{"asOf":"2026-07-24T17:14:21.948Z","block":"1400-1499 JACKSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-jackson-st","address":"1428 JACKSON ST","parcelNumber":"871534240","source":"https://property.phila.gov/?p=871534240","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"LU YUN S","coOwner":null,"marketValue":524000,"landAssessment":104800,"improvementAssessment":419200,"livableArea":2848,"yearBuilt":1920,"lastSale":{"price":215000,"date":"2006-12-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"3852925","date":"2016-01-13","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3852924","date":"2016-01-13","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-011636","date":"2022-02-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-011637","date":"2022-02-19","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-10-06","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"516560","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-01-14","completedDate":"2016-04-12","violations":[{"number":"3852925","date":"2016-01-13","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3852924","date":"2016-01-13","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-013742","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-19","completedDate":"2022-10-06","violations":[{"number":"VI-2022-011636","date":"2022-02-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-10-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-011637","date":"2022-02-19","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-10-06","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2022,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"516560","date":"2016-01-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"516560","date":"2016-02-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"516560","date":"2016-04-12","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2022-013742","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013742","date":"2022-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013742","date":"2022-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013742","date":"2022-10-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1},{"y":2022,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923148672163734,"lng":-75.1712175655745,"geom":{"type":"Polygon","coordinates":[[[-75.171220474,39.923064658],[-75.171263778,39.923069952],[-75.171228114,39.923234667],[-75.171171336,39.923226911],[-75.171206969,39.923063016],[-75.171220474,39.923064658]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-022042","type":"Fire Alarm Certification","inspectionDate":"2023-10-25","result":"Certified","expirationDate":"2024-10-25","buildingId":"1496939"},{"number":"BC-2023-021854","type":"Fire Alarm Certification","inspectionDate":"2023-10-25","result":"Certified","expirationDate":"2024-10-25","buildingId":"1496939"},{"number":"BC-2024-028448","type":"Fire Alarm Certification","inspectionDate":"2024-10-21","result":"Certified","expirationDate":"2025-10-21","buildingId":"1496939"},{"number":"BC-2026-015871","type":"Fire Alarm Certification","inspectionDate":"2026-06-04","result":"Certified","expirationDate":"2027-06-04","buildingId":"1496939"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":960,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"767 QUAIL PL, WOODBURY NJ, 08096","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A MORTGAGE OFFICE ON THE FIRST FLOOR (FRONT) IN THE SAME BUILDING WITH AN EXISTING THREE FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-05-30","number":"1527","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":251400,"taxable":251400,"land":14926,"improvement":236474,"taxableLand":14926,"taxableImprovement":236474,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":251400,"taxable":251400,"land":14926,"improvement":236474,"taxableLand":14926,"taxableImprovement":236474,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":257900,"taxable":257900,"land":51580,"improvement":206320,"taxableLand":51580,"taxableImprovement":206320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":265600,"taxable":265600,"land":53120,"improvement":212480,"taxableLand":53120,"taxableImprovement":212480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":268200,"taxable":268200,"land":53640,"improvement":214560,"taxableLand":53640,"taxableImprovement":214560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":268200,"taxable":268200,"land":53640,"improvement":214560,"taxableLand":53640,"taxableImprovement":214560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":268200,"taxable":268200,"land":53640,"improvement":214560,"taxableLand":53640,"taxableImprovement":214560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":409900,"taxable":409900,"land":81980,"improvement":327920,"taxableLand":81980,"taxableImprovement":327920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":660000,"taxable":409900,"land":132000,"improvement":528000,"taxableLand":132000,"taxableImprovement":277900,"exemptLand":0,"exemptImprovement":250100},{"y":2025,"v":660000,"taxable":409900,"land":132000,"improvement":528000,"taxableLand":132000,"taxableImprovement":277900,"exemptLand":0,"exemptImprovement":250100},{"y":2026,"v":660000,"taxable":409900,"land":132000,"improvement":528000,"taxableLand":132000,"taxableImprovement":277900,"exemptLand":0,"exemptImprovement":250100},{"y":2027,"v":524000,"taxable":325436,"land":104800,"improvement":419200,"taxableLand":104800,"taxableImprovement":220636,"exemptLand":0,"exemptImprovement":198564}],"taxNow":5738,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2022-004609","date":"2022-08-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-07","scope":"**MAKE SAFE PERMIT** FOR THE REPAIR OF THE EXISTING THREE (3) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE # CF-2022-013742 . ALL THE REPAIR WORK SHALL BE DONE AS PER THE ENGINEERING REPORT PROVIDED BY AN ENGINEER, LICENSED AND REGISTERED IN THE STATE OF PA. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK IF REQUIRED. 21 DAY POSTING & NOTICE WAIVED PER A-303.2"},{"number":"CP-2022-005422","date":"2022-10-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-06","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY) TO AN EXISTING BUILDING. FOR USE AS PREVIOUSLY APPROVED. 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**IEBC 2018** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK** AMENDMENT: to remove and replace the 2nd and 3rd-floor interior partitions. no change in layout. To comply as a level 2 alteration instead of level 1."},{"number":"EP-2022-011314","date":"2022-11-16","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-12","scope":"ROUGH IN TO INSTALL 400 AMP SERVICE; 5 METERS, REWIRE ENTIRE BUILDING, INSTALL LIGHT FIXTURES, OUTLETS, SWITCH, LIGHT SWITCHES; INSTALL NEW FIRE ALARM SYSTEM AS PER 2017 NEC AND NFPA 72"},{"number":"EP-2022-011315","date":"2022-12-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-17","scope":"INSTALL 400 AMP SERVICE; 5 METERS, REWIRE ENTIRE BUILDING, INSTALL LIGHT FIXTURES, OUTLETS, SWITCH, LIGHT SWITCHES AS PER 2017 NEC. INSTALL NEW FIRE ALARM SYSTEM AS PER 2016 NFPA 72."},{"number":"PP-2022-016111","date":"2022-12-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-01","scope":"INSTALL NEW 3 WATER HEATERS. REMODEL 3 KITCHENS & 4 BATHROOMS; INSTALL NEW 3 KITCHEN SINKS; INSTALL NEW 4 TOILETS, 4 LAVATORY SINKS, 3 SHOWERS, 3 WASHER & DRYERS"},{"number":"MP-2022-006564","date":"2023-05-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-06","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"sale","p":215000},{"y":2007,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"199276","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PAULINE JOSEPH A","legalName":"PAULINE JOSEPH A","address":"1428 JACKSON ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2001-08-13","latestIssueDate":"2001-08-13","expirationDate":"2002-04-30","inactiveDate":null},{"number":"200473","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"NICHOLAS MAIALE SR (BIG NICKS FRUITS & VEGETABLES)","legalName":"NICHOLAS MAIALE SR","address":"1428 JACKSON ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-05-19","latestIssueDate":"2003-05-19","expirationDate":"2004-04-30","inactiveDate":null},{"number":"220128","type":"Rental","status":"Inactive","businessName":"CACCURO JOANN","legalName":"CACCURO JOANN","address":"1428 JACKSON ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-09-15","latestIssueDate":"2006-04-21","expirationDate":"2007-02-28","inactiveDate":"2007-02-13"},{"number":"399749","type":"Rental","status":"Active","businessName":"YUN S LU","legalName":"YUN S LU","address":"1428 JACKSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2007-02-13","latestIssueDate":"2026-03-27","expirationDate":"2027-02-28","inactiveDate":null},{"number":"478568","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"XING LI DONG (198 GROCERY STORE)","legalName":"XING LI DONG","address":"1428 JACKSON ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2009-07-09","latestIssueDate":"2014-04-26","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"675703","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"HAMZA ODAH (ADAM'S GROCERY & DELI)","legalName":"HAMZA ODAH","address":"1428 JACKSON ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2015-08-27","latestIssueDate":"2015-08-27","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"686718","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"MAKKAH MINI MART AND TOBACCO SHOP","legalName":"MAKKAH MINI MART AND TOBACCO SHOP","address":"1428 JACKSON ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2015-12-17","latestIssueDate":"2026-04-04","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"686718","type":"Food Establishment, Retail Permanent Location","businessName":"MAKKAH MINI MART AND TOBACCO SHOP","legalName":"MAKKAH MINI MART AND TOBACCO SHOP","issuedDate":"2015-12-17","latestIssueDate":"2026-04-04","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"675703","type":"Food Establishment, Retail Permanent Location","businessName":"HAMZA ODAH (ADAM'S GROCERY & DELI)","legalName":"HAMZA ODAH","issuedDate":"2015-08-27","latestIssueDate":"2015-08-27","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"478568","type":"Food Establishment, Retail Permanent Location","businessName":"XING LI DONG (198 GROCERY STORE)","legalName":"XING LI DONG","issuedDate":"2009-07-09","latestIssueDate":"2014-04-26","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"399749","type":"Rental","businessName":"YUN S LU","legalName":"YUN S LU","issuedDate":"2007-02-13","latestIssueDate":"2026-03-27","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"220128","type":"Rental","businessName":"CACCURO JOANN","legalName":"CACCURO JOANN","issuedDate":"2004-09-15","latestIssueDate":"2006-04-21","closureDate":"2007-02-13","expirationDate":"2007-02-28","inactiveDate":"2007-02-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200473","type":"Food Establishment, Retail Permanent Location","businessName":"NICHOLAS MAIALE SR (BIG NICKS FRUITS & VEGETABLES)","legalName":"NICHOLAS MAIALE SR","issuedDate":"2003-05-19","latestIssueDate":"2003-05-19","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199276","type":"Food Establishment, Retail Permanent Location","businessName":"PAULINE JOSEPH A","legalName":"PAULINE JOSEPH A","issuedDate":"2001-08-13","latestIssueDate":"2001-08-13","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1527: CLOSED · Granted with conditions.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (767 QUAIL PL, WOODBURY NJ, 08096).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 6, 2022.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199276: Inactive; Food Establishment, Retail Permanent Location #200473: Inactive; Food Establishment, Retail Permanent Location #478568: Inactive since Jun 29, 2015; Food Establishment, Retail Permanent Location #675703: Closed since Jun 29, 2016","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 4, 2027","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/"}]}