{"asOf":"2026-07-25T22:35:47.552Z","block":"900-999 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-20th-st","address":"924 S 20TH ST","parcelNumber":"871540140","source":"https://property.phila.gov/?p=871540140","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"ZHENG YAN","coOwner":"YEUNG RONA LUI","marketValue":833000,"landAssessment":166600,"improvementAssessment":666400,"livableArea":2975,"yearBuilt":1915,"lastSale":{"price":485000,"date":"2013-07-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1074415","date":"2008-08-14","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2017892","date":"2011-03-24","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2017890","date":"2011-03-24","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2017891","date":"2011-03-24","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2481250","date":"2012-06-21","code":"A-301.1/22","title":"PERMB- PROJECTING SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2249815","date":"2009-12-02","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2249816","date":"2009-12-02","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"175981","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-08-25","completedDate":"2008-10-20","violations":[{"number":"1074415","date":"2008-08-14","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"270261","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-03-24","completedDate":"2012-04-12","violations":[{"number":"2017892","date":"2011-03-24","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2017890","date":"2011-03-24","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2017891","date":"2011-03-24","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"334716","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2012-06-22","completedDate":null,"violations":[{"number":"2481250","date":"2012-06-21","code":"A-301.1/22","title":"PERMB- PROJECTING SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"198041","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2249815","date":"2009-12-02","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2249816","date":"2009-12-02","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"64453","date":"2006-05-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"65865","date":"2006-05-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"64453","date":"2006-07-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"65865","date":"2008-05-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"175981","date":"2008-08-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"175981","date":"2008-10-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"270261","date":"2011-03-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"270261","date":"2012-04-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"334716","date":"2012-06-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"334716","date":"2012-06-22","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2008,"fails":1,"passes":2},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94036756163371,"lng":-75.17624333127809,"geom":{"type":"Polygon","coordinates":[[[-75.176123349,39.940376115],[-75.17613147,39.940329791],[-75.176364406,39.940359569],[-75.176355376,39.940405001],[-75.176123349,39.940376115]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1056,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"7 NOTTINGHAM WAY, MOUNT LAUREL NJ, 08054","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF THE DECK ON THE REAR 2ND FLOOR. LEGALIZATION OF THE ERECTION OF A ONE STORY ADDITION ON THE REAR AS PART OF AN EXISTING THREE STORY STRUCTURE FOR PROPOSED ACCESSORY STORAGE (NOT TO EXCEED 25% OF GFA) FOR THE RESTAU","status":"OPEN","outcome":"Granted with conditions","date":"2008-12-17","number":"6926","relatedPermit":"155704"},{"type":"RB_LIRB","grounds":"PROPERTY WAS COMPLETELY RENOVATED APPROXIMATELY TWO YEARS AGO. THE INSPECTOR NEVER INDICATED A FRESH AIR INLET WAS REQUIRED.","status":"OPEN","outcome":"City affirmed","date":"2011-04-06","number":"14092","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) INTERNALLY ILLUMINATED WRAP AROUND AWNING SIGN (NO COPY ON SIDES OF AWNING) ACCESSORY TO A GROCERY STORE WITH PREPARATION AND SERVING OF FOOD FOR TAKE-OUT (TAKE-OUT RESTAURANT WITHOUT SEATING) ON THE FIRST","status":"CLOSED","outcome":"Granted","date":"2012-10-24","number":"18543","relatedPermit":"407998"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":535000,"taxable":230000,"land":27100,"improvement":507900,"taxableLand":27100,"taxableImprovement":202900,"exemptLand":0,"exemptImprovement":305000},{"y":2017,"v":535000,"taxable":230000,"land":27100,"improvement":507900,"taxableLand":27100,"taxableImprovement":202900,"exemptLand":0,"exemptImprovement":305000},{"y":2018,"v":654500,"taxable":340100,"land":130900,"improvement":523600,"taxableLand":130900,"taxableImprovement":209200,"exemptLand":0,"exemptImprovement":314400},{"y":2019,"v":674100,"taxable":350285,"land":134820,"improvement":539280,"taxableLand":134820,"taxableImprovement":215465,"exemptLand":0,"exemptImprovement":323815},{"y":2020,"v":680800,"taxable":353767,"land":136160,"improvement":544640,"taxableLand":136160,"taxableImprovement":217607,"exemptLand":0,"exemptImprovement":327033},{"y":2021,"v":680800,"taxable":353767,"land":136160,"improvement":544640,"taxableLand":136160,"taxableImprovement":217607,"exemptLand":0,"exemptImprovement":327033},{"y":2022,"v":680800,"taxable":353767,"land":136160,"improvement":544640,"taxableLand":136160,"taxableImprovement":217607,"exemptLand":0,"exemptImprovement":327033},{"y":2023,"v":854200,"taxable":444184,"land":170840,"improvement":683360,"taxableLand":170840,"taxableImprovement":273344,"exemptLand":0,"exemptImprovement":410016},{"y":2024,"v":854200,"taxable":854200,"land":170840,"improvement":683360,"taxableLand":170840,"taxableImprovement":683360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":913000,"taxable":913000,"land":182600,"improvement":730400,"taxableLand":182600,"taxableImprovement":730400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":913000,"taxable":913000,"land":182600,"improvement":730400,"taxableLand":182600,"taxableImprovement":730400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":833000,"taxable":833000,"land":166600,"improvement":666400,"taxableLand":166600,"taxableImprovement":666400,"exemptLand":0,"exemptImprovement":0}],"taxNow":12780,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"177505","date":"2008-09-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-02-20","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS."},{"number":"155704","date":"2009-02-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-02-10","scope":"BASEMENT TO REMAIN STORAGE SPACE;1ST FLR-TO REMAIN COMMERCIAL SPACE;2ND FLR TO REMAIN DWELLING UNIT; 3RD FLR-NEW DWELLING UNIT"},{"number":"198041","date":"2009-02-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-12","scope":"INTERIOR AND EXTERIOR ALTERATIONS, FACADE WORK, CONSTRUCT NEW EXTERIOR ACCESSIBLE RAMP, NEW EXTERIOR STEPS, REPLACE/REPAIR ROOFING AND SHEATHING, STRUCTURAL REPAIRS AS REQUIRED, FIT OUTS OF 2ND & 3RD FLOOR UNITS. ZONING PROVISOS FOR 1ST FLOOR FOR FUTURE FIT OUT: TEMPORARY 3 YEAR CERTIFICATE OF OCCUPANCY PERMIT FOR NIGHT CLUB REQUIRED FOR 1ST FLOOR."},{"number":"206114","date":"2009-03-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-24","scope":"2 WATER CLOSETS, 2 LAV'S, 2 KITCHEN SINKS, 2 TUB/SHOWERS, 2 STANDPIPES"},{"number":"207855","date":"2009-03-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-02","scope":"REWIRE (2) APARTMENTS ACCORDING TO 2005 NEC (SOUTH DIST)"},{"number":"362186","date":"2011-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-28","scope":"INSTALLING 3\" CAST IRON DRAIN LINE FOR TOILET AND LAV WITH 3\" CAST IRON STACK"},{"number":"365238","date":"2011-09-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-24","scope":"INSTALL 2 SHOW WINDOW OUTLETS AS PER NEC 2008.INSTALL 6 LIGHTS AND 2 SWITCHES AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"384768","date":"2012-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MIXED USE-INSTALLATION OF FIRE ALARM SYSTEM AS PER NFPA72 (SOUTH DISTRICT)"},{"number":"407998","date":"2012-11-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-15","scope":"ERECTION OF SIGNAGE"},{"number":"956768","date":"2019-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-15","scope":"REPLACE CURB TRAP & FAI PA20190701035 \"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\""}],"storyTag":"Renovated & sold on","storyDelta":18.4,"timeline":[{"y":2011,"k":"appeal","w":"Appeal city affirmed"},{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"sale","p":485000},{"y":2019,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"203602","type":"Food Preparing and Serving","status":"Inactive","businessName":"KAI WU LU (CHINATOWN RESTAURANT)","legalName":"KAI WU LU","address":"924 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-05-22","latestIssueDate":"2000-05-22","expirationDate":"2001-04-30","inactiveDate":null},{"number":"205378","type":"Food Preparing and Serving","status":"Inactive","businessName":"YUNLING ZHANG (CHINATOWN RESTAURANT)","legalName":"YUNLING ZHANG","address":"924 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-23","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2008-05-20"},{"number":"501031","type":"Rental","status":"Inactive","businessName":"LYNETTE GUEITS","legalName":"LYNETTE GUEITS","address":"924 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-05-07","latestIssueDate":"2010-05-07","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"575624","type":"Food Preparing and Serving","status":"Active","businessName":"REYES GROCERY  (REYES GROCERY)","legalName":"REYES GROCERY ","address":"924 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-10-12","latestIssueDate":"2026-05-11","expirationDate":"2027-04-30","inactiveDate":null},{"number":"628391","type":"Rental","status":"Active","businessName":"YAN ZHENG","legalName":"YAN ZHENG","address":"924 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-05-10","latestIssueDate":"2026-02-07","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"628391","type":"Rental","businessName":"YAN ZHENG","legalName":"YAN ZHENG","issuedDate":"2014-05-10","latestIssueDate":"2026-02-07","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"575624","type":"Food Preparing and Serving","businessName":"REYES GROCERY  (REYES GROCERY)","legalName":"REYES GROCERY ","issuedDate":"2012-10-12","latestIssueDate":"2026-05-11","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"501031","type":"Rental","businessName":"LYNETTE GUEITS","legalName":"LYNETTE GUEITS","issuedDate":"2010-05-07","latestIssueDate":"2010-05-07","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205378","type":"Food Preparing and Serving","businessName":"YUNLING ZHANG (CHINATOWN RESTAURANT)","legalName":"YUNLING ZHANG","issuedDate":"2004-04-23","latestIssueDate":"2007-04-25","closureDate":"2008-05-20","expirationDate":"2008-04-30","inactiveDate":"2008-05-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203602","type":"Food Preparing and Serving","businessName":"KAI WU LU (CHINATOWN RESTAURANT)","legalName":"KAI WU LU","issuedDate":"2000-05-22","latestIssueDate":"2000-05-22","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 25% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $680,800 to $854,200","no permit shown in 2022-2024"],"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":"Use permit #155704: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","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-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 (7 NOTTINGHAM WAY, MOUNT LAUREL NJ, 08054).","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 1915 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, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 22, 2012.","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":"Food Preparing and Serving #203602: Inactive; Food Preparing and Serving #205378: Inactive since May 20, 2008","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 7 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/"}]}