{"asOf":"2026-07-25T22:40:08.101Z","block":"1100-1199 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-20th-st","address":"1125 S 20TH ST","parcelNumber":"871547880","source":"https://property.phila.gov/?p=871547880","ownerType":"investor","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":"REP PROPERTY GROUP LLC","coOwner":null,"marketValue":374900,"landAssessment":74900,"improvementAssessment":300000,"livableArea":2300,"yearBuilt":1915,"lastSale":{"price":300000,"date":"2018-06-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"4872492","date":"2018-10-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211959512","date":"2019-03-29","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211959513","date":"2019-03-29","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"5094692","date":"2019-04-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5094693","date":"2019-04-12","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5094691","date":"2019-04-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"658643","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-10-10","completedDate":"2018-12-19","violations":[{"number":"4872492","date":"2018-10-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"678133","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-29","completedDate":"2022-12-16","violations":[{"number":"211959512","date":"2019-03-29","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211959513","date":"2019-03-29","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"679796","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-04-12","completedDate":"2019-10-23","violations":[{"number":"5094692","date":"2019-04-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5094693","date":"2019-04-12","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5094691","date":"2019-04-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2019,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"43401","date":"2005-08-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"43401","date":"2009-08-19","type":"CSUFINAL","status":"CLOSED"},{"caseNumber":"658643","date":"2018-10-09","type":"VAC INSP","status":"FAILED"},{"caseNumber":"658643","date":"2018-11-13","type":"VAC INSP","status":"FAILED"},{"caseNumber":"658643","date":"2018-12-19","type":"VAC INSP","status":"PASSED"},{"caseNumber":"678133","date":"2019-03-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"679796","date":"2019-04-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"678133","date":"2019-05-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"679796","date":"2019-07-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"679796","date":"2019-10-21","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"678133","date":"2021-04-30","type":null,"status":"FAILED"},{"caseNumber":"678133","date":"2021-07-15","type":null,"status":"FAILED"},{"caseNumber":"678133","date":"2022-10-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":4,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93825219883023,"lng":-75.1762705589653,"geom":{"type":"Polygon","coordinates":[[[-75.176136425,39.938254866],[-75.176145748,39.938213278],[-75.176403844,39.938249213],[-75.176394298,39.938291748],[-75.176136425,39.938254866]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-011244","type":"Fire Alarm Certification","inspectionDate":"2022-07-27","result":"Certified","expirationDate":"2023-07-27","buildingId":"1437360"},{"number":"BC-2024-017855","type":"Fire Alarm Certification","inspectionDate":"2024-05-08","result":"Certified","expirationDate":"2025-05-08","buildingId":"1437360"},{"number":"BC-2025-013494","type":"Fire Alarm Certification","inspectionDate":"2025-05-05","result":"Certified","expirationDate":"2026-05-05","buildingId":"1437360"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1184,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"134 QUIGLEY BLVD, NEW CASTLE DE, 19720","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":1849.38,"principal":1617.56,"interest":24.26,"penalty":16.18}],"taxNet":1849.38,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":119400,"taxable":119400,"land":14501,"improvement":104899,"taxableLand":14501,"taxableImprovement":104899,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":119400,"taxable":119400,"land":14501,"improvement":104899,"taxableLand":14501,"taxableImprovement":104899,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":242900,"taxable":242900,"land":48580,"improvement":194320,"taxableLand":48580,"taxableImprovement":194320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":250100,"taxable":250100,"land":50020,"improvement":200080,"taxableLand":50020,"taxableImprovement":200080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":252600,"taxable":252600,"land":50520,"improvement":202080,"taxableLand":50520,"taxableImprovement":202080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":252600,"taxable":252600,"land":50520,"improvement":202080,"taxableLand":50520,"taxableImprovement":202080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":252600,"taxable":252600,"land":50520,"improvement":202080,"taxableLand":50520,"taxableImprovement":202080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":266300,"taxable":266300,"land":53260,"improvement":213040,"taxableLand":53260,"taxableImprovement":213040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":266300,"taxable":266300,"land":53260,"improvement":213040,"taxableLand":53260,"taxableImprovement":213040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":332500,"taxable":332500,"land":66500,"improvement":266000,"taxableLand":66500,"taxableImprovement":266000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":332500,"taxable":332500,"land":66500,"improvement":266000,"taxableLand":66500,"taxableImprovement":266000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":374900,"taxable":374900,"land":74900,"improvement":300000,"taxableLand":74900,"taxableImprovement":300000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4654,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"408459","date":"2012-06-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-31","scope":"INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC."},{"number":"954047","date":"2019-03-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-23","scope":"FOR THE ERECTION OF A ONE STORY ADDITION AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE ABOVE AN EXISTING STRUCTURE AND FOR LEVEL 3 ALTERATIONS INCLUDING NEW FRONT FACADE TO CREATE THREE (3) DWELLING UNITS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"954046","date":"2019-03-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"PROPOSED CHANGE OF USE TO (3) THREE FAMILY DWELLING PROPOSED ADDITIONS AT 3RD FLOOR AS PER PLANS PROPOSED ROOF DECK & ROOF DECK ACCESS STRUCTURE AS PER PLANS. NOTE: STREETS DEPARMENT APPROVALS FOR PROSPOSED ENCROACHMENTS INTO THE RIGHT OF WAY ON SEPARTE PLAN"},{"number":"967103","date":"2019-05-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE# 679796 TO INCLUDE REPAIRS TO THE FRONT WALL OF AN EXISTING STRUCTURE AS PER APPROVED PLAN AND ENGINEER'S REPORT.A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #679796"},{"number":"995273","date":"2019-07-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE# 679796 TO INCLUDE REPAIRS TO THE FRONT WALL OF AN EXISTING STRUCTURE AS PER APPROVED PLAN AND ENGINEER'S REPORT.*SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #679796"},{"number":"1047658","date":"2020-02-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-21","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2-1/2\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2021-003880","date":"2021-07-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-21","scope":"install 3 2,0 ton air unit 72k btu with and one for unit 20 registers See BP-954047"},{"number":"PP-2021-013490","date":"2021-08-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-21","scope":"Replace 2-1\" services from the water main connecting to the curb stop on the pavement and connecting inside with a ball valve to the water meter for potable water and for sprinkler system AMEND Change 1 - 1 inch water service to a 2 inch water service"},{"number":"EP-2021-007708","date":"2021-08-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-02","scope":"INSTALL A 300 AMP SERVICE, (4) GANG METER BANK, ( 4 ) 100 AMP PANELS & FEEDERS. PROVIDE WIRING THROUGHOUT COMMON AREAS AND (3) DWELLING UNITS. INSTALL LIGHTS, SWITCHES, RECEPTACLES AND POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. ALL WORK IN ACCORANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2021-015792","date":"2021-09-29","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-30","scope":"INTERIOR ROUGH IN EXTERIOR BUILDING DRAINAGE PERMIT REQUIRED"},{"number":"PP-2021-017019","date":"2021-10-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-21","scope":"INSTALL 8 LAVATORIES, 7 SHOWER/TUBS, 3 LAUNDRY SINKS, 7 WATER CLOSETS AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"367258","type":"Rental","status":"Inactive","businessName":"SHAWANDA HASSAN","legalName":"SHAWANDA HASSAN","address":"1125 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-05-08","latestIssueDate":"2006-12-28","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"794423","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"REP PROPERTY GROUP","legalName":"REP PROPERTY GROUP","address":"1125 S 20TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-11-13","latestIssueDate":"2018-11-13","expirationDate":"2019-11-12","inactiveDate":"2020-01-11"},{"number":"0966899","type":"Rental","status":"Active","businessName":"R E P Property Group","legalName":"R E P Property Group","address":"1125 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-12-04","latestIssueDate":"2025-12-03","expirationDate":"2026-12-03","inactiveDate":null}],"licenseActivity":[{"number":"0966899","type":"Rental","businessName":"R E P Property Group","legalName":"R E P Property Group","issuedDate":"2024-12-04","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2026-12-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"794423","type":"Vacant Residential Property / Lot","businessName":"REP PROPERTY GROUP","legalName":"REP PROPERTY GROUP","issuedDate":"2018-11-13","latestIssueDate":"2018-11-13","closureDate":"2020-01-11","expirationDate":"2019-11-12","inactiveDate":"2020-01-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"367258","type":"Rental","businessName":"SHAWANDA HASSAN","legalName":"SHAWANDA HASSAN","issuedDate":"2006-05-08","latestIssueDate":"2006-12-28","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #954046: 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":"1 permit not marked completed: 967103 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 5, 2026","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-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 (134 QUIGLEY BLVD, NEW CASTLE DE, 19720).","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":"9 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 24, 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":"Vacant Residential Property / Lot #794423: Inactive since Jan 11, 2020","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}