{"asOf":"2026-07-27T15:21:49.322Z","block":"2300-2399 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-e-york-st","address":"2331-33 E YORK ST","parcelNumber":"871541532","source":"https://property.phila.gov/?p=871541532","ownerType":"investor","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":"2331EYORK LLC","coOwner":null,"marketValue":1347000,"landAssessment":269400,"improvementAssessment":1077600,"livableArea":7400,"yearBuilt":2025,"lastSale":{"price":350000,"date":"2020-09-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-040581","date":"2022-06-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-069692","date":"2022-09-14","code":"B-3307.4.1","title":"EXCAVATION REMOVED LATERAL OR VERTICAL LOAD SUPPORT\n","status":"SVN ISSUED","resolutionDate":"2022-09-14","resolution":"SVN ISSUED"},{"number":"VI-2023-004323","date":"2023-01-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-01-20","resolution":"SVN ISSUED"},{"number":"VI-2024-039655","date":"2024-05-20","code":"A-504.1.5","title":"STOP WORK ORDER","status":"CLOSED","resolutionDate":"2024-06-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-053243","date":"2025-07-21","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"},{"number":"VI-2026-035254","date":"2026-05-23","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"CLOSED","resolutionDate":"2026-05-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-050396","date":"2026-07-06","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-07-06","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2022-055554","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-09","completedDate":"2022-08-23","violations":[{"number":"VI-2022-040581","date":"2022-06-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-094871","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-14","completedDate":"2022-09-15","violations":[{"number":"VI-2022-069692","date":"2022-09-14","code":"B-3307.4.1","title":"EXCAVATION REMOVED LATERAL OR VERTICAL LOAD SUPPORT\n","status":"SVN ISSUED","resolutionDate":"2022-09-14","resolution":"SVN ISSUED"}]},{"number":"CF-2023-005392","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-20","completedDate":"2025-07-25","violations":[{"number":"VI-2023-004323","date":"2023-01-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-01-20","resolution":"SVN ISSUED"}]},{"number":"CF-2024-048284","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-20","completedDate":"2024-06-17","violations":[{"number":"VI-2024-039655","date":"2024-05-20","code":"A-504.1.5","title":"STOP WORK ORDER","status":"CLOSED","resolutionDate":"2024-06-17","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-073247","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-07-21","completedDate":null,"violations":[{"number":"VI-2025-053243","date":"2025-07-21","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}]},{"number":"CF-2026-057583","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-23","completedDate":"2026-05-23","violations":[{"number":"VI-2026-035254","date":"2026-05-23","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"CLOSED","resolutionDate":"2026-05-23","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-081690","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-06","completedDate":null,"violations":[{"number":"VI-2026-050396","date":"2026-07-06","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-07-06","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2022,"n":2,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-055554","date":"2022-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-055554","date":"2022-08-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-094871","date":"2022-09-14","type":null,"status":null},{"caseNumber":"CF-2023-005392","date":"2023-01-20","type":null,"status":null},{"caseNumber":"CF-2024-048284","date":"2024-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-048284","date":"2024-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-073247","date":"2025-07-21","type":null,"status":null},{"caseNumber":"CF-2026-057583","date":"2026-05-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-081690","date":"2026-07-06","type":null,"status":null}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97912052066323,"lng":-75.12521558086642,"geom":{"type":"Polygon","coordinates":[[[-75.125075507,39.979135485],[-75.125284302,39.979023519],[-75.125355742,39.979104658],[-75.125147333,39.979218002],[-75.125075507,39.979135485]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":2577,"zoning":"RSA5","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2331-33 E YORK ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF EXISTING STRUCTURE; FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) OPA ACCOUNTS (2331 E YORK ST AND 2333 E YORK ST) ERECTION OF A SEMI-DETACHED STRUCTURE (NTE 38' HIGH); FOR THE ERECTION OF AN AWNING ","status":"CLOSED","outcome":"Granted","date":"2016-08-02","number":"27856","relatedPermit":"678392"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE DEMOLITION OF EXISTING STRUCTURES AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK (FOR RESIDENTIAL USE ONLY) AND ROOF DECK ACCESS STRUCTURE. FOR USE AS FOUR (4) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) AT S","status":"Completed","outcome":"Granted with conditions","date":"2021-06-18","number":"ZP-2020-009036","relatedPermit":"ZP-2020-009036"},{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL \n\nSee attached","status":"Closed","outcome":"Complete","date":"2025-06-09","number":"HA-2025-000136","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-06-09","number":"HA-2025-000137","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":17100,"taxable":17100,"land":17100,"improvement":0,"taxableLand":17100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40500,"taxable":40500,"land":40500,"improvement":0,"taxableLand":40500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":40500,"taxable":40500,"land":40500,"improvement":0,"taxableLand":40500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":249200,"taxable":249200,"land":49840,"improvement":199360,"taxableLand":49840,"taxableImprovement":199360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":249200,"taxable":249200,"land":49840,"improvement":199360,"taxableLand":49840,"taxableImprovement":199360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":249200,"taxable":249200,"land":49840,"improvement":199360,"taxableLand":49840,"taxableImprovement":199360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":243000,"taxable":243000,"land":48600,"improvement":194400,"taxableLand":48600,"taxableImprovement":194400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":243000,"taxable":243000,"land":48600,"improvement":194400,"taxableLand":48600,"taxableImprovement":194400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":267300,"taxable":267300,"land":267300,"improvement":0,"taxableLand":267300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":267300,"taxable":267300,"land":267300,"improvement":0,"taxableLand":267300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1347000,"taxable":1347000,"land":269400,"improvement":1077600,"taxableLand":269400,"taxableImprovement":1077600,"exemptLand":0,"exemptImprovement":0}],"taxNow":3742,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"678392","date":"2016-08-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) OPA ACCOUNTS (2331 E YORK ST AND 2333 E YORK ST) .SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"712743","date":"2016-08-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) OPA ACCOUNTS (2331 E YORK ST AND 2333 E YORK ST) .SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2020-009036","date":"2021-05-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE DEMOLITION OF EXISTING STRUCTURES AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK (FOR RESIDENTIAL USE ONLY) AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2021-006469","date":"2021-11-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK (FOR RESIDENTIAL USE ONLY) AND ROOF DECK ACCESS STRUCTURE. FOR USE AS FOUR (4) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) AT SECOND AND THRID FLOOR AND VACANT COMMERCIAL SPACE AT BASEMENT AND FIRST FLOOR (SEPARATE USE REGISTRATION AND FIT-OUT REQUIRED PRIOR TO OCCUPANCY). BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. Amendment to include shoring plan for the foundation work to be performed only on the left side of the building. AMENDMENT TO CHANGE FLOOR LAYOUT TO ADD ADDITONAL BATHROOMS."},{"number":"ZP-2022-001547","date":"2022-02-23","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"PP-2022-003194","date":"2022-03-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-06","scope":"Seal lateral"},{"number":"DP-2022-000225","date":"2022-04-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-05-09","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"PP-2024-000074","date":"2024-01-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install 1.5\" domestic and 2\" Fire, storm and sanitary curb trap complete with fresh air and main house drains. Install (8) lavatories, (8) water closets, (8) tub/shower, (4)laundry sink, (4) kitchen sink, (4)hot water heater, (2) hose bibs."},{"number":"FP-2024-001481","date":"2024-07-19","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-04","scope":"Rough-In Permit for FP-2024-001470 Install new auto wet sprinkler system throughout per NFPA 13"},{"number":"EP-2024-007813","date":"2024-09-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-29","scope":"Install 800 amp service with grounding ,label and number all service disconnects w/ placards ,residential tenant panels are to be 125A MB panels . Install lighting, receptacles, 120 volt smoke/CO alarms, exit/emergency lights, and power to equipment as per 2017 NEC. Install fire alarm . Wire vacant bar /restaurant . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2024-001470","date":"2024-09-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 4\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"MP-2024-000957","date":"2024-09-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"332715","type":"Rental","status":"Inactive","businessName":"GARRO SHARON GARRO GUIDO","legalName":"GARRO SHARON GARRO GUIDO","address":"2331-33 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-08-15","latestIssueDate":"2005-08-15","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"332715","type":"Rental","businessName":"GARRO SHARON GARRO GUIDO","legalName":"GARRO SHARON GARRO GUIDO","issuedDate":"2005-08-15","latestIssueDate":"2005-08-15","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["5 permit events since 2023","2 zoning/board appeals 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 404% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $267,300 to $1,347,000","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 #ZP-2020-009036: Completed · Granted with conditions; related permit ZP-2020-009036.","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":"4 permits not marked completed: CP-2021-006469 (Issued), PP-2024-000074 (Issued), FP-2024-001470 (Issued), MP-2024-000957 (Issued).","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":"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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 6, 2026.","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":"5 fire/suppression-related permits 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":"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 7 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/"}]}