{"asOf":"2026-07-29T01:49:39.611Z","block":"4500-4599 MITCHELL ST","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-mitchell-st","address":"4550 MITCHELL ST","parcelNumber":"881000236","source":"https://property.phila.gov/?p=881000236","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"830","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"4550 MITCHELL PARTNERS LLC","coOwner":null,"marketValue":7912500,"landAssessment":791200,"improvementAssessment":7121300,"livableArea":32730,"yearBuilt":2023,"lastSale":{"price":1225000,"date":"2022-04-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-006783","date":"2023-01-31","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-04-12","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2023-008503","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-31","completedDate":"2023-04-12","violations":[{"number":"VI-2023-006783","date":"2023-01-31","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-04-12","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-008503","date":"2023-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008503","date":"2023-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008503","date":"2023-04-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03417667693322,"lng":-75.21917135196257,"geom":{"type":"Polygon","coordinates":[[[-75.218907309,40.034149842],[-75.219184109,40.033976393],[-75.219445378,40.034222762],[-75.219135314,40.034364857],[-75.218907309,40.034149842]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":5,"lotArea":10842,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4550 MITCHELL ST, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":128800,"taxable":128800,"land":128800,"improvement":0,"taxableLand":128800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":7024000,"taxable":715200,"land":715200,"improvement":6308800,"taxableLand":715200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6308800},{"y":2025,"v":7152800,"taxable":1198020,"land":715200,"improvement":6437600,"taxableLand":715200,"taxableImprovement":482820,"exemptLand":0,"exemptImprovement":5954780},{"y":2026,"v":7152800,"taxable":1841780,"land":715200,"improvement":6437600,"taxableLand":715200,"taxableImprovement":1126580,"exemptLand":0,"exemptImprovement":5311020},{"y":2027,"v":7912500,"taxable":2749557,"land":791200,"improvement":7121300,"taxableLand":791200,"taxableImprovement":1958357,"exemptLand":0,"exemptImprovement":5162943}],"taxNow":25781,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-014394","date":"2022-01-13","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 (PARCEL E) FROM FOUR LOTS WITH THREE (3) OPA ACCOUNTS (4548 MITCHELL ST, 4550 MITCHELL ST AND 4552 MITCHELL ST), AND COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOTS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2022-000925","date":"2022-01-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH TWO ROOF ACCESS STRUCTURES (LOW INCOME BONUS APPLIED FOR AN ADDITIONAL 7 FT HEIGHT TO THIS PERMIT (14-702(7)(b)(.6) AND (c)) AND GREEN ROOF BONUS APPLIED. (ZONING CODE 14-702 (16)) THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER?S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2022-001134","date":"2022-02-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-02-26","scope":"FOR ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH TWO ROOF ACCESS STRUCTURES (LOW INCOME BONUS APPLIED FOR AN ADDITIONAL 7 FT HEIGHT TO THIS PERMIT (14-702(7)(b)(.6) AND (c)) AND GREEN ROOF BONUS APPLIED. (ZONING CODE 14-702 (16)) THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER?S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2022-000278","date":"2022-03-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-26","scope":"FOR ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH TWO ROOF ACCESS STRUCTURES. FOR VACANT COMMERCIAL SPACE ON FIRST FLOOR (MUST OCCUPY 100% OF THE GROUND FLOOR STREET FRONTAGE (PRIMARY FRONTAGE) WITH A MINIMUM DEPTH OF 30') (USES ONLY PERMITTED IN CMX-2 THAT NOT TO REQUIRE OFF STREET PARKING AS PER TABLE 14-802-2, USE REGISTRATION PERMIT IS REQUIRED PRIOR TO OCCUPANCY) AND FOR MULTI-FAMILY HOUSEHOLD LIVING THIRTY-EIGHT (38) DWELLING UNITS AND SIXTEEN (16) ACCESSORY BICYCLE (CLASS 1A) PARKING SPACES ON AN ACCESSIBLE ROUTE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP &FP WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. HORIZONTAL EXITS ARE PROPOSED ABOVE 1ST FLOORS. AMENDMENT TO INCLUDE DEFERRED TRUSS DRAWING SEALED BY Strzyzewski, Marvin, P.E. ON October 14,2022. Amendment for structural field changes as per revised plans and structural report."},{"number":"DP-2022-000087","date":"2022-05-04","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-07-14","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE STORY COMMERCIAL/RESIDENTIAL STRUCTURE, WORK TO BE COMPLETED BY MECHANICAL MEANS . ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE.ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR PEDESTRIAN PROTECTION SHALL BE REQUIRED AS REFERENCED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.*"},{"number":"PP-2022-006928","date":"2022-05-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-15","scope":"Seal lateral"},{"number":"FP-2022-001993","date":"2022-08-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-09","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND STANDPIPES IN ACCORDANCE WITH NFPA 13 & 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2022-005530","date":"2022-09-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-09","scope":"Interior Plumbing"},{"number":"EP-2022-008494","date":"2022-12-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-20","scope":"INSTALL SERVICE, METER BANKS, PANELS & FEEDERS. INSTALL WIRING THROUGHOUT COMMON AREAS, COMMERCIAL SPACE AND 38 UNITS. INSTALL LIGHTING NORMAL & EMERGENCY, SWITCHES, AND RECEPTACLES, AND PROVIDE POWER FOR THE ELEVATOR AND THE MECHANICAL AND EMERGENCY EQUIPMENT AS PER 2017 NEC. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT AS PER 2016 NFPA 72"},{"number":"MP-2023-001066","date":"2023-04-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-09","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, GAS FURNICE, AIR CONDITIONER UNITS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"PP-2022-005531","date":"2023-12-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-09","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":"ZP-2025-000845","date":"2025-03-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial."},{"number":"CP-2025-000520","date":"2025-05-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-05-08","scope":"INITIAL FITOUT TO CREATE ARTIST STUDIOS AND ARTISAN INDUSTRIAL ON THE 1ST FLOOR FRONT AS PER APPROVD PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"demo"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"279835","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BITROS AND RYAN INC","legalName":"BITROS AND RYAN INC","address":"4550 MITCHELL ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","expirationDate":"2010-07-31","inactiveDate":null},{"number":"209003","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"BITROS RYAN INC","legalName":"BITROS RYAN INC","address":"4550 MITCHELL ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2001-06-01","latestIssueDate":"2001-06-01","expirationDate":"2002-04-30","inactiveDate":null},{"number":"209736","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ADDISON & HERRERIAS INC","legalName":"ADDISON & HERRERIAS INC","address":"4550 MITCHELL ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-03","latestIssueDate":"2021-05-08","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"279761","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BITROS RYAN INC","legalName":"BITROS RYAN INC","address":"4550 MITCHELL ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"280423","type":"Dumpster License - Private Property","status":"Active","businessName":"ADDISION & HERRERIAS INC","legalName":"ADDISION & HERRERIAS INC","address":"4550 MITCHELL ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-05-30","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"0969221","type":"Rental","status":"Active","businessName":"4550 Mitchell Partners LLC","legalName":"4550 Mitchell Partners LLC","address":"4550 MITCHELL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":38,"issuedDate":"2025-01-13","latestIssueDate":"2026-01-10","expirationDate":"2027-01-12","inactiveDate":null}],"licenseActivity":[{"number":"0969221","type":"Rental","businessName":"4550 Mitchell Partners LLC","legalName":"4550 Mitchell Partners LLC","issuedDate":"2025-01-13","latestIssueDate":"2026-01-10","closureDate":null,"expirationDate":"2027-01-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"280423","type":"Dumpster License - Private Property","businessName":"ADDISION & HERRERIAS INC","legalName":"ADDISION & HERRERIAS INC","issuedDate":"2007-05-30","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"279761","type":"Dumpster License - Private Property","businessName":"BITROS RYAN INC","legalName":"BITROS RYAN INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209736","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ADDISON & HERRERIAS INC","legalName":"ADDISON & HERRERIAS INC","issuedDate":"2004-06-03","latestIssueDate":"2021-05-08","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209003","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BITROS RYAN INC","legalName":"BITROS RYAN INC","issuedDate":"2001-06-01","latestIssueDate":"2001-06-01","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279835","type":"Dumpster License - Private Property","businessName":"BITROS AND RYAN INC","legalName":"BITROS AND RYAN INC","issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":38,"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":["4 permit events 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":"1 permit not marked completed: CP-2025-000520 (Expired). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 12, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279835: Inactive; Food Preparing and Serving (30+ SEATS) #209003: Inactive; Food Preparing and Serving (30+ SEATS) #209736: Inactive since Jun 29, 2022; Dumpster License - Private Property #279761: Inactive","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":"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 1 historical violation across 1 case.","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/"}]}