{"asOf":"2026-07-25T12:08:38.040Z","block":"2300-2399 GRAYS FERRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-grays-ferry-ave","address":"2301 GRAYS FERRY AVE","parcelNumber":"881000849","source":"https://property.phila.gov/?p=881000849","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"2301 GRAYS FERRY AVENUE L","coOwner":null,"marketValue":1251800,"landAssessment":125100,"improvementAssessment":1126700,"livableArea":6528,"yearBuilt":1940,"lastSale":{"price":1,"date":"2018-12-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-049221","date":"2020-11-23","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-01-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-049222","date":"2020-11-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-01-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051260","date":"2020-12-04","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2021-12-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-019841","date":"2025-04-07","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-019842","date":"2025-04-07","code":"A-301.1/21","title":"FLAT WALL SIGN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-019843","date":"2025-04-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2020-082369","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-23","completedDate":"2022-01-20","violations":[{"number":"VI-2020-049221","date":"2020-11-23","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-01-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-049222","date":"2020-11-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-01-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-085300","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-12-04","completedDate":null,"violations":[{"number":"VI-2020-051260","date":"2020-12-04","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2021-12-29","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-025977","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-04-07","completedDate":null,"violations":[{"number":"VI-2025-019841","date":"2025-04-07","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-019842","date":"2025-04-07","code":"A-301.1/21","title":"FLAT WALL SIGN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-019843","date":"2025-04-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-082369","date":"2020-11-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085300","date":"2020-12-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085300","date":"2021-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085300","date":"2021-02-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-082369","date":"2022-01-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-085300","date":"2022-07-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-025977","date":"2025-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-025977","date":"2025-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-025977","date":"2025-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-025977","date":"2025-08-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":0,"passes":2},{"y":2025,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94446964909803,"lng":-75.18058173702386,"geom":{"type":"Polygon","coordinates":[[[-75.180567312,39.944356379],[-75.18067589,39.944482933],[-75.180556979,39.944553776],[-75.180514376,39.944547245],[-75.180567312,39.944356379]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-006014","type":"Fire Alarm Certification","inspectionDate":"2023-03-01","result":"Certified","expirationDate":"2024-03-01","buildingId":"1470236"},{"number":"BC-2024-029350","type":"Fire Alarm Certification","inspectionDate":"2024-10-31","result":"Certified","expirationDate":"2025-10-31","buildingId":"1470236"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":4,"lotArea":1660,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1815 SOUTH 16TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1445000,"taxable":228400,"land":144500,"improvement":1300500,"taxableLand":144500,"taxableImprovement":83900,"exemptLand":0,"exemptImprovement":1216600},{"y":2026,"v":1445000,"taxable":228400,"land":144500,"improvement":1300500,"taxableLand":144500,"taxableImprovement":83900,"exemptLand":0,"exemptImprovement":1216600},{"y":2027,"v":1251800,"taxable":197788,"land":125100,"improvement":1126700,"taxableLand":125100,"taxableImprovement":72688,"exemptLand":0,"exemptImprovement":1054012}],"taxNow":3197,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"961649","date":"2020-03-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-24","scope":"AMENDMENT 2: FOR THE AMENDMENT OF PREVIOUS APPROVED PERMIT #961649 TO DOCUMENT CHANGE IN LAYOUT IN THE BASEMENT AND FIRST FLOOR LEVEL WITH STRUCTURAL WORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT: FOR THE AMENDMENT OF PREVIOUS APPROVED PERMIT #961649 TO DOCUMENT CHANGE IN LAYOUT IN THE BASEMENT AND FIRST FLOOR LEVEL. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ORIGINAL: FOR THE ERECTION OF A THREE STORY ADDITION TO AN EXISTING SINGLE STORY STRUCTURE FOR USE AS A SIT DOWN RESTAURANT ON THE FIRST FLOOR LEVEL WITH A SIX FAMILY DWELLING ABOVE. TYPE B UNITS LOCATED ON THE SECOND FLOOR LEVEL. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPE TO PROVIDED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. 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 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.*** REVIEWED UNDER 2009 IBC***"},{"number":"EP-2021-002873","date":"2021-04-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-16","scope":"Install 100 amp SEU and meter socket existing 100 amp panel supplying 240 volts for mobile trailer temporary onsite office for contractors worksite 2301 Grays Ferry Ave as per 2017 nec"},{"number":"MP-2021-006441","date":"2021-11-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-21","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING 2 CONVENTIONAL 2 (5 ton) GAS UNITS AND 14 REGISTERS AS PER PLANS."},{"number":"FP-2021-002866","date":"2021-11-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-21","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 & NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE FOUR (4) INCH MAIN FIRE SERVICE LINE WITH A FOUR (4) INCH AMES 2000SS BACK FLOW PREVENTER ASSEMBLY AND ONE (1) STANDPIPE IN EXIT STAIRWAY IN ACCORDANCE WITH NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-022486","date":"2021-12-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-24","scope":"Install cast iron and copper piping in basement and first floor, install pex and pvc pipes and fittings on floors 2 through 4. Install water closets (10), lavs (10), diswashers (2), washers (4), dryers (4), tubs (6), kitchen sinks (5), and hot water heaters (5)"},{"number":"PP-2022-000304","date":"2022-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-11","scope":"Install curb trap, 1.5\" domestic water service, 6\" storm service"},{"number":"CP-2022-000814","date":"2022-03-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-07-15","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW STAIRS, PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2021-013635","date":"2022-05-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-27","scope":"INSTALL 1000 AMP SERVICE AND METER BANK, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, 110V SMOKE ALARMS, EMERGENCY LIGHTS, EXIT SIGNS, GROUNDING SYSTEM . INSTALL COMPLETE FIRE ALARM SYSTEM .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-08 NEC,07 NFPA-72,09 IBC."},{"number":"MP-2023-004245","date":"2023-10-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-07-15","scope":"FOR THE INSTALLATION OF A TYPE 1 COMMERCIAL KITCHEN HOOD (16'-0\") AND ASSOCIATED DUCTWORK, FANS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND FIRE SUPPRESSION WORK. **IMC 2018**"},{"number":"FP-2024-000330","date":"2024-03-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL UL 300 KITCHEN FIRE SUPPRESSION SYSTEM"},{"number":"ZP-2026-005002","date":"2026-06-14","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLAN."}],"storyTag":"New construction","storyDelta":-0.4,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":false,"licenses":[{"number":"204650","type":"Food Preparing and Serving","status":"Active","businessName":"2301 Grays Ferry Ave LLC","legalName":"2301 Grays Ferry Ave LLC","address":"2301 GRAYS FERRY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-21","latestIssueDate":"2026-06-11","expirationDate":"2027-04-30","inactiveDate":null},{"number":"346176","type":"Handbill Distribution","status":"Inactive","businessName":"O & Y FOOD INC (OLD TOWNE PIZZA)","legalName":"O & Y FOOD INC","address":"2301 GRAYS FERRY AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2005-12-07","latestIssueDate":"2025-05-14","expirationDate":"2025-08-31","inactiveDate":"2025-10-30"},{"number":"528237","type":"Sidewalk Cafe","status":"Active","businessName":"O & Y FOOD INC (OLD TOWNE PIZZA)","legalName":"O & Y FOOD INC","address":"2301 GRAYS FERRY AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2011-03-21","latestIssueDate":"2026-07-10","expirationDate":"2027-06-30","inactiveDate":null},{"number":"556001","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"O & Y FOOD INC (OLD TOWNE PIZZA)","legalName":"O & Y FOOD INC","address":"2301 GRAYS FERRY AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2012-03-16","latestIssueDate":"2019-09-20","expirationDate":"2020-03-31","inactiveDate":"2020-05-30"},{"number":"0978018","type":"Rental","status":"Inactive","businessName":"2301 Grays Ferry Avenue LLC","legalName":"2301 Grays Ferry Avenue LLC ","address":"2301 GRAYS FERRY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-05-06","latestIssueDate":"2025-05-06","expirationDate":"2026-05-05","inactiveDate":"2026-07-04"}],"licenseActivity":[{"number":"0978018","type":"Rental","businessName":"2301 Grays Ferry Avenue LLC","legalName":"2301 Grays Ferry Avenue LLC ","issuedDate":"2025-05-06","latestIssueDate":"2025-05-06","closureDate":"2026-07-04","expirationDate":"2026-05-05","inactiveDate":"2026-07-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"556001","type":"Dumpster License - Public ROW","businessName":"O & Y FOOD INC (OLD TOWNE PIZZA)","legalName":"O & Y FOOD INC","issuedDate":"2012-03-16","latestIssueDate":"2019-09-20","closureDate":"2020-05-30","expirationDate":"2020-03-31","inactiveDate":"2020-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"528237","type":"Sidewalk Cafe","businessName":"O & Y FOOD INC (OLD TOWNE PIZZA)","legalName":"O & Y FOOD INC","issuedDate":"2011-03-21","latestIssueDate":"2026-07-10","closureDate":null,"expirationDate":"2027-06-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"346176","type":"Handbill Distribution","businessName":"O & Y FOOD INC (OLD TOWNE PIZZA)","legalName":"O & Y FOOD INC","issuedDate":"2005-12-07","latestIssueDate":"2025-05-14","closureDate":"2025-10-30","expirationDate":"2025-08-31","inactiveDate":"2025-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204650","type":"Food Preparing and Serving","businessName":"2301 Grays Ferry Ave LLC","legalName":"2301 Grays Ferry Ave LLC","issuedDate":"2004-06-21","latestIssueDate":"2026-06-11","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","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":["3 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":"4 permits not marked completed: EP-2021-002873 (Expired), CP-2022-000814 (Expired), MP-2023-004245 (Expired), FP-2024-000330 (Issued). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 31, 2025","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-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":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 1, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Handbill Distribution #346176: Inactive since Oct 30, 2025; Dumpster License - Public ROW #556001: Inactive since May 30, 2020","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}