{"asOf":"2026-07-27T15:38:20.598Z","block":"3700-3799 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-lancaster-ave","address":"3729 LANCASTER AVE","parcelNumber":"881000149","source":"https://property.phila.gov/?p=881000149","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"804","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"RASS PROPERTIES LLC","coOwner":null,"marketValue":3425400,"landAssessment":342500,"improvementAssessment":3082900,"livableArea":13920,"yearBuilt":2026,"lastSale":{"price":1,"date":"2021-12-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-003029","date":"2022-01-19","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-02-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-024013","date":"2022-04-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-04-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-024014","date":"2022-04-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-036817","date":"2022-05-25","code":"PM15-108.1.5","title":"DANGEROUS STRUCTURE/PREMISES","status":"COMPLIED","resolutionDate":"2022-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-036818","date":"2022-05-25","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2022-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-014384","date":"2023-03-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-014385","date":"2023-03-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-072403","date":"2023-09-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2022-004445","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-19","completedDate":"2022-02-09","violations":[{"number":"VI-2022-003029","date":"2022-01-19","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-02-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-030253","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-11","completedDate":"2022-04-29","violations":[{"number":"VI-2022-024013","date":"2022-04-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-04-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-024014","date":"2022-04-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-049452","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-25","completedDate":"2022-08-23","violations":[{"number":"VI-2022-036817","date":"2022-05-25","code":"PM15-108.1.5","title":"DANGEROUS STRUCTURE/PREMISES","status":"COMPLIED","resolutionDate":"2022-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-036818","date":"2022-05-25","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2022-08-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-019261","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-09","completedDate":"2023-03-29","violations":[{"number":"VI-2023-014384","date":"2023-03-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-014385","date":"2023-03-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-098013","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-20","completedDate":"2026-03-04","violations":[{"number":"VI-2023-072403","date":"2023-09-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2022,"n":5,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-004445","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004445","date":"2022-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004445","date":"2022-02-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-030253","date":"2022-04-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-030253","date":"2022-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-030253","date":"2022-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-049452","date":"2022-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049452","date":"2022-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049452","date":"2022-08-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-019261","date":"2023-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019261","date":"2023-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019261","date":"2023-03-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-098013","date":"2023-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-098013","date":"2023-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-098013","date":"2023-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":6,"passes":3},{"y":2023,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96028199676406,"lng":-75.19623924369064,"geom":{"type":"Polygon","coordinates":[[[-75.196094477,39.960344735],[-75.196306287,39.960104317],[-75.196422699,39.960164859],[-75.196141035,39.960484803],[-75.196120483,39.960487119],[-75.196094477,39.960344735]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":5070,"zoning":"CMX2","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"10 RANDOLPH WAY, HILLSDBOROUGH NJ, 08844","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-19","number":"HA-2024-000132","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":484000,"taxable":484000,"land":484000,"improvement":0,"taxableLand":484000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":355000,"taxable":355000,"land":355000,"improvement":0,"taxableLand":355000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":355000,"taxable":355000,"land":355000,"improvement":0,"taxableLand":355000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1533600,"taxable":1533600,"land":306720,"improvement":1226880,"taxableLand":306720,"taxableImprovement":1226880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3067200,"taxable":306720,"land":306720,"improvement":2760480,"taxableLand":306720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2760480},{"y":2027,"v":3425400,"taxable":342500,"land":342500,"improvement":3082900,"taxableLand":342500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3082900}],"taxNow":4293,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"PP-2021-008897","date":"2021-05-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-07-27","scope":"SEAL LATERAL"},{"number":"ZP-2021-004191","date":"2021-06-24","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE(1) LOT FROM TWO(2) LOTS WITH OPA ACCOUNT #87-1-1151-00.SIZE AND LOCATION AS SHOWN IN PLAN"},{"number":"ZP-2021-006592","date":"2021-06-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECKS ACCESS STRUCTURE.SIZE AND LOCATION AS SHOWN IN PLAN.FOR A VACANT COMMERCIAL SPACE (SEPARATE USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AT THE GROUND FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING FOR SIXTEEN(16) DWELLING UNITS. ALSO TO PROVIDE SIX(6) BICYCLE STALLS. GREEN ROOF BONUS AND MIXED INCOME HOUSING BONUS INCLUDED. AMENDED AS OF 7/7/2021 TO INCLUDE THE COMPLETE DEMOLITION OF EXISTING STRUCTURES."},{"number":"CP-2021-003793","date":"2021-08-03","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECKS ACCESS STRUCTURE. FOR A VACANT COMMERCIAL SPACE (SEPARATE USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AT THE GROUND FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING FOR SIXTEEN(16) DWELLING UNITS. ALSO TO PROVIDE SIX(6) BICYCLE STALLS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. Amend Permit to Change Special Inspections Agency from SIMT to Geostructures. Amendment to the foundation design, storefront and floor layout as per approved revised plans. AMENDMENT TO THE FLOOR LAYOUT AND STRUCTURAL DESIGN AS PER APPROVED REVISED PLANS. AND REMOVAL OF THE SPRAYED FIRE RESISTANT MATERIAL FROM SPECIAL INSPECTION."},{"number":"FP-2023-001555","date":"2023-11-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-19","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM SERVICED BY A TWO (2) INCH FIRE SERVICE LINE AND A FOUR (4) INCH DC WILKINS 350 AST BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2016 NFPA 13. FOR TWO (2) CLASS ONE (1) MANUAL WET STANDPIPES AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE NFPA 14. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF ANY WORK. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-004266","date":"2023-12-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-23","scope":"Wiring throughout this 16 unit building & a commercial shell by 2017 NEC and the plans attached. • 1000A 3 phase 120/208 V incoming service. • 100A panels in each apartment. One commercial panel at 200A, 3 phase. • 4” Disc lights throughout. • Decora Switches and outlets. • Hardwire smoke detectors. • All electrical appliances as per 2017 NEC. • New fire alarm installation by 2016 NFPA 72 and the plans attached. • Permits and inspections by us."},{"number":"PP-2024-001668","date":"2024-02-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-19","scope":"Install 2\" domestic and 2\" Fire, storm and sanitary curb trap complete with fresh air and main house drains. Install (2) Floor Drains, (5) Hose Bibs, (18) Water Heaters, (16) Kitchens Sinks, (32) Lavatories, (16) laundry sink, (27) Tub/Shower, (4) Sum Pumps and (32) Water Closets."},{"number":"MP-2023-005591","date":"2024-04-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-19","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."},{"number":"ZP-2025-008259","date":"2025-08-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"ZP-2026-002114","date":"2026-03-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED ACCESSORY WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"GP-2026-001906","date":"2026-03-25","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED ACCESSORY WALL SIGN.**SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"0980403","type":"Rental","status":"Active","businessName":"Rass Properties LLC","legalName":"Rass Properties LLC","address":"3729 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2025-05-31","latestIssueDate":"2026-05-10","expirationDate":"2027-05-30","inactiveDate":null}],"licenseActivity":[{"number":"0980403","type":"Rental","businessName":"Rass Properties LLC","legalName":"Rass Properties LLC","issuedDate":"2025-05-31","latestIssueDate":"2026-05-10","closureDate":null,"expirationDate":"2027-05-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":16,"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":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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":"2 permits not marked completed: PP-2021-008897 (Expired), GP-2026-001906 (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":"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 (10 RANDOLPH WAY, HILLSDBOROUGH NJ, 08844).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2023.","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":"4 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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 8 historical violations across 5 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/"}]}