{"asOf":"2026-07-22T20:55:52.309Z","block":"5800-5899 LANSDOWNE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-lansdowne-ave","address":"5813 LANSDOWNE AVE","parcelNumber":"871508060","source":"https://property.phila.gov/?p=871508060","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":"WATSON AHMAD","coOwner":null,"marketValue":301800,"landAssessment":60300,"improvementAssessment":241500,"livableArea":2925,"yearBuilt":1920,"lastSale":{"price":230000,"date":"2022-10-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"1476635","date":"2009-08-31","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1476636","date":"2009-08-31","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1476637","date":"2009-08-31","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1476638","date":"2009-08-31","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2409853","date":"2012-03-02","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2872400","date":"2012-05-22","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-070172","date":"2023-09-14","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"SVN ISSUED","resolutionDate":"2023-09-14","resolution":"SVN ISSUED"},{"number":"VI-2023-070178","date":"2023-09-14","code":"A-302.5.1","title":" APPROVED PLANS ON -SITE","status":"SVN ISSUED","resolutionDate":"2023-09-14","resolution":"SVN ISSUED"},{"number":"VI-2023-070181","date":"2023-09-14","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"213535","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-09-09","completedDate":"2012-03-05","violations":[{"number":"1476635","date":"2009-08-31","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1476636","date":"2009-08-31","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1476637","date":"2009-08-31","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1476638","date":"2009-08-31","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"318190","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-05","completedDate":"2012-05-23","violations":[{"number":"2409853","date":"2012-03-02","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"329221","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-23","completedDate":null,"violations":[{"number":"2872400","date":"2012-05-22","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-095254","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-09-14","completedDate":null,"violations":[{"number":"VI-2023-070172","date":"2023-09-14","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"SVN ISSUED","resolutionDate":"2023-09-14","resolution":"SVN ISSUED"}]},{"number":"CF-2023-095257","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-14","completedDate":"2023-09-22","violations":[{"number":"VI-2023-070178","date":"2023-09-14","code":"A-302.5.1","title":" APPROVED PLANS ON -SITE","status":"SVN ISSUED","resolutionDate":"2023-09-14","resolution":"SVN ISSUED"}]},{"number":"CF-2023-095264","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-14","completedDate":"2023-10-20","violations":[{"number":"VI-2023-070181","date":"2023-09-14","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-09-18","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2009,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"95315","date":"2006-12-20","type":"BC INSP","status":"CLOSED"},{"caseNumber":"213535","date":"2009-08-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"213535","date":"2009-09-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"318190","date":"2012-03-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"213535","date":"2012-03-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"318190","date":"2012-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"318190","date":"2012-05-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"329221","date":"2012-05-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"329221","date":"2012-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"329221","date":"2012-10-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"329221","date":"2013-07-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"329221","date":"2017-10-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-095254","date":"2023-09-14","type":null,"status":null},{"caseNumber":"CF-2023-095257","date":"2023-09-14","type":null,"status":null},{"caseNumber":"CF-2023-095264","date":"2023-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095264","date":"2023-10-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2012,"fails":4,"passes":2},{"y":2013,"fails":1,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97641805884854,"lng":-75.2374211701666,"geom":{"type":"Polygon","coordinates":[[[-75.237365212,39.97631744],[-75.237438023,39.976309459],[-75.237476429,39.976516195],[-75.23740593,39.976530157],[-75.237365212,39.97631744]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-031106","type":"Fire Alarm Certification","inspectionDate":"2025-11-19","result":"Certified","expirationDate":"2026-11-19","buildingId":"1415068"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":3,"lotArea":1544,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"111 YEW RD, CHELTENHAM PA, 19012","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"PROPERTY OCCUPIED SINCE MID-1980'S. ALL REAL ESTATE TAXES, WATER, GAS, AND ELECTRIC BILLS HAVE BEEN PAID THE LAST 25 YEARS.","status":"OPEN","outcome":"City affirmed","date":"2010-03-10","number":"10514","relatedPermit":"213535"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for: PREPARED FOOD SHOP (CAFÉ, PREPARED FOOD, COFFEE SHOP)","status":"Completed","outcome":"Granted with conditions","date":"2024-08-26","number":"ZP-2024-000198","relatedPermit":"ZP-2024-000198"}],"taxYears":[{"year":2012,"total":2112,"principal":864.27,"interest":324.1,"penalty":60.5},{"year":2013,"total":1307.15,"principal":895.33,"interest":255.16,"penalty":62.67},{"year":2014,"total":2197.5,"principal":1570.28,"interest":306.21,"penalty":109.92},{"year":2015,"total":2047.69,"principal":1570.28,"interest":164.88,"penalty":109.92},{"year":2016,"total":1874.14,"principal":1640.36,"interest":24.6,"penalty":16.4}],"taxNet":9538.48,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":101900,"taxable":101900,"land":8059,"improvement":93841,"taxableLand":8059,"taxableImprovement":93841,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":101900,"taxable":101900,"land":8059,"improvement":93841,"taxableLand":8059,"taxableImprovement":93841,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90100,"taxable":90100,"land":18020,"improvement":72080,"taxableLand":18020,"taxableImprovement":72080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":92800,"taxable":92800,"land":18539,"improvement":74261,"taxableLand":18539,"taxableImprovement":74261,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":93700,"taxable":93700,"land":18719,"improvement":74981,"taxableLand":18719,"taxableImprovement":74981,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":93700,"taxable":93700,"land":18719,"improvement":74981,"taxableLand":18719,"taxableImprovement":74981,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":93700,"taxable":93700,"land":18719,"improvement":74981,"taxableLand":18719,"taxableImprovement":74981,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":85700,"taxable":85700,"land":17100,"improvement":68600,"taxableLand":17100,"taxableImprovement":68600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":85700,"taxable":85700,"land":17100,"improvement":68600,"taxableLand":17100,"taxableImprovement":68600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":122100,"taxable":122100,"land":24420,"improvement":97680,"taxableLand":24420,"taxableImprovement":97680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":122100,"taxable":122100,"land":24420,"improvement":97680,"taxableLand":24420,"taxableImprovement":97680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":301800,"taxable":301800,"land":60300,"improvement":241500,"taxableLand":60300,"taxableImprovement":241500,"exemptLand":0,"exemptImprovement":0}],"taxNow":1709,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"837236","date":"2017-12-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"REPLACE HOUSE TRAP AND FAI-PA1#20173400398-\"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":"839588","date":"2017-12-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-09","scope":"REPLACE 3/4\" DISTRIBUTION LINE MAIN TO METER, INSTALL NEW WATER METER - PA1# 20173481228 -\"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":"889384","date":"2018-06-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"892718","date":"2018-07-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"REMOVE OLD DRYWALL-EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2023-004720","date":"2023-05-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2023-004319","date":"2023-06-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-02-13","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE CHANGE IN OCCUPANCY TO CREATE A TWO-FAMILY HOUSEHOLD LIVING. ALTERATIONS TO INCLUDE INSTALLATION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IRC 2018**EXISTING BUILDING TO BE FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK** AMENDED AS OF 9/18/2023 FOR AN INTERIOR LAYOUT MODIFICATION.** AMENDED AS OF 10/3/2023 FOR INTERIOR LAYOUT CHANGES , SUPPRESSION OF SPRINKLER SYSTEM AND THE INSTALLATION OF A FIRE ALARM SYSTEM IN ACCORDANCE WITH NFPA72**"},{"number":"EP-2023-007043","date":"2023-08-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-16","scope":"Install 200amp service 3-gang meter, 3- breaker panels. Wire outlets, lights, switches, fixtures, smoke/co detectors, water heater AS PER NEC 2017"},{"number":"PP-2023-010728","date":"2023-08-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-05","scope":"INSTALL FIXTURES FOR 2.5 bath, 2 KS, 1 LS & 2 HWH INSTALL 1 DISHWASHER"},{"number":"MP-2023-004110","date":"2023-09-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-05","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install (3) ductless mini-splits. (2) in apt F1, with a total of 24K BTU & 2 ton condenser and (1) in apt F2, 9K BTU and 3/4 ton condenser."},{"number":"ZP-2024-000198","date":"2024-07-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2025-000903","date":"2025-03-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-09","scope":"For level II alteration with partial change of occupancy classification to create a prepared food shop on the 1st floor with existing single-family household living above. Separate permits required for MEP work."},{"number":"EP-2025-003105","date":"2025-06-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-02","scope":"Interior electrical alteration for 1st floor prepared food shop and Fire Alarm System w/ automatic detection throughout the 1st fl .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2025-004459","date":"2025-08-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-09","scope":"Install 1 Bathroom, 3 Compartment Sink, 1 Hand Washing Sink, According To Plans"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"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":"198770","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"VIRGO ELEANOR","legalName":"VIRGO ELEANOR","address":"5813 LANSDOWNE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2000-05-01","latestIssueDate":"2000-05-01","expirationDate":"2001-04-30","inactiveDate":null}],"licenseActivity":[{"number":"198770","type":"Food Establishment, Retail Permanent Location","businessName":"VIRGO ELEANOR","legalName":"VIRGO ELEANOR","issuedDate":"2000-05-01","latestIssueDate":"2000-05-01","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","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":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 147% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $122,100 to $301,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10514: OPEN · City affirmed; related permit 213535.","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":"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":"8 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 20, 2023.","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 Establishment, Retail Permanent Location #198770: Inactive","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":"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 9 historical violations across 6 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 19, 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/"}]}