{"asOf":"2026-07-28T00:13:45.752Z","block":"5200-5299 WOODLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5200-5299-woodland-ave","address":"5207 WOODLAND AVE","parcelNumber":"871577070","source":"https://property.phila.gov/?p=871577070","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"L30","buildingCodeNew":"819","buildingClass":"S/D OFF/STR 2 STY MASONRY","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"3659OLDYORKROAD LLC","coOwner":null,"marketValue":199300,"landAssessment":39800,"improvementAssessment":159500,"livableArea":2240,"yearBuilt":1925,"lastSale":{"price":100000,"date":"2022-06-03T04:00:00Z"},"openViolations":8,"violations":[{"number":"4841074","date":"2018-10-15","code":"PM15-302.1","title":"EXTERIOR AREA 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SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-024767","date":"2024-04-12","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-024768","date":"2024-04-12","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-024877","date":"2024-04-12","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2024-05-16","resolution":"SVN ISSUED"},{"number":"VI-2025-097178","date":"2025-12-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097206","date":"2025-12-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"659183","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-10-15","completedDate":"2019-04-10","violations":[{"number":"4841074","date":"2018-10-15","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4841073","date":"2018-10-15","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-032810","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2023-04-19","completedDate":null,"violations":[{"number":"VI-2023-024960","date":"2023-04-19","code":"A-301.1/18","title":"ENLARGE EXTERIOR OPENINGS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-024961","date":"2023-04-19","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-024962","date":"2023-04-19","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-024963","date":"2023-04-19","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-030103","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-04-12","completedDate":null,"violations":[{"number":"VI-2024-024766","date":"2024-04-12","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-024767","date":"2024-04-12","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-024768","date":"2024-04-12","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-030123","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-04-12","completedDate":null,"violations":[{"number":"VI-2024-024877","date":"2024-04-12","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2024-05-16","resolution":"SVN ISSUED"}]},{"number":"CF-2025-133877","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-12-15","completedDate":null,"violations":[{"number":"VI-2025-097178","date":"2025-12-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-133924","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-12-15","completedDate":null,"violations":[{"number":"VI-2025-097206","date":"2025-12-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":2,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2024,"n":4,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"659183","date":"2018-10-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"659183","date":"2018-11-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2023-032810","date":"2023-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032810","date":"2023-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032810","date":"2023-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030103","date":"2024-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030123","date":"2024-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030123","date":"2024-05-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-030103","date":"2024-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030103","date":"2024-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030103","date":"2024-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133877","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133924","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133924","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133877","date":"2026-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133924","date":"2026-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133924","date":"2026-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133877","date":"2026-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133877","date":"2026-07-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":5,"passes":1},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":5,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.938278028312254,"lng":-75.21670955593484,"geom":{"type":"Polygon","coordinates":[[[-75.21657387,39.938204852],[-75.21662739,39.93816733],[-75.216828055,39.938336086],[-75.216838459,39.938363187],[-75.21679779,39.938391851],[-75.21657387,39.938204852]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1714,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"5207 WOODLAND AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[{"year":2004,"total":1344.31,"principal":462.81,"interest":506.78,"penalty":32.4},{"year":2005,"total":1078.06,"principal":480.5,"interest":482.9,"penalty":33.64},{"year":2006,"total":1032.22,"principal":480.5,"interest":439.65,"penalty":33.64},{"year":2007,"total":986.38,"principal":480.5,"interest":396.41,"penalty":33.64},{"year":2008,"total":940.54,"principal":480.5,"interest":353.16,"penalty":33.64},{"year":2009,"total":894.7,"principal":480.5,"interest":309.92,"penalty":33.64},{"year":2010,"total":848.86,"principal":480.5,"interest":266.67,"penalty":33.64},{"year":2011,"total":880.41,"principal":528.07,"interest":245.55,"penalty":36.96},{"year":2012,"total":861.2,"principal":548.41,"interest":205.65,"penalty":38.39},{"year":2013,"total":837.19,"principal":568.12,"interest":161.91,"penalty":39.77},{"year":2014,"total":1009.34,"principal":684.2,"interest":133.42,"penalty":47.89},{"year":2015,"total":944.07,"principal":684.2,"interest":71.84,"penalty":47.89},{"year":2016,"total":868.47,"principal":714.74,"interest":10.72,"penalty":7.15}],"taxNet":12525.75,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":44400,"taxable":44400,"land":6216,"improvement":38184,"taxableLand":6216,"taxableImprovement":38184,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":44400,"taxable":44400,"land":6216,"improvement":38184,"taxableLand":6216,"taxableImprovement":38184,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":63500,"taxable":63500,"land":12700,"improvement":50800,"taxableLand":12700,"taxableImprovement":50800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65400,"taxable":65400,"land":13389,"improvement":52011,"taxableLand":13389,"taxableImprovement":52011,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":66000,"taxable":66000,"land":13512,"improvement":52488,"taxableLand":13512,"taxableImprovement":52488,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":66000,"taxable":66000,"land":13512,"improvement":52488,"taxableLand":13512,"taxableImprovement":52488,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":66000,"taxable":66000,"land":13512,"improvement":52488,"taxableLand":13512,"taxableImprovement":52488,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":60300,"taxable":60300,"land":12000,"improvement":48300,"taxableLand":12000,"taxableImprovement":48300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":60300,"taxable":60300,"land":12000,"improvement":48300,"taxableLand":12000,"taxableImprovement":48300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":98200,"taxable":98200,"land":19640,"improvement":78560,"taxableLand":19640,"taxableImprovement":78560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":98200,"taxable":98200,"land":19640,"improvement":78560,"taxableLand":19640,"taxableImprovement":78560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":199300,"taxable":199300,"land":39800,"improvement":159500,"taxableLand":39800,"taxableImprovement":159500,"exemptLand":0,"exemptImprovement":0}],"taxNow":1375,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-013880","date":"2023-01-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Office - Business and Professional"},{"number":"PP-2023-002717","date":"2023-03-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-23","scope":"Excavate from curb trap back to the foundation wall to cut out and remove existing main drain supply and install one 5X4 cast iron curb trap, 4 inch vent PRVB, approximately 20 feet 4 inch cast iron pipe and fittings to reconnect onto existing cast iron coming out of the house. Backfill."},{"number":"MP-2023-004309","date":"2023-10-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC EQUIPEMNT AS PER PLANS."},{"number":"ZP-2024-000502","date":"2024-02-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Office - Business and Professional"},{"number":"CP-2024-004695","date":"2024-10-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE TWO OFFICE SPACES ON THE FIRST FLOOR AND TWO DWELLING UNITS ON THE SECOND FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS AND PA AAB VARIANCE NO. 552556. BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"EP-2023-009378","date":"2024-10-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-23","scope":"Change receptacle outlets to tamper resistant outlets in each unit. Replace standard Siemens 15 and 20 ampere-rated breaker with Siemens 15 and 20 ampere rated arc fault breaker. Add (3) exit signs with (1) have remote capability as per 2017 NEC."},{"number":"EP-2025-003419","date":"2025-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-09","scope":"Installation of fire alarm system per 2016 NFPA 72 and 2018 Philadelphia Fire Code. Wiring to be run in surface mounted conduit or fished where possible."},{"number":"PP-2025-002085","date":"2025-09-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR PLUMBING TO REPLACE ALL PEX AND PVC PIPING LOCATED IN AND SERVING COMMERCIAL SPACE TO CODE COMPLIANT METALLIC PIPING. WORK LIMITED TO BASEMENT AND COMMERCIAL SPACE ONLY. ALL PIPING LOCATED ON OR ABOVE SECOND FLOOR/ INSIDE DEMISED DWELLING UNITS NOT INCLUDED IN SCOPE OF WORK. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE FORFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APROVED PLANS."}],"storyTag":"Improved","storyDelta":5.67,"timeline":[{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"insp","w":"Inspection failed ×5"}],"rented":false,"licenses":[{"number":"442534","type":"Rental","status":"Closed","businessName":"PIERRE CHANEY","legalName":"PIERRE CHANEY","address":"5207 WOODLAND AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-04-23","latestIssueDate":"2008-04-23","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"755830","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SAFEGUARD PROPERTIES","legalName":"SAFEGUARD PROPERTIES","address":"5207 WOODLAND AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-10-31","latestIssueDate":"2017-10-31","expirationDate":"2018-10-30","inactiveDate":"2018-12-29"}],"licenseActivity":[{"number":"755830","type":"Vacant Residential Property / Lot","businessName":"SAFEGUARD PROPERTIES","legalName":"SAFEGUARD PROPERTIES","issuedDate":"2017-10-31","latestIssueDate":"2017-10-31","closureDate":"2018-12-29","expirationDate":"2018-10-30","inactiveDate":"2018-12-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"442534","type":"Rental","businessName":"PIERRE CHANEY","legalName":"PIERRE CHANEY","issuedDate":"2008-04-23","latestIssueDate":"2008-04-23","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["8 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["6 permit events 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 103% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $98,200 to $199,300","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":"The record identifies more than one dwelling/use.","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: PP-2023-002717 (Expired), MP-2023-004309 (Issued), CP-2024-004695 (Issued), PP-2025-002085 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"8 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-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":"17 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 18, 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":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #755830: Inactive since Dec 29, 2018","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/"}],"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/"}]}