{"asOf":"2026-07-26T15:54:45.428Z","block":"7100-7199 WOODLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-woodland-ave","address":"7101 WOODLAND AVE","parcelNumber":"881000372","source":"https://property.phila.gov/?p=881000372","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZL0","buildingCodeNew":"804","buildingClass":"MISC FUNERAL HOME MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"H&M CARE INC","coOwner":null,"marketValue":3769500,"landAssessment":376900,"improvementAssessment":3392600,"livableArea":34308,"yearBuilt":2024,"lastSale":{"price":1,"date":"2022-10-19T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2023-045475","date":"2023-06-28","code":"A-1001.5","title":"SITE SAFETY MANAGER W/O OSHA 30","status":"COMPLIED","resolutionDate":"2023-07-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-055101","date":"2023-07-26","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-055105","date":"2023-07-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-055104","date":"2023-07-26","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-055103","date":"2023-07-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-08-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-055102","date":"2023-07-26","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-055100","date":"2023-07-26","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-048357","date":"2026-06-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048359","date":"2026-06-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048358","date":"2026-06-29","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-060837","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-28","completedDate":"2023-07-10","violations":[{"number":"VI-2023-045475","date":"2023-06-28","code":"A-1001.5","title":"SITE SAFETY MANAGER W/O OSHA 30","status":"COMPLIED","resolutionDate":"2023-07-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-073214","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-27","completedDate":"2023-09-22","violations":[{"number":"VI-2023-055101","date":"2023-07-26","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-055105","date":"2023-07-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-055104","date":"2023-07-26","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-055103","date":"2023-07-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-08-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-055102","date":"2023-07-26","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-055100","date":"2023-07-26","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-08-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-078265","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-29","completedDate":null,"violations":[{"number":"VI-2026-048357","date":"2026-06-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048359","date":"2026-06-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048358","date":"2026-06-29","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":7,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-060837","date":"2023-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060837","date":"2023-07-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-073214","date":"2023-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-073214","date":"2023-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-073214","date":"2023-09-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-078265","date":"2026-06-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91960592635772,"lng":-75.24347411560268,"geom":{"type":"Polygon","coordinates":[[[-75.243171228,39.919503366],[-75.243319036,39.919399087],[-75.243526719,39.919573617],[-75.243615945,39.919511131],[-75.243774032,39.91964432],[-75.243537517,39.91981118],[-75.243171228,39.919503366]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":4,"lotArea":10996,"zoning":"IRMX","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4920 BALITMORE AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":4800500,"taxable":1560162,"land":480050,"improvement":4320450,"taxableLand":480050,"taxableImprovement":1080112,"exemptLand":0,"exemptImprovement":3240338},{"y":2026,"v":5549700,"taxable":929575,"land":554970,"improvement":4994730,"taxableLand":554970,"taxableImprovement":374605,"exemptLand":0,"exemptImprovement":4620125},{"y":2027,"v":3769500,"taxable":970605,"land":376900,"improvement":3392600,"taxableLand":376900,"taxableImprovement":593705,"exemptLand":0,"exemptImprovement":2798895}],"taxNow":13012,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-001732","date":"2022-03-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Adult Care; Group Living"},{"number":"ZP-2022-005335","date":"2022-05-24","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-19","scope":"FOR LOT ADJUSTMENT TO CREATE TWO LOTS (PREMISES \"B\" AND \"C\" ON THE PLANS) FROM ONE EXISTING LOT (7103 WOODLAND AVE.), SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"ZP-2022-003380","date":"2022-08-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-12-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH NO ROOF DECK. (Penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans, heating and cooling towers, or similar equipment required to operate and maintain the building.) WITH A TOTAL OF NINE (9) SURFACE PARKING SPACES INCLUDING ONE (1) VAN-ACCESSIBLE PARKING. AND TEN (10) TYPE 1A BICYCLE PARKING SPACES ON AN ACCESSIBLE ROUTE, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"ZP-2022-010227","date":"2022-09-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-03-26","scope":"FOR THE REMOVAL OF ONE(1) ROOF ACCESS STRUCTURE OF PREVIOUSLY APPROVED STRUCTURE ; FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH NO ROOF DECK. (Penthouse or roof structures for the housing of elevators, stairways) WITH A TOTAL OF NINE (9) SURFACE PARKING SPACES INCLUDING ONE (1) VAN-ACCESSIBLE PARKING. AND TEN (10) TYPE 1A BICYCLE PARKING SPACES ON AN ACCESSIBLE ROUTE AS PREVIOUSLY APPROVED ( SEE APPLICATION# ZP-2022-003380 FOR PREVIOUSLY APPROVED PERMIT) SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"CP-2022-004048","date":"2022-11-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-26","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING WITH ROOF ACCESS STRUCTURE (FOR MAINTENANCE ONLY; NO ROOF DECK) FOR USE AS A GROUP MEDICAL OFFICE ON THE FIRST FLOOR AND BASEMENT LEVELS, TWENTY-TWO (22) DWELLING UNITS ON THE SECOND AND THIRD FLOORS AND BUSINESS AND PROFESSIONAL OFFICE ON THE FOURTH FLOOR AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. FIRE WATCH REQUIRED PER DEPARTMENT CODE BULLEINT B-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 5/16/23 AMEND NEW CONSTRUCTION PERMIT CP-2022-004048 TO INCLUDE ADDITIONAL UNDERPINNING AND TEMPORARY SUPPORT OF EXCAVATION AS PER APPROVED PLANS. AMENDMENT APPROVED 7/29/23 AMEND NEW CONSTRUCTION PERMIT CP-2022-004048 FOR REVISIONS TO BUILDING LAYOUT AND OPENINGS AS PER APPROVED PLANS. AMENDMENT APPROVED 9/11/24 AMEND NEW CONSTRUCTION PERMIT CP-2022-004048 FOR REVISIONS TO BUILDING LAYOUT TO INCLUDE REMOVAL OF PHARMACY FIT-OUT FOR HELL SPACE AND CHANGES TO SPECIAL INSPECTIONS AGENCY AS PER APPROVED PLANS AND DOCUMENTATION."},{"number":"EP-2023-004519","date":"2023-05-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-05","scope":"Rough-In Permit for EP-2023-004515 Install 800a, 3ph, (22) gang meter module for apartments, (2) 400a 3ph ct service for 2 commercial spaces, (1) 400a 3ph ct service for house. Install all wiring throughout 22 apartments, (2 commercial spaces, & house. Install addressable fire alarm system throughout as per nfpa72. install cable tv wiring as per 2017 nec"},{"number":"FP-2023-001463","date":"2023-07-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-18","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH SIX (6) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MIXED-USE BUILDING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14."},{"number":"PP-2023-012161","date":"2023-09-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-03","scope":"Supply and install new 2” Domestic water line main to BLDG Supply and install (1) new 10” Storm sewer line CURB to BLDG Supply and install (1) new 8” Sanitary sewer line CURB to BLDG Supply and install (1) new 10” curb trap Supply and install (1) new 8” curb trap Supply and install (2) new 6” fresh air inlets"},{"number":"MP-2023-003353","date":"2023-12-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-25","scope":"For installation of HVAC system to serve the mixed-use building as per approved plans."},{"number":"EP-2023-004515","date":"2024-01-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-30","scope":"INSTALL 800 AMP 208V / 3 PHASE SERVICE, (24) GANG METER BANK, (22) 125 AMP PANELS & FEEDERS, (3) 400 AMP 208V / 3 PHASE SERVICES. PROVIDE WIRING FOR THE COMMON AREAS, AMENETIES, TWO COMMERCIAL SPACES, & TWENTY TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL , HVAC & ELEVATOR EQUIPMENT. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM & TWO - WAY COMMUNICATION SYSTEM. PROVIDE LOW VOLTAGE DATA / COM WIRING. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72. ** NO FIRE PUMP ON THIS PLAN REVIEW."},{"number":"PP-2023-015932","date":"2024-02-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-18","scope":"Plumbing per plans"},{"number":"FP-2024-000055","date":"2024-02-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-18","scope":"TO ADD 8 SPRINKLER HEADS IN THE BASEMENT TO THE PREVIOUSLY APPROVED PERMIT #FP-2023-001463."},{"number":"EP-2024-003509","date":"2024-04-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-21","scope":"Install cat6 wiring for network wiring throughout offices. Install wiring for camera system"},{"number":"ZP-2026-000554","date":"2026-05-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Group Living - Personal Care Home"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"911781","type":"Food Preparing and Serving","status":"Inactive","businessName":"H&M Care Inc","legalName":"H&M Care Inc","address":"7101 WOODLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-12-02","latestIssueDate":"2025-01-09","expirationDate":"2025-12-01","inactiveDate":"2026-01-30"}],"licenseActivity":[{"number":"911781","type":"Food Preparing and Serving","businessName":"H&M Care Inc","legalName":"H&M Care Inc","issuedDate":"2022-12-02","latestIssueDate":"2025-01-09","closureDate":"2026-01-30","expirationDate":"2025-12-01","inactiveDate":"2026-01-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2023, 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":["8 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 history also contains “OCCUPIED W/O TCO OR CO.”","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: ZP-2022-003380 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"10 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 30, 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":"5 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":"Food Preparing and Serving #911781: Inactive since Jan 30, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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/"}],"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/"}]}