{"asOf":"2026-07-25T16:08:16.233Z","block":"700-799 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-16th-st","address":"746-48 S 16TH ST","parcelNumber":"881000172","source":"https://property.phila.gov/?p=881000172","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"746-48 LOFTS LLC","coOwner":null,"marketValue":1579500,"landAssessment":157900,"improvementAssessment":1421600,"livableArea":17441,"yearBuilt":2019,"lastSale":{"price":1,"date":"2018-05-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"4967491","date":"2019-03-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-046343","date":"2021-07-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-09-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-025698","date":"2024-04-15","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-025697","date":"2024-04-15","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-025696","date":"2024-04-15","code":"F-912.4.2","title":"FDC CLEAR SPACE\n","status":"COMPLIED","resolutionDate":"2024-08-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"675576","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-03-07","completedDate":"2019-06-12","violations":[{"number":"4967491","date":"2019-03-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-064489","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-15","completedDate":"2021-09-29","violations":[{"number":"VI-2021-046343","date":"2021-07-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-09-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-031258","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-16","completedDate":"2024-08-13","violations":[{"number":"VI-2024-025698","date":"2024-04-15","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-025697","date":"2024-04-15","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-025696","date":"2024-04-15","code":"F-912.4.2","title":"FDC CLEAR SPACE\n","status":"COMPLIED","resolutionDate":"2024-08-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"675576","date":"2019-03-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"675576","date":"2019-06-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-081443","date":"2020-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-081443","date":"2020-11-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-064489","date":"2021-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-064489","date":"2021-09-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-031258","date":"2024-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-031258","date":"2024-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-031258","date":"2024-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-031258","date":"2024-08-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941839283289156,"lng":-75.16958245017804,"geom":{"type":"Polygon","coordinates":[[[-75.16934261,39.941820116],[-75.169353288,39.941771392],[-75.169616044,39.941815639],[-75.169628872,39.941757069],[-75.169820427,39.941781047],[-75.169809355,39.941831571],[-75.169713995,39.941922922],[-75.169330598,39.941874931],[-75.16934261,39.941820116]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-001127","type":"Fire Alarm Certification","inspectionDate":"2022-08-08","result":"Certified","expirationDate":"2023-08-08","buildingId":"1416112"},{"number":"BC-2023-016265","type":"Fire Alarm Certification","inspectionDate":"2023-06-20","result":"Certified","expirationDate":"2024-06-20","buildingId":"1416112"},{"number":"BC-2024-007444","type":"Sprinkler Certification","inspectionDate":"2024-03-12","result":"Certified","expirationDate":"2025-03-12","buildingId":"1416112"},{"number":"BC-2024-018018","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1416112"},{"number":"BC-2025-005241","type":"Sprinkler Certification","inspectionDate":"2025-02-26","result":"Certified","expirationDate":"2026-02-26","buildingId":"1416112"},{"number":"BC-2025-032239","type":"Fire Alarm Certification","inspectionDate":"2025-10-24","result":"Certified","expirationDate":"2026-10-24","buildingId":"1416112"},{"number":"BC-2025-032241","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-24","result":"Certified","expirationDate":"2026-10-24","buildingId":"1416112"},{"number":"BC-2026-010170","type":"Sprinkler Certification","inspectionDate":"2026-02-25","result":"Certified","expirationDate":"2027-02-25","buildingId":"1416112"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":5,"lotArea":5425,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"746-48 S 16TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF EXISTING ATTACHED STRUCTURE. FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS. FOR THE ERECTION OF AN ATTACHED STRUCTURE (67'-8\" IN HEIGHT) WITH EIGHT OFF-STREET PARKING SPACES, R","status":"OPEN","outcome":"Granted","date":"2016-09-27","number":"24793","relatedPermit":"583123"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM TWO EXISTING LOTS (746-748 S 16TH STREET) FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT FOR THE ERECTION OF AN ATTTACHED STRUCTURE(MAXIMUM HEIGHT NTE(55 FEET) FOR USE ","status":"OPEN","outcome":"Granted with conditions","date":"2017-09-20","number":"30380","relatedPermit":"770306"},{"type":"LIRB Violation Appeal","grounds":"I do not agree with the violations.","status":"Closed","outcome":"Complete","date":"2025-10-10","number":"HA-2021-000519","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":164200,"taxable":164200,"land":6100,"improvement":158100,"taxableLand":6100,"taxableImprovement":158100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":164200,"taxable":164200,"land":6100,"improvement":158100,"taxableLand":6100,"taxableImprovement":158100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":234800,"taxable":234800,"land":21132,"improvement":213668,"taxableLand":21132,"taxableImprovement":213668,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2175400,"taxable":217540,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1957860},{"y":2021,"v":2175400,"taxable":543850,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":326310,"exemptLand":0,"exemptImprovement":1631550},{"y":2022,"v":2175400,"taxable":217540,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1957860},{"y":2023,"v":2175400,"taxable":217540,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1957860},{"y":2024,"v":2175400,"taxable":217540,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1957860},{"y":2025,"v":2175400,"taxable":217540,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1957860},{"y":2026,"v":2175400,"taxable":217540,"land":217540,"improvement":1957860,"taxableLand":217540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1957860},{"y":2027,"v":1579500,"taxable":157900,"land":157900,"improvement":1421600,"taxableLand":157900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1421600}],"taxNow":3045,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"824070","date":"2017-10-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-03-01","scope":"THE COMPLETE DEMOLITION OF EXISTING MASONRY (2) STORY BLDG ON BOTH PARCELS. THE LEGAL LOT CONSOLIDATION OF (2) SEPARATE LOTS 746 & 748 INTO SINGLE OPA# NEW CONSTRUCTION OF OWNER OCCUPIED 5-STORY (7) DWELLING UNIT MULTI-FAMILY APARTMENT BLDG WITH (8) INTERIOR GARAGE PARKING SPACES ON GROUND FLOOR."},{"number":"770306","date":"2017-10-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-10-16","scope":"THE COMPLETE DEMOLITION OF EXISTING MASONRY (2) STORY BLDG ON BOTH PARCELS. THE LEGAL LOT CONSOLIDATION OF (2) SEPARATE LOTS 746 & 748 INTO SINGLE OPA# NEW CONSTRUCTION OF OWNER OCCUPIED 5-STORY (7) DWELLING UNIT MULTI-FAMILY APARTMENT BLDG WITH (8) INTERIOR GARAGE PARKING SPACES ON GROUND FLOOR."},{"number":"834094","date":"2017-11-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-30","scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT FOR THE ERECTION OF AN ATTTACHED STRUCTURE(MAXIMUM HEIGHT NTE(55 FEET) FOR USE AS SEVEN DWELLING UNITS ON SECOND THRU FIFTH FLOORS,WITH INTERIOR PARKING FOR EIGHT(8) VEHICLES AND NO ADA SPACES..(SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"855469","date":"2018-02-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-18","scope":"INSTALLING SEALING THE LATERAL AND REMOVE CURB TRAP AND FAI PA20180540149(MIXED USE)\"Self-certification's are no longer permitted\" - \"All excavations and plumbing trenches in excess of 5 feet in depth must have approved shoring in place at the time of inspection\""},{"number":"855466","date":"2018-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLING SEALING THE LATERAL AND REMOVE CURB TRAP AND FAI PA20180540149(MIXED USE)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"869745","date":"2018-05-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-18","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING, ATTACHED, THREE (3) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"895464","date":"2018-10-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-04","scope":"FOR NEW CONSTRUCTION OF A 5-STORY, 7-UNIT RESIDENTIAL MULTI-FAMILY APARTMENT BUILDING WITH 7 OFF-STREET PARKING SPACES ON GROUND FLOOR AND 1 OFF-STREET PARKING SPACE IN CELLAR ACCESSED BY A CAR LIFT. PRIVATE ROOF DECKS ACCESSED FROM THE 4TH AND 5TH FLOORS. SIZE AND LOCATION AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. **SEPERATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPPRESSION SYSTEM** AMENDED PERMIT TO INCLUDE A NEW FIRE PUMP ROOM IN THE BASEMENT PER APPROVED AMENDED PLAN A1.1."},{"number":"939994","date":"2019-02-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-01","scope":"REBUILD SECTION OF PARY WALL APPROX. 10'W BY 25'H USING 12\" CMU. AS PER ENGINEERS DRAWING."},{"number":"EP-2020-006127","date":"2020-08-17","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2020-006126","date":"2020-09-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-28","scope":"INSTALL A 600 AMP SERVICE, FIRE PUMP SERVICE, POWER FOR ELEVATORS,HVAC EQUIPMENT, WIRING THROUGHOUT(7) UNITS LIGHTS,SWITCHES, RECEPTACLES, INSTALL A FIRE ALARM SYSTEM THROUGHOUT AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2020-001043","date":"2020-10-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-04","scope":"FOR THE INSTALLATION OF A SIX (6) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER, FIRE PUMP, AND STANDPIPES FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. AMENDMENT 8/9/21 TO REVISE FIRE PUMP AS PER APPROVED PLANS."},{"number":"PP-2020-006729","date":"2020-10-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-04","scope":"Install drains, vents and water lines throughout, 16 toilets, 17 lavs, 9 kitchen sinks, 7 washers, 14 shower/tubs, 5 sinks, 1 hose bib"},{"number":"MP-2020-004905","date":"2020-10-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-04","scope":"Install (7) 96% Efficiency 40,000 BTU Furnace with ductwork, registers, grilles, and diffusers. Install (7) 2 Ton 13 Seer A/C Condenser. Condensers location as per approved architectural plans. All work to comply with EZ Standards."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"930822","type":"Rental","status":"Active","businessName":"Joe Randazzo (746-48 Lofts LLC)","legalName":"Joe Randazzo","address":"746-48 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2023-08-14","latestIssueDate":"2025-10-17","expirationDate":"2026-08-13","inactiveDate":null}],"licenseActivity":[{"number":"930822","type":"Rental","businessName":"Joe Randazzo (746-48 Lofts LLC)","legalName":"Joe Randazzo","issuedDate":"2023-08-14","latestIssueDate":"2025-10-17","closureDate":null,"expirationDate":"2026-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":7,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30380: OPEN · Granted with conditions; related permit 770306. Use permit #834094: 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: 855466 (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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 13, 2024.","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":"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 5 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 24, 2026; Sprinkler Certification: Certified through Feb 25, 2027; Emergency and Standby Power Systems Certification: Certified through Oct 24, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}