{"asOf":"2026-07-25T17:31:58.649Z","block":"1100-1199 E LUZERNE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-e-luzerne-st","address":"1116-18 E LUZERNE ST","parcelNumber":"871544900","source":"https://property.phila.gov/?p=871544900","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"APM PROPERTIES INC","coOwner":null,"marketValue":264400,"landAssessment":52800,"improvementAssessment":211600,"livableArea":4408,"yearBuilt":1925,"lastSale":{"price":335000,"date":"2007-02-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"595717","date":"2007-06-11","code":"19-2602.1/1","title":"CAL 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PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1052041","date":"2008-05-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1237505","date":"2009-02-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1237507","date":"2009-02-06","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1237506","date":"2009-02-06","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"966228","date":"2008-05-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"966227","date":"2008-05-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"966216","date":"2008-05-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"966214","date":"2008-05-30","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"966213","date":"2008-05-30","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"966212","date":"2008-05-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1016272","date":"2008-06-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"116462","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-06-12","completedDate":"2007-08-30","violations":[{"number":"595717","date":"2007-06-11","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"162736","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2008-05-30","completedDate":null,"violations":[{"number":"1127577","date":"2008-05-30","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1127578","date":"2008-05-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1127576","date":"2008-05-30","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1127575","date":"2008-08-06","code":"4-P-105.1","title":"CVN-UNLICENSED PLUMBER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"162738","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2008-05-30","completedDate":"2008-08-27","violations":[{"number":"1052043","date":"2008-05-30","code":"A-301.1/58","title":"PERMP- INST FIXTURE W/O PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1052042","date":"2008-05-30","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1052041","date":"2008-05-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"191423","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-02-09","completedDate":"2009-02-19","violations":[{"number":"1237505","date":"2009-02-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1237507","date":"2009-02-06","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1237506","date":"2009-02-06","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"153632","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"966228","date":"2008-05-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"966227","date":"2008-05-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"145906","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"966216","date":"2008-05-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"966214","date":"2008-05-30","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"966213","date":"2008-05-30","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"966212","date":"2008-05-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"136884","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1016272","date":"2008-06-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":14,"worst":null},{"y":2009,"n":3,"worst":null}],"investigations":[{"caseNumber":"116462","date":"2007-08-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"162736","date":"2008-05-30","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"162738","date":"2008-05-30","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"162738","date":"2008-06-30","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"162736","date":"2008-06-30","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"162738","date":"2008-08-06","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"162736","date":"2008-08-06","type":"PP_PLUMB","status":"CLOSED"},{"caseNumber":"162738","date":"2008-08-27","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"162736","date":"2008-10-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"191423","date":"2009-02-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"191423","date":"2009-02-12","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":5,"passes":2},{"y":2009,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00791146871288,"lng":-75.10595482903149,"geom":{"type":"Polygon","coordinates":[[[-75.105886243,40.008018962],[-75.105933282,40.007793462],[-75.106024216,40.007804841],[-75.105975211,40.008030216],[-75.105886243,40.008018962]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-010067","type":"Fire Alarm Certification","inspectionDate":"2023-03-16","result":"Certified","expirationDate":"2024-03-16","buildingId":"1222543"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":2091,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4301 RISING SUN AVE, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":237000,"taxable":0,"land":20466,"improvement":216534,"taxableLand":0,"taxableImprovement":0,"exemptLand":20466,"exemptImprovement":216534},{"y":2017,"v":237000,"taxable":0,"land":20466,"improvement":216534,"taxableLand":0,"taxableImprovement":0,"exemptLand":20466,"exemptImprovement":216534},{"y":2018,"v":238300,"taxable":0,"land":47660,"improvement":190640,"taxableLand":0,"taxableImprovement":0,"exemptLand":47660,"exemptImprovement":190640},{"y":2019,"v":238400,"taxable":0,"land":47680,"improvement":190720,"taxableLand":0,"taxableImprovement":0,"exemptLand":47680,"exemptImprovement":190720},{"y":2020,"v":240700,"taxable":0,"land":48140,"improvement":192560,"taxableLand":0,"taxableImprovement":0,"exemptLand":48140,"exemptImprovement":192560},{"y":2021,"v":240700,"taxable":0,"land":48140,"improvement":192560,"taxableLand":0,"taxableImprovement":0,"exemptLand":48140,"exemptImprovement":192560},{"y":2022,"v":240700,"taxable":0,"land":48140,"improvement":192560,"taxableLand":0,"taxableImprovement":0,"exemptLand":48140,"exemptImprovement":192560},{"y":2023,"v":182700,"taxable":0,"land":36540,"improvement":146160,"taxableLand":0,"taxableImprovement":0,"exemptLand":36540,"exemptImprovement":146160},{"y":2024,"v":182700,"taxable":0,"land":36540,"improvement":146160,"taxableLand":0,"taxableImprovement":0,"exemptLand":36540,"exemptImprovement":146160},{"y":2025,"v":209300,"taxable":0,"land":41860,"improvement":167440,"taxableLand":0,"taxableImprovement":0,"exemptLand":41860,"exemptImprovement":167440},{"y":2026,"v":209300,"taxable":0,"land":41860,"improvement":167440,"taxableLand":0,"taxableImprovement":0,"exemptLand":41860,"exemptImprovement":167440},{"y":2027,"v":264400,"taxable":0,"land":52800,"improvement":211600,"taxableLand":0,"taxableImprovement":0,"exemptLand":52800,"exemptImprovement":211600}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"89634","date":"2007-07-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-07-19","scope":"CHANGING THE USE FROM MENTAL HEALTH CLINIC TO CHILDREN SERVICES (GROUP AND ONE ON ONE COUNSELING) TO INCLUDE ADMINISTRATIVE OFFICES."},{"number":"114497","date":"2008-01-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-03-04","scope":"NEW PARTITIONS FOR CLASSROOMS A & B AND CORRIDOR ON FIRST FLOOR."},{"number":"134700","date":"2008-02-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-02-26","scope":"CHANGE USE FROM VACANT TO (20) CHILDREN NONE 2 1/2 YRS OF AGE OR YOUNGER WITH ACC PREP & SERVE OF FOOD NO OVER NIGHT STAY."},{"number":"136888","date":"2008-03-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-03-07","scope":"NEW 4' HIGH FENCE AND GATE AS PER DRAWINGS"},{"number":"136884","date":"2008-03-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-24","scope":"INTERIOR ALTERATIONS AT FIRST FLOOR OF A DAYCARE CENTER FOR 20 CHILDREN"},{"number":"145906","date":"2008-04-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 3 COMP SINK , 2\" DRAIN"},{"number":"146167","date":"2008-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-17","scope":"INSTALL EMERGENCY LIGHTING SYSTEM AND SMOKE DETECTORS AS PER 2005 NEC (EAST DIST)"},{"number":"153632","date":"2008-05-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 1-1/2\" DRAIN AND KITCHEN SINK"},{"number":"169151","date":"2008-08-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-27","scope":"CONTRACTOR IS NOT IN COMPLIANCE WITH WORK DONE UNDER PLUMBING PERMIT #145906 & #153632 - 3-COMPARTMENT SINK REQUIRES 2\" STRAINERS AND TAILPIECES PER SECTION P-712.1 OF THE PLUMBING CODE - GREASE TRAP INSTALLATION IS NOT IN COMPLIANCE WITH THE PLUMBING CODE SECTION P-508.7 - CONTRACTOR INSTALLED THE FLOW CONTROL FITTING ON THE WRONG SIDE OF THE GREASE TRAP, INSTALLED NON-COMPLIANT MATERIALS ON THE FRESH AIR INLET OUTLET PIPING - WORK IS BEING INSTALLED BY AN UNLICENSED SUBCONTRACTOR - 1ST FLOOR KITCHEN FOOD PREP SINK - A 2\" TRAP AND AN INDIRECT WASTE CONNECTION IS REQUIRED PER THE PLUMBING CODE TABLE P-904.7 - 2\" STRAINER AND TAILPIECE IS REQUIRED PER THE PLUMBING CODE SECTION P-712.1"},{"number":"181499","date":"2008-10-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-05-26","scope":"INSTALLATION OF A KITCHEN EXHAUST HOOD AND FIRE SUPPRESSION SYSTEM.INSTALLATION OF A KITCHEN EXHAUST HOOD AND FIRE SUPPRESSION SYSTEM SEE APPLICATION#179174 FOR FIRE SUPPRESSION PERMIT."},{"number":"179174","date":"2008-10-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-05-26","scope":"INSTALLATION OF A KITCHEN EXHAUST HOOD AND FIRE SUPPRESSION SYSTEM SEE APPLICATION#181499 FOR MECHANICAL PERMIT."},{"number":"PP-2025-004736","date":"2025-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-23","scope":"S/I 3/4\" Watts backflow preventer, model number lf-009-m3qt"}],"storyTag":"Improved","storyDelta":9.71,"timeline":[{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"viol","w":"14 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Suppression"},{"y":2009,"k":"viol","w":"3 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"347833","type":"Rental","status":"Inactive","businessName":"JOSE COLON","legalName":"JOSE COLON","address":"1116-18 E LUZERNE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-01-25","latestIssueDate":"2006-01-25","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"463075","type":"Food Preparing and Serving","status":"Inactive","businessName":"APM INC","legalName":"APM INC","address":"1116-18 E LUZERNE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-12-17","latestIssueDate":"2014-05-23","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"}],"licenseActivity":[{"number":"463075","type":"Food Preparing and Serving","businessName":"APM INC","legalName":"APM INC","issuedDate":"2008-12-17","latestIssueDate":"2014-05-23","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"347833","type":"Rental","businessName":"JOSE COLON","legalName":"JOSE COLON","issuedDate":"2006-01-25","latestIssueDate":"2006-01-25","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $209,300 to $264,400","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":"Use permit #89634: 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":"2 permits not marked completed: 145906 (EXPIRED), 153632 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 16, 2024","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"6 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 12, 2009.","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 Preparing and Serving #463075: Inactive since Jun 29, 2015","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 18 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/"}]}