{"asOf":"2026-07-25T22:24:56.950Z","block":"500-599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-girard-ave","address":"526 W GIRARD AVE","parcelNumber":"871510530","source":"https://property.phila.gov/?p=871510530","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"RAJA MAHMOUD","coOwner":null,"marketValue":620400,"landAssessment":124000,"improvementAssessment":496400,"livableArea":2820,"yearBuilt":1915,"lastSale":{"price":120000,"date":"2012-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2669011","date":"2012-10-01","code":"PM-102.4/4","title":"LICENSE-VAC COMM 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POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3515524","date":"2015-04-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"4031807","date":"2015-04-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"353689","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-10-03","completedDate":"2018-01-25","violations":[{"number":"2669011","date":"2012-10-01","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2669012","date":"2012-10-01","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"539728","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-06-17","completedDate":"2018-05-14","violations":[{"number":"4070742","date":"2016-07-25","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4070744","date":"2016-07-25","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4070745","date":"2016-07-25","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4070746","date":"2016-07-25","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"556984","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3515546","date":"2015-04-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"557233","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3515524","date":"2015-04-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"557240","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4031807","date":"2015-04-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2016,"n":4,"worst":null}],"investigations":[{"caseNumber":"47266","date":"2005-11-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"47266","date":"2007-06-08","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"353689","date":"2012-10-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"353689","date":"2012-11-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"353689","date":"2012-12-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"353689","date":"2016-01-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"539728","date":"2016-06-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"539728","date":"2016-07-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"539728","date":"2016-09-28","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"539728","date":"2016-12-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"539728","date":"2018-02-21","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2016,"fails":3,"passes":1},{"y":2018,"fails":0,"passes":1}],"taxOwed":459.19,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":459.19,"principalDue":0,"penaltyDue":95.76,"interestDue":0,"otherChargesDue":363.43,"yearsOwed":8,"oldestYearOwed":2007,"mostRecentYearOwed":2015,"mostRecentPaymentDate":"2021-03-12","assessmentYear":2022,"totalAssessment":498400,"taxableAssessment":260057,"exemptAbatementAssessment":238343,"homesteadValue":0,"netTaxAfterHomestead":3640.28,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97010766410315,"lng":-75.14612951442498,"geom":{"type":"Polygon","coordinates":[[[-75.146080937,39.970178254],[-75.146112915,39.970029402],[-75.146177942,39.970036649],[-75.146146257,39.970186039],[-75.146080937,39.970178254]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1001,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1214 TYSON AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[{"year":2007,"total":508.85,"principal":0,"interest":364.84,"penalty":46.65},{"year":2008,"total":1599.71,"principal":0,"interest":1161.13,"penalty":174.56},{"year":2009,"total":1983.5,"principal":0,"interest":1486.38,"penalty":174.56},{"year":2010,"total":1808.82,"principal":0,"interest":1338.34,"penalty":174.56},{"year":2011,"total":1726.68,"principal":0,"interest":1251.45,"penalty":191.84},{"year":2012,"total":3706.95,"principal":1862.31,"interest":1059.95,"penalty":199.23},{"year":2014,"total":11500.07,"principal":7635.66,"interest":1488.96,"penalty":534.5},{"year":2015,"total":10689.16,"principal":7635.66,"interest":801.75,"penalty":534.5}],"taxNet":33523.74,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":495500,"taxable":495500,"land":25863,"improvement":469637,"taxableLand":25863,"taxableImprovement":469637,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":312000,"taxable":312000,"land":62400,"improvement":249600,"taxableLand":62400,"taxableImprovement":249600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":312000,"taxable":312000,"land":62400,"improvement":249600,"taxableLand":62400,"taxableImprovement":249600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":493500,"taxable":257500,"land":98700,"improvement":394800,"taxableLand":98700,"taxableImprovement":158800,"exemptLand":0,"exemptImprovement":236000},{"y":2020,"v":498400,"taxable":260057,"land":99680,"improvement":398720,"taxableLand":99680,"taxableImprovement":160377,"exemptLand":0,"exemptImprovement":238343},{"y":2021,"v":498400,"taxable":260057,"land":99680,"improvement":398720,"taxableLand":99680,"taxableImprovement":160377,"exemptLand":0,"exemptImprovement":238343},{"y":2022,"v":498400,"taxable":260057,"land":99680,"improvement":398720,"taxableLand":99680,"taxableImprovement":160377,"exemptLand":0,"exemptImprovement":238343},{"y":2023,"v":564000,"taxable":293280,"land":112800,"improvement":451200,"taxableLand":112800,"taxableImprovement":180480,"exemptLand":0,"exemptImprovement":270720},{"y":2024,"v":564000,"taxable":293280,"land":112800,"improvement":451200,"taxableLand":112800,"taxableImprovement":180480,"exemptLand":0,"exemptImprovement":270720},{"y":2025,"v":534300,"taxable":277836,"land":106860,"improvement":427440,"taxableLand":106860,"taxableImprovement":170976,"exemptLand":0,"exemptImprovement":256464},{"y":2026,"v":534300,"taxable":277836,"land":106860,"improvement":427440,"taxableLand":106860,"taxableImprovement":170976,"exemptLand":0,"exemptImprovement":256464},{"y":2027,"v":620400,"taxable":322560,"land":124000,"improvement":496400,"taxableLand":124000,"taxableImprovement":198560,"exemptLand":0,"exemptImprovement":297840}],"taxNow":3889,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"74245","date":"2007-06-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-12-12","scope":"INTERIOR DEMO. 1ST, 2ND & 3RD"},{"number":"112632","date":"2007-11-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-11-01","scope":"INTERIOR RENOVATIONS AS PER PLANS"},{"number":"111634","date":"2007-11-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR RENOVATIONS AS PER PLANS"},{"number":"119854","date":"2007-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-07","scope":"1ST FL: REPLACE FXTS 1 WC, 1 LAV. 2ND FL: REPLACE FXTS: 1 WC, 1 LAV,, 1 BT, 1 LT, 1 KS. 3RD FL FXTS AND PIPING TO AND FROM: 1 WC, 1 LAV, 1 KS, 1 LT. 4TH FL FXTS AND PIPING TO AND FROM 1 WC, 1 LAV, 1 BT."},{"number":"166482","date":"2008-07-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-01-27","scope":"REPLACE HOUSE DRAIN,STACK AND SOIL,WASTE AND WATER PIPING"},{"number":"512336","date":"2013-12-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF THREE 80,000 BTU 920% GAS FURNACES.1ST FLOOR IN BASEMENT 2ND FLR AND 3RD FLR.WITH MAIN TRUNK BRANCHING OFF TO ROOMS WITH CENTRAS RETURN ON EACH FLOOR,WITH 2 1/2 TONS OF AIR PER FLR.WITH CONDENSER FOR BASEMENT UNIT AND YARD AND 2ND AND 3RD FLR.UNITS ON ROOF.WITH ALL LOW VOLTAGE WIRING AND LINE SETS RAN TO COMPLETE JOB."},{"number":"513371","date":"2013-12-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE FIXTURES 3 WATER CLOSETS, 3 LAVY SINNKS, 3 BATH TUBS, AND 2 KITCHEN SINKS"},{"number":"556984","date":"2014-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 3 WC,3 LAVS,3 BATH TUBS AND 2 KITCHEN SINKS (MIXED USE)"},{"number":"557240","date":"2014-08-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLTION OF DOORS, TRIMS, KITCHEN CABINETS, DRYWALL, PAINT AND FLOORING. EZ -LIMITED COMMERCIAL STANDARDS"},{"number":"557233","date":"2014-08-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLTION OF 3 TWO TON A/C CONDENSORS AND 3 70,000 BTU FURNACES"},{"number":"559173","date":"2014-09-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF FIXTURES ONLY 46 OUTLETS,12 SWS,9 SMOKES,6 GFCI AND 22 LIGHT FIXTURES PER 2008 NEC (MIXED USE)"},{"number":"611614","date":"2015-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-08-06","scope":"REPLACE LATERAL CURB TRAP AND MAIN DRAIN"},{"number":"788902","date":"2017-06-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"788884","date":"2017-06-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"INSTALL 4 WC,4 LAVS,2 BATH TUBS,2 KITCHEN SINKS AND 2 LAUNDRY *REPLACEMENT ONLY*(MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"821164","date":"2018-01-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-05-06","scope":"FOR LEVEL 3 INTERIOR ALTERATIONS TO EXISTING FOUR (4) STORY ATTACHED STRUCTURE AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"854191","date":"2018-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"REWIRE 2 APTS AND 1ST FLOOR COMMERCIAL. INSTALL NEW 300AMP SERVICE AS PER 2008 NEC. INSTALL FIRE ALARM AS PER NFPA 72. (CC DISTRICT)"}],"storyTag":"Renovated & sold on","storyDelta":1,"timeline":[{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"763302","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MAHMOUD S RAJA","legalName":"MAHMOUD S RAJA","address":"526 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-01-23","latestIssueDate":"2025-09-25","expirationDate":"2026-01-22","inactiveDate":"2026-03-23"},{"number":"907416","type":"Rental","status":"Inactive","businessName":"Mahmoud Raja","legalName":"Mahmoud Raja","address":"526 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-09-29","latestIssueDate":"2023-10-04","expirationDate":"2024-09-28","inactiveDate":"2024-11-27"}],"licenseActivity":[{"number":"907416","type":"Rental","businessName":"Mahmoud Raja","legalName":"Mahmoud Raja","issuedDate":"2022-09-29","latestIssueDate":"2023-10-04","closureDate":"2024-11-27","expirationDate":"2024-09-28","inactiveDate":"2024-11-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"763302","type":"Vacant Residential Property / Lot","businessName":"MAHMOUD S RAJA","legalName":"MAHMOUD S RAJA","issuedDate":"2018-01-23","latestIssueDate":"2025-09-25","closureDate":"2026-03-23","expirationDate":"2026-01-22","inactiveDate":"2026-03-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["$459 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #112632: 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: 111634 (EXPIRED), 512336 (EXPIRED), 513371 (EXPIRED), 556984 (EXPIRED), 557240 (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":"$459.19 was recorded in the City’s 2022-06 delinquency snapshot for 2007–2015.","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":"5 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 21, 2018.","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":"1 fire/suppression-related permit 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":"Vacant Residential Property / Lot #763302: Inactive since Mar 23, 2026","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 5 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/"}]}