-05-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":0,"passes":2},{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935121142922256,"lng":-75.158862692472,"geom":{"type":"Polygon","coordinates":[[[-75.158765138,39.935120185],[-75.158774579,39.935076342],[-75.158962013,39.935123585],[-75.158951777,39.935165233],[-75.158765138,39.935120185]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-000431","type":"Special Hazards Certification","inspectionDate":"2025-01-06","result":"Deficient","expirationDate":null,"buildingId":"1442076"},{"number":"BC-2025-009892","type":"Fire Alarm Certification","inspectionDate":"2025-03-28","result":"Certified","expirationDate":"2026-03-28","buildingId":"1442076"},{"number":"BC-2025-012519","type":"Special Hazards Certification","inspectionDate":"2025-05-09","result":"Certified","expirationDate":"2026-05-09","buildingId":"1442076"},{"number":"BC-2026-010295","type":"Special Hazards Certification","inspectionDate":"2026-04-13","result":"Certified","expirationDate":"2027-04-13","buildingId":"1442076"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":903,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3414 TREVI CT, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":289800,"taxable":204900,"land":15283,"improvement":274517,"taxableLand":15283,"taxableImprovement":189617,"exemptLand":0,"exemptImprovement":84900},{"y":2017,"v":289800,"taxable":204900,"land":15283,"improvement":274517,"taxableLand":15283,"taxableImprovement":189617,"exemptLand":0,"exemptImprovement":84900},{"y":2018,"v":245200,"taxable":245200,"land":49040,"improvement":196160,"taxableLand":49040,"taxableImprovement":196160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":233800,"taxable":233800,"land":46760,"improvement":187040,"taxableLand":46760,"taxableImprovement":187040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":236100,"taxable":236100,"land":47220,"improvement":188880,"taxableLand":47220,"taxableImprovement":188880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":236100,"taxable":236100,"land":47220,"improvement":188880,"taxableLand":47220,"taxableImprovement":188880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":236100,"taxable":236100,"land":47220,"improvement":188880,"taxableLand":47220,"taxableImprovement":188880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":266700,"taxable":266700,"land":53340,"improvement":213360,"taxableLand":53340,"taxableImprovement":213360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":266700,"taxable":266700,"land":53340,"improvement":213360,"taxableLand":53340,"taxableImprovement":213360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":284800,"taxable":284800,"land":56960,"improvement":227840,"taxableLand":56960,"taxableImprovement":227840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":284800,"taxable":284800,"land":56960,"improvement":227840,"taxableLand":56960,"taxableImprovement":227840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":325900,"taxable":325900,"land":65100,"improvement":260800,"taxableLand":65100,"taxableImprovement":260800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3987,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"174410","date":"2008-09-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-03-17","scope":"REPLACE HOUSE TRAP"},{"number":"222715","date":"2009-06-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-12-18","scope":"REPLACE 5\" CURB TRAP TO BASEMENT WALL"},{"number":"736210","date":"2016-11-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-21","scope":"INSTALL NEW 3/4\" WATER DISTRIBUTION LINE PA20163152759 (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"GM-2025-005583","date":"2025-06-14","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2025-015069","date":"2025-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-06-26","scope":"REPLACE 3/4\" BACKFLOW DEVICE."}],"storyTag":"Renovated & sold on","storyDelta":1.48,"timeline":[{"y":2008,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"Inspection passed ×2"},{"y":2013,"k":"sale","p":260000},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"370346","type":"Food Preparing and Serving","status":"Inactive","businessName":"RESTAURANT ACAPULCO INC","legalName":"RESTAURANT ACAPULCO INC","address":"1144 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-05-26","latestIssueDate":"2012-05-01","expirationDate":"2013-04-30","inactiveDate":"2013-01-24"},{"number":"397181","type":"Handbill Distribution","status":"Inactive","businessName":"RESTAURANT ACAPULCO INC","legalName":"RESTAURANT ACAPULCO INC","address":"1144 S 9TH ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2007-01-18","latestIssueDate":"2007-01-18","expirationDate":"2007-08-31","inactiveDate":"2011-08-13"},{"number":"422576","type":"Handbill Distribution","status":"Inactive","businessName":"RESTAURANT ACAPULCO INC","legalName":"RESTAURANT ACAPULCO INC","address":"1144 S 9TH ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2007-09-06","latestIssueDate":"2011-07-14","expirationDate":"2012-08-31","inactiveDate":null},{"number":"582870","type":"Food Preparing and Serving","status":"Active","businessName":"MOLE POBLANO RESTAURANT INC","legalName":"MOLE POBLANO RESTAURANT INC","address":"1144 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-24","latestIssueDate":"2026-05-11","expirationDate":"2027-04-30","inactiveDate":null},{"number":"852612","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"MOLE POBLANO RESTAURANT INC","legalName":"MOLE POBLANO RESTAURANT INC","address":"1144 S 9TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-09-30","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"852612","type":"Sidewalk Cafe (Temporary)","businessName":"MOLE POBLANO RESTAURANT INC","legalName":"MOLE POBLANO RESTAURANT INC","issuedDate":"2020-09-30","latestIssueDate":"2021-12-18","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"582870","type":"Food Preparing and Serving","businessName":"MOLE POBLANO RESTAURANT INC","legalName":"MOLE POBLANO RESTAURANT INC","issuedDate":"2013-01-24","latestIssueDate":"2026-05-11","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"422576","type":"Handbill Distribution","businessName":"RESTAURANT ACAPULCO INC","legalName":"RESTAURANT ACAPULCO INC","issuedDate":"2007-01-18","latestIssueDate":"2011-07-14","closureDate":"2012-08-31","expirationDate":"2012-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"370346","type":"Food Preparing and Serving","businessName":"RESTAURANT ACAPULCO INC","legalName":"RESTAURANT ACAPULCO INC","issuedDate":"2006-05-26","latestIssueDate":"2012-05-01","closureDate":"2013-01-24","expirationDate":"2013-04-30","inactiveDate":"2013-01-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"2 permits not marked completed: GM-2025-005583 (Issued), PP-2025-015069 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Apr 13, 2027; Fire Alarm Certification: Certified through Mar 28, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 15, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #370346: Inactive since Jan 24, 2013; Handbill Distribution #397181: Inactive since Aug 13, 2011; Handbill Distribution #422576: Inactive; Sidewalk Cafe (Temporary) #852612: Inactive since Mar 1, 2023","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 12 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/"}]}