{"asOf":"2026-07-29T19:23:30.996Z","block":"1200-1299 CONSTITUTION AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-constitution-ave","address":"1225 CONSTITUTION AVE","parcelNumber":"881000498","source":"https://property.phila.gov/?p=881000498","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZZ0","buildingCodeNew":"830","buildingClass":"MISC NOT CODED MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"1200 NORMANDY LLC","coOwner":null,"marketValue":92472300,"landAssessment":9247230,"improvementAssessment":83225070,"livableArea":391461,"yearBuilt":2025,"lastSale":{"price":1821084,"date":"2023-08-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.892263053747286,"lng":-75.1729589399798,"geom":{"type":"Polygon","coordinates":[[[-75.172407115,39.891696724],[-75.17367986,39.89159696],[-75.173664111,39.891958616],[-75.173752129,39.892642377],[-75.173389939,39.892678412],[-75.172523524,39.892893187],[-75.172119263,39.892931417],[-75.172050623,39.892401114],[-75.172493797,39.892366351],[-75.172407115,39.891696724]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19112","beds":null,"baths":null,"stories":7,"lotArea":63535,"zoning":"CMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"150 ROUSE BLVD SUITE 100, PHILADELPHIA PA, 19112","mailOut":false,"appeals":[{"type":"BBS Permit Denial","grounds":"FOR THE ERECTION OF A SIX-STORY BUILDING AS MIXED-USE STRUCTURE.","status":"Completed","outcome":"Approved","date":"2021-11-22","number":"CP-2021-006374","relatedPermit":null},{"type":"BBS Permit Denial","grounds":"FOR THE ERECTION OF A SEVEN-STORY BUILDING AS MIXED-USE STRUCTURE.","status":"Completed","outcome":"Approved","date":"2021-11-22","number":"CP-2021-002192","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":1892800,"taxable":1892800,"land":1892800,"improvement":0,"taxableLand":1892800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1892800,"taxable":1892800,"land":1892800,"improvement":0,"taxableLand":1892800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1892800,"taxable":1892800,"land":1892800,"improvement":0,"taxableLand":1892800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":92472300,"taxable":92472300,"land":9247230,"improvement":83225070,"taxableLand":9247230,"taxableImprovement":83225070,"exemptLand":0,"exemptImprovement":0}],"taxNow":26495,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005587","date":"2021-10-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ESTABLISHMENT OF A UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS AND AGREEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS THREE (3) PARCELS (1200 AND 1260 NORMANDY PLACE, AND 1225 CONSTITUTION AVENUE) TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENTIRE PROJECT THAT STEMS FROM THE SINGLE ZONING LOT TREATMENT. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY, PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS AND RESTRICTIVE COVENANTS MUST BE SUPPLIED. FOR THE ERECTION OF TWO (2) DETACHED STRUCTURES FOR USE AS HOUSEHOLD LIVING (SIX-HUNDRED AND ELEVEN (611) DWELLING UNITS) WITH COMMERCIAL SPACES AS PERMITTED IN CMX-3 ON THE FIRST FLOOR OF BOTH STRUCTURES (SEPARATE USE PERMITS REQUIRED PRIOR TO OCCUPANCY). Amendment to previously approved plan with decreases in GFA, adjustments to parking configuration, and other adjustments that do not increase the intensity of previously approved uses (addition of 2 units in Building A, 1 unit in Building B, additional landscaping, 11 additional bike spaces, etc), for a total of six-hundred and fourteen (614) dwelling units, size and location as shown on the plans. Amendment to change the building roof, parapet and stair tower's heights as per approved revised plans."},{"number":"CP-2021-002192","date":"2021-12-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE DETACHED STRUCTURE 5-STORY IIIA CONSTRUCTION OVER 2-STORY IA PODIUM CONSTRUCTION. FOR USE AS HOUSEHOLD LIVING (TWO-HUNDRED AND SIXTY FIVE (265) DWELLING UNITS) WITH AMENITIES AND PARKING SPACES WITH COMMERCIAL SPACES AS PERMITTED IN CMX-3 ON THE FIRST FLOOR (SEPARATE USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY). BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP &FP WORK. SEPARATE APPROVAL REQUIRED FROM PA LABOR AND INDUSTRY FOR ELEVATOR INSTALLATION. AMENDMENT#1 TO INCLUDE ADDITION OF (2) 1-BEDROOM UNIT ON LEVEL 2 IN PLACE OF POOL LOUNGE MAKING A TOTAL OF 267 DWELLING UNITS. AND REVISION TO THE POOL DECK AND FLOOR LAYOUT AS PER APPROVED AMENDED PLANS. Amendment#2 to remove the theater space on the first floor and relocates the Mail Room and Music Studio with the former Mail Room location is replaced with a warm lit shell for Future Amenity. Also to include the updated egress path for the pool deck. AMENDMENT#3 TO CHNAGE SPECIAL INSPECTION AGENCY."},{"number":"CP-2021-006374","date":"2021-12-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE DETACHED STRUCTURE 5-STORY IIIA CONSTRUCTION OVER 1-STORY IA PODIUM CONSTRUCTION. FOR USE AS HOUSEHOLD LIVING (THREE-HUNDRED AND FORTY SIX (346) DWELLING UNITS) WITH AMENITIES AND PARKING SPACES WITH COMMERCIAL SPACES AS PERMITTED IN CMX-3 ON THE FIRST FLOOR (SEPARATE USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY). BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP &FP WORK. SEPARATE APPROVAL REQUIRED FROM PA LABOR AND INDUSTRY FOR ELEVATOR INSTALLATION. AMENDMENT#1 TO ADD ONE MORE DWELLING UNIT TO CHANGE OF TOTAL NUMBER OF DWELLING UNITS TO THREE-HUNDRED AND FORTY SEVEN (347) DWELLING UNITS. REMOVAL OF SW WOOD CONSTRUCTION FROM SCOPE OF WORK AND TRANSFERRING IT TO MODULAR CONSTRUCTION AS PERMITTED BY STATE. AND MINOR CHANGE TO THE BUILDING HEIGHT. AMENDMENT#2 TO CHANGE SPECIAL INSPECTION AGENCY."},{"number":"ZP-2023-006621","date":"2023-07-13","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT (CONSOLIDATION) TO CREATION ONE (1) LOT [PROPOSED PARCEL \"7H1\"] FROM THREE (3) EXISTING LOTS [1225 CONSTITUTION AVE, 1200 NORMANDY PL, AND 1260 NORMANDY PL]. SIZE AND LOCATION AS SHOWN ON PLANS. SEE ZP-2021-005587 FOR PREVIOUSLY APPROVED DEVELOPMENT TO REMAIN UNCHANGED ON CONSOLIDATED LOT."},{"number":"ZP-2023-007546","date":"2023-07-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"PP-2023-013319","date":"2023-10-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-06","scope":"SUPPLY AND INSTALL MD, CT, FAI & 6\" WDP 2 two 12 in curb traps and 1one 15 in curb trap and one 18 in connection 5 ft from the building, fresh air inlet and 6 in water."},{"number":"SP-2023-000884","date":"2023-10-17","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-05-19","scope":"FOR SITE WORK FOR MANHOLE AND INLETS AS PER APPROVED PLANS."},{"number":"PP-2023-015016","date":"2023-11-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"AMEND PERMIT 5/28/2024 - CHANGE OF BACKFLOW TECH PER NEW CP 100 FORM Install Domestic Water, Sanitary & Storm Piping System. Install Fixtures in Retail and Apartments (Fixtures in PODS not included). Install all Plumbing Equipment (Water Heaters, Booster Pumps, Ejector Pumps, Re-circ pumps). Connect Sanitary, Storm & Domestic Water Piping System to PODS. See below for equipment marked as other. SEE BELOW for equipment marked as other under equipment section. Hot water return pump (2) Electric water cooler (4) Washer Boxes (166) Ice Maker Boxes (166) Expansion Tanks 175"},{"number":"MP-2023-004973","date":"2023-12-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF NATURAL GAS PIPING TO A DETACHED STRUCTURE. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVE PLANS."},{"number":"MP-2023-005035","date":"2023-12-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF NATURAL GAS PIPING FOR FLOORS 1 AND 2 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":"PP-2023-016344","date":"2023-12-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-02","scope":"AMEND PERMIT 5/28/2024 - CHANGE OF BACKFLOW TECH PER NEW CP 100 FORM Install Domestic Water, Sanitary & Storm Piping System. Install Fixtures in Retail and Apartments. Install all Plumbing Equipment (Water Heaters, Booster Pumps, Ejector Pumps, Re-circ pumps) Equipment entered as other listed below. - DWS-2 EWC-2 Washer Boxes-265 Ice Makers-265 HWRP-2 ET-268 Drains-268 Total marked as other in equipment = 1072 AMENDMENT Level 1 Layout Changes Screen room deleted as well as the mail room being relocated. ASSOCIATED PIPING TO BE ROUTED AS SPECIFIED PER APPROVED AMENDED PLANS. Construction details changed from BACKFLOW PREVENTER ONLY to NEW FIXTURES WITH PIPING."},{"number":"MP-2023-005412","date":"2024-01-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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":"PP-2023-014149","date":"2024-01-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-19","scope":"Plumbing Permit for combo SP-2023-000884"},{"number":"MP-2023-005041","date":"2024-03-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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. AMENDMENT APPROVED AS OF 07/02/2025: FOR THE REVISIONS TO MECHANICAL PLANS PER THE FLOOR LAYOUT CHANGES. SEE APPROVED AMENDED PLANS."},{"number":"FP-2024-000821","date":"2024-05-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 8\" MAIN FIRE SERVICE LINE WITH A 8\" AMES DERRINGER 20 BACKFLOW PREVENTION ASSEMBLY, UL LISTED PEERLESS 4AEF11 FIRE PUMP COMPLYING WITH NFPA 20 AND THREE (3) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. AMENDMENT APPROVED 6/7/25 AMEND FIRE SUPPRESSION PERMIT FP-2024-000821 FOR CHANGES TO FIRST FLOOR LAYOUT AS PER APPROVED PLANS."},{"number":"FP-2024-000693","date":"2024-05-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING (CHAPEL BLOCK SOUTH - SE & SW) TO INCLUDE 8\" MAIN FIRE SERVICE LINE WITH A 8\" AMES DERRINGER 20 BACKFLOW PREVENTION ASSEMBLY, UL LISTED PEERLESS 4AEF11 FIRE PUMP COMPLYING WITH NFPA 20 AND FOUR (4) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-005134","date":"2024-06-24","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-20","scope":"Rough in for application EP-2024-002376"},{"number":"EP-2024-002382","date":"2024-07-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-19","scope":"INSTALL THE 15KV SWITCHGEAR & DUCT BANKS. INSTALL 480V SUBSTATIONS, SWITCHBOARDS, BUSS DUCT RISERS & BUSS DUCT SWITCHES. INSTALL TRANSFORMERS & PANEL BOARDS. INSTALL A 300 KW GENERATOR & TRANSFER SWITCHES. PROVIDE WIRING THROUGHOUT THE COMMON AREAS, AMENITIES,COMMERCIAL, MECHANICAL SPACE & (265) DWELLING UNITS. PROVIDE POWER FOR THE MECHANICAL, HVAC & ELEVATOR EQUIPMENT. INSTALL A FIRE ALARM & RESCUE ASSISTANCE SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** THE POOL WIRING, GROUNDING & BONDING IS NOT INCLUDED ON THIS PERMIT. ** AMENDMENT #1: Install exterior receptacles units for apartment units. Provide power for condensate pump at ground floor telecom room. Provide power requirements for ACCU/2. Provide power requirements for ground floor golf simulator room. Change light fixtures and circuits in ground floor gym, leasing, amenity, and lobby areas. Change light fixtures and circuits at ground floor common corridor, second floor amenity area, common corridors on levels 2-7. Change light fixtures at exterior facade, south8east and northeast corners. Add devices and circuits in residential units as per 2017 NEC."},{"number":"EP-2024-002376","date":"2024-08-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL THE 15KV SWITCHGEAR & DUCT BANKS. INSTALL 480V SUBSTATIONS, SWITCHBOARDS, BUS DUCT RISERS & BUSS DUCT SWITCHES. INSTALL TRANSFORMERS & PANEL BOARDS, LOAD CENTERS & METERING. INSTALL A 300 KW GENERATOR & TRANSFER SWITCHES. PROVIDE WIRING THROUGHOUT THE COMMON AREAS, MECHANICAL AREAS,OFFICES & RETAIL SHELL SPACES & DWELLING UNITS. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO ELECTRIC FIRE PUMP."},{"number":"MP-2025-003895","date":"2025-08-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-29","scope":"FOR CONNECTING THE FUEL OIL PIPING AND EXHAUST PIPING FROM DIESEL ENGINE TO THE MUFFLER TO INCLUDE THE INSTALLATION OF MIMI VRF UNITS, A VRF SYSTEM TO SERVICE THE COMMON AREA / AMENITY SPACES. AS 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":"MP-2025-003747","date":"2025-10-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-18","scope":"FOR THE INSTALLATION OF A FUEL OIL SUPPLY, FILLING STATION AND ASSOCIATED VENT PIPING. 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, INCLUDING ALL ELECTRICAL WORK. **ALL WORK ON THIS PERMIT SHOWN IN MARKED UP/CLOUDED PORTION OF PLAN - ADDITIONAL MECHANICAL PERMIT(S) REQUIRED FOR REMAINING WORK **"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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":["12 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":"Appeal #CP-2021-006374: Completed · Approved.","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":"10 permits not marked completed: CP-2021-002192 (Issued), CP-2021-006374 (Issued), PP-2023-015016 (Issued), MP-2023-004973 (Issued), MP-2023-005035 (Issued).","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-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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 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":"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/"}]}