{"asOf":"2026-07-25T18:25:01.852Z","block":"3900-3999 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-lancaster-ave","address":"3952-54 LANCASTER AVE","parcelNumber":"881000668","source":"https://property.phila.gov/?p=881000668","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RB","buildingCodeNew":"804","buildingClass":"NON PD PKG LOT COMMERCIAL","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"CJA REAL ESTATE DEVELOPMENT LLC","coOwner":null,"marketValue":1985700,"landAssessment":198500,"improvementAssessment":1787200,"livableArea":9500,"yearBuilt":2024,"lastSale":{"price":955000,"date":"2022-02-10T05:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2023-092988","date":"2023-12-01","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-12-01","resolution":"SVN ISSUED"},{"number":"VI-2025-027919","date":"2025-05-02","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027905","date":"2025-05-02","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSED","resolutionDate":"2025-07-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-027906","date":"2025-05-02","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027907","date":"2025-05-02","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027918","date":"2025-05-02","code":"A-301.1/27","title":"INSTALL FIRE SUPPRESSION SYSTEM","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027904","date":"2025-05-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-029674","date":"2026-05-07","code":"F-304.2","title":"STORAGE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029675","date":"2026-05-07","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029676","date":"2026-05-07","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-122671","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-01","completedDate":"2024-01-15","violations":[{"number":"VI-2023-092988","date":"2023-12-01","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-12-01","resolution":"SVN ISSUED"}]},{"number":"CF-2025-036928","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-02","completedDate":"2025-08-27","violations":[{"number":"VI-2025-027919","date":"2025-05-02","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027905","date":"2025-05-02","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSED","resolutionDate":"2025-07-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-027906","date":"2025-05-02","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027907","date":"2025-05-02","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027918","date":"2025-05-02","code":"A-301.1/27","title":"INSTALL FIRE SUPPRESSION SYSTEM","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-027904","date":"2025-05-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-08-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-039109","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-22","completedDate":null,"violations":[{"number":"VI-2026-029674","date":"2026-05-07","code":"F-304.2","title":"STORAGE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029675","date":"2026-05-07","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029676","date":"2026-05-07","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":6,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-122671","date":"2023-12-01","type":null,"status":null},{"caseNumber":"CF-2025-036928","date":"2025-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-036928","date":"2025-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-036928","date":"2025-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-036928","date":"2025-08-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-039109","date":"2026-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-039109","date":"2026-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-039109","date":"2026-07-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96269092673304,"lng":-75.20215641829715,"geom":{"type":"Polygon","coordinates":[[[-75.201977689,39.962784298],[-75.202175381,39.962551326],[-75.202244889,39.962547357],[-75.202272118,39.962772024],[-75.202000369,39.962796214],[-75.201977689,39.962784298]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-020955","type":"Sprinkler Certification","inspectionDate":"2025-06-17","result":"Certified","expirationDate":"2026-06-17","buildingId":"2001273"},{"number":"BC-2026-008211","type":"Fire Alarm Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"2001273"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":4003,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1632 NORTH 29TH STREET, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":321900,"taxable":321900,"land":321900,"improvement":0,"taxableLand":321900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1853000,"taxable":185300,"land":185300,"improvement":1667700,"taxableLand":185300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1667700},{"y":2026,"v":1853000,"taxable":185300,"land":185300,"improvement":1667700,"taxableLand":185300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1667700},{"y":2027,"v":1985700,"taxable":198500,"land":198500,"improvement":1787200,"taxableLand":198500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1787200}],"taxNow":2594,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1004917","date":"2020-09-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-26","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR, MULTI FAMILY (12 UNITS) HOUSEHOLD LIVING AT REST OF THE BUILDING WITH A GREEN ROOF AND LOW-INCOME HOUSING DENSITY BONUS APPLIED. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13 SYSTEM THROUGHOUT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9.5 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***2018 IBC*** [AMENDED AS OF 12.23.2022: INTERIOR PLAN REVISIONS TO INCREASE DWELLING UNITS TO 15 (FROM 12), REMOVAL OF PROJECTION BAY (FACING HAVERFORD AVE.), AND FRAMING PLANS REVISIONS.] [AMENDED AS OF 4.27.2023: FOR SPECIAL INSPECTIONS, DOCUMENTS REVISION, AND UPDATES TO THE STRUCTURAL PLANS TO SHOW ONE BAY ALONG HAVERFORD AVE. FRONTAGE.] [AMENDED AS OF 9.20.2023: FOR REVISIONS TO THE INTERIOR EXIT STAIRWAY ENCLOSURE WALL ASSEMBLIES AND FIRE DOOR RATINGS.]"},{"number":"ZP-2021-012405","date":"2021-09-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE HEIGHT NTE 45' WITH A GREEN ROOF AND PILOT HOUSE FOR MAINTENANCE USE ONLY. FOR MIXED USE, MULTI-FAMILY (15 DWELLING UNITS TOTAL) COMMERCIAL USE RESTRICED TO FIRST FLOOR. GREEN ROOF AND LOW-INCOME HOUSING DENSITY BONUS APPLIED. DEED RESTRICTION REQUIRED FOR GREEN ROOF CONSTRUCTION AND MAINTENANCE. **AMENDED AS OF 7/25/2024 TO SATISFY THE REQUIREMENT OF THE MIXED-INCOME HOUSING BONUS**"},{"number":"PP-2023-007774","date":"2023-06-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-26","scope":"INSTALL 22 WATER CLOSETS, 22 LAVATORIES, 19 SHOWER/TUBS, 15 KITCHEN SINKS, 18 HUB DRAINS, 1 BACKFLOW PREVENTERS, 1 FLOOR DRAINS, 16 HOT WATER HEATERS, 15 WASHING MACHINE BOXES, 4 BACKWATER VALVES, 2 SUMP PUMPS, 2 EJECTOR SUMP PUMPS, 5 AREA DRAINS AND 3 ROOF DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-004883","date":"2023-07-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-03","scope":"Install 1400A service with 1200A meter bank and 200A commercial service(SERVICE DISCONNECTS to be labeled 1 & 2.) Install wiring throughout ,em.lighting 110v interconnected smoke alarms,show-window receptacles. Install complete addressable fire alarm system. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2023-001661","date":"2023-07-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-26","scope":"FOR THE INSTALLATION OF A FOUR-INCH FIRE SERVICE LINE, FOUR-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"PP-2023-011299","date":"2023-08-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-14","scope":"Exterior Plumbing : New Sewer, New House Drain, FAI, CT, (1) 1’’ Copper Line Water Commercial Area, (1) 2’’ Copper Line Water Residential Area"},{"number":"MP-2023-003884","date":"2023-10-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-22","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ** ALL WORK TO BE DONE PER APPROVED PLANS. ** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"ZP-2025-002898","date":"2025-03-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2025-001995","date":"2025-04-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-22","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS RETAIL SALES OF FOOD, BEVERAGES, AND GROCERIES IN AN EXISTING STRUCTURE WITH OTHER USES AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"PP-2025-004471","date":"2025-06-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-14","scope":"INTERIOR ALTERATIONS TO LEGALIZE COFFEE SHOP. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL FOOD PREP FIXTURES WILL BE PROVIDED WITH APPROVED AIR GAPS AND BACKFLOW PREVENTERS WHERE REQUIRED. VENTING TO BE INSTALLED AND DESIGNED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE INSTALLED IN STRICT ACCORDANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"MP-2025-003536","date":"2025-08-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- HVAC INSTALL FOR A UNIT OF 2000 CFM OR LESS WITH NO PENTRATIONS THROUGH FIRE RATED ASSEMBILIES. NO COMMON AREAS IN THE BUILDING ASSOCIATED WITH THIS TENANT HVAC PERMIT AS PER EZ MECHANICAL STANDARDS. ALL EQUIPEMENT MUST BE CONTAINED IN THE UNITED SERVED. CONDENSOR UNIT TO BE LOCATED IN THE GARAGE- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"0966422","type":"Rental","status":"Active","businessName":"CJA Real Estate Development LLC","legalName":"CJA Real Estate Development LLC","address":"3952-54 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2024-11-26","latestIssueDate":"2026-02-19","expirationDate":"2026-11-25","inactiveDate":null},{"number":"0994610","type":"Food Preparing and Serving","status":"Active","businessName":"PLANT AND PEOPLE","legalName":"PLANT AND PEOPLE","address":"3952-54 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-12-01","latestIssueDate":"2025-12-01","expirationDate":"2026-11-30","inactiveDate":null}],"licenseActivity":[{"number":"0994610","type":"Food Preparing and Serving","businessName":"PLANT AND PEOPLE","legalName":"PLANT AND PEOPLE","issuedDate":"2025-12-01","latestIssueDate":"2025-12-01","closureDate":null,"expirationDate":"2026-11-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0966422","type":"Rental","businessName":"CJA Real Estate Development LLC","legalName":"CJA Real Estate Development LLC","issuedDate":"2024-11-26","latestIssueDate":"2026-02-19","closureDate":null,"expirationDate":"2026-11-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":15,"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 2025, 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":"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 17, 2026; Fire Alarm Certification: Certified through Jan 16, 2027","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 8, 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":"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/"}]}