{"asOf":"2026-07-26T14:55:56.512Z","block":"2000-2099 CORAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-coral-st","address":"2041-55 CORAL ST","parcelNumber":"881000858","source":"https://property.phila.gov/?p=881000858","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LR0","buildingCodeNew":"804","buildingClass":"COLD STORAGE WHSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"HARBISON DAIRY REDEVELOPM","coOwner":null,"marketValue":15190300,"landAssessment":1519000,"improvementAssessment":13671300,"livableArea":93618,"yearBuilt":1900,"lastSale":{"price":4200000,"date":"2019-04-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-038604","date":"2023-06-01","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2023-11-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-038605","date":"2023-06-01","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-038606","date":"2023-06-01","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2023-11-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-038607","date":"2023-06-01","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2023-11-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-091355","date":"2023-11-21","code":"F-912.2.2","title":"FDC EXISTING BUILDING SIGN\n","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-091354","date":"2023-11-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-044535","date":"2024-05-31","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000453","date":"2026-01-05","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-17","resolution":"CLOSED - 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OWNER REPAIR"}]},{"number":"CF-2026-000845","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-05","completedDate":null,"violations":[{"number":"VI-2026-000453","date":"2026-01-05","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-17","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2023,"n":6,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-050802","date":"2023-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-050802","date":"2023-07-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-050802","date":"2023-08-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-050802","date":"2023-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-120725","date":"2023-11-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-050802","date":"2023-11-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-120725","date":"2024-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-120725","date":"2024-05-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-054884","date":"2024-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-054884","date":"2024-09-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-000845","date":"2026-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-000845","date":"2026-02-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":5,"passes":1},{"y":2024,"fails":2,"passes":2},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98144846239048,"lng":-75.13210900314057,"geom":{"type":"Polygon","coordinates":[[[-75.131695477,39.981249391],[-75.132022417,39.981081754],[-75.132522473,39.981648301],[-75.132196029,39.981814984],[-75.131695477,39.981249391]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-016534","type":"Sprinkler Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1016028"},{"number":"BC-2023-025873","type":"Sprinkler Certification","inspectionDate":"2023-12-08","result":"Certified","expirationDate":"2024-12-08","buildingId":"1016028"},{"number":"BC-2024-013031","type":"Fire Alarm Certification","inspectionDate":"2024-04-10","result":"Certified","expirationDate":"2025-04-10","buildingId":"1016028"},{"number":"BC-2025-004194","type":"Sprinkler Certification","inspectionDate":"2024-10-10","result":"Certified","expirationDate":"2025-10-10","buildingId":"1016028"},{"number":"BC-2025-030659","type":"Sprinkler Certification","inspectionDate":"2025-10-17","result":"Certified","expirationDate":"2026-10-17","buildingId":"1016028"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":27350,"zoning":"IRMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"810 N HANCOCK ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"BBS Permit Denial","grounds":"New exterior wall openings on the property line at the 1st and 2nd floor level of Building D of an Historic Building","status":"Completed","outcome":"Approved","date":"2020-10-13","number":"CP-2020-003549","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":17400000,"taxable":3149995,"land":1740000,"improvement":15660000,"taxableLand":1740000,"taxableImprovement":1409995,"exemptLand":0,"exemptImprovement":14250005},{"y":2026,"v":17400000,"taxable":3149995,"land":1740000,"improvement":15660000,"taxableLand":1740000,"taxableImprovement":1409995,"exemptLand":0,"exemptImprovement":14250005},{"y":2027,"v":15190300,"taxable":2749937,"land":1519000,"improvement":13671300,"taxableLand":1519000,"taxableImprovement":1230937,"exemptLand":0,"exemptImprovement":12440363}],"taxNow":44094,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"961856","date":"2019-07-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-09","scope":"LEVEL 3 ALTERATIONS OF AN EXISTING TWO STORY HISTORIC BUILDING WITH AN ERECTION OF A THREE (3) STORY ADDITION ABOVE, RESTORATION OF EXISTING FACADE AND WATER TOWER. STRUCTURE FOR USE AS MULTI-FAMILY 86 DWELLING UNITS, 2 COMMERCIAL SPACES, AND ONE OFFICE SPACE. 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 MECHANICAL, ELECTRICAL, FIRE SUPPRESSION, AND PLUMBING WORK. **ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK** AMENDMENT AS OF 07/8/2020: 1. FLOOR PLANS HAVE BEEN REVISED TO REFLECT AS-BUILT CONSTRUCTION. 2. HORIZONTAL EXITS/AREA OF REFUGE ADDED TO FLOORS AS PER IBC 2009 SECTION 1025 TO EXEMPT FROM THE REQUIREMENT FOR STAND-BY POWER (PER SECTION 1007.4)."},{"number":"1024069-RI","date":"2019-11-01","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-15","scope":"NEW ELECTRICAL SERVICE TO INCUDE FIRE ALARM SYSTEM, SWITCHES, RECEPTACLES, LIGHTS, EXIT EMERGENCY AND POWER WIRING PER PLANS, INCLUDES CATV AND CAT5 E-WIRING NEW ELECTRICAL SERVICE TO INCUDE FIRE ALARM SYSTEM, SWITCHES, RECEPTACLES, LIGHTS, EXIT EMERGENCY AND POWER WIRING PER PLANS, INCLUDES CATV AND CAT5 E-WIRING"},{"number":"1025361","date":"2020-01-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-02","scope":"COMPLETE INTERIOR ROUGH AND FIXTURES PER PLANS FOR 86 UNITS AND COMMERCIAL SPACES PER 2018 PHILA PLUMBING CODE"},{"number":"1046188","date":"2020-01-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-01","scope":"INSTALL **95** HEAT PUMPS WITH DUCTWORK IN EACH DWELLING UNIT***ALL EQUIPMENT AND ASSOCIATED DUCTWORK TO BE CONTAINED ENTIRELY WITHIN TENANT SPACE..NO COMMUNICATING DUCTWORK ..NO PENETRATIONS THROUGH RATED ASSY'S**PER HISTORICAL MUST BE INVISIBLE FROM PUBLIC RIGHT OF WAY***"},{"number":"PP-2020-000217","date":"2020-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-02","scope":"INSTALLING (4) 8\" CURB TRAPS AND FRESH AIR INLETS & (4) 2\" WATER DISTRIBUTIONS. ALL WORK TO BE PERFORMED IN ACCORDANCE WITH EZ PERMIT STANDARD AND 2018 PHILADLEPHIA PLUMBING CODE."},{"number":"1039499","date":"2020-05-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-08-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY 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."},{"number":"1024069","date":"2020-05-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-09","scope":"NEW ELECTRICAL SERVICE TO INCUDE FIRE ALARM SYSTEM, SWITCHES, RECEPTACLES, LIGHTS, EXIT EMERGENCY AND POWER WIRING PER PLANS, INCLUDES CATV AND CAT5 E-WIRING AS PER 2008 NEC."},{"number":"ZP-2020-005464","date":"2020-08-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"ZP-2020-005564","date":"2020-09-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2020-003505","date":"2020-09-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-09","scope":"LEVEL I ALTERATION OF AN EXISTING ONE STORY TENANT COMMERCIAL SPACE LOCATED WITHIN A HISTORIC BUILDING. NO EXTERIOR FACADE WORK INCLUDED IN SCOPE. 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 MECHANICAL, ELECTRICAL, FIRE SUPPRESSION, AND PLUMBING WORK."},{"number":"CP-2020-002604","date":"2020-09-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-02","scope":"LEVEL I ALTERATION TO THE FIRST FLOOR, SECOND FLOOR AND MEZZANINE OF EXISTSING STRUCTURE AS PER APPROVED PLAN"},{"number":"CP-2020-003549","date":"2020-10-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-02","scope":"New exterior wall openings on the property line at the 1st and 2nd floor level of Building D of an Historic Building."},{"number":"ZP-2021-001941","date":"2021-04-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2021-001141","date":"2021-05-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-06-17","scope":"FOR INTERIOR ALTERATIONS TO COMMERCIAL SPACE 1 OF BUILDING B AS PER APPROVED PLANS TO ESTABLISH PREPARED FOOD SHOP. SEPARATE PERMITS REQUIRED FOR ANY MEP/FS WORK."},{"number":"PP-2021-008232","date":"2021-05-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-18","scope":"Install bar size, 3 bin sink and faucet piped into indirect floor sink. install hand wash sink and faucet. install shut off valves. Run drain line to existing copper coming from the floor. Run water line to ice machine. Run drain line from the ice machine to the indirect bowl. Run water line for espresso machine."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"appeal","w":"Appeal approved"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"281048","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","address":"2041-55 CORAL ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-09-20","latestIssueDate":"2011-07-09","expirationDate":"2012-07-31","inactiveDate":"2011-09-26"},{"number":"285774","type":"Hazardous Materials","status":"Inactive","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","address":"2041-55 CORAL ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-10-27","latestIssueDate":"2010-06-28","expirationDate":"2011-06-28","inactiveDate":null},{"number":"199182","type":"Food Manufacturer / Wholesaler","status":"Active","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","address":"2041-55 CORAL ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2004-06-08","latestIssueDate":"2026-05-11","expirationDate":"2027-04-30","inactiveDate":null},{"number":"438284","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","address":"2041-55 CORAL ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2008-03-13","latestIssueDate":"2016-04-30","expirationDate":"2017-03-31","inactiveDate":"2017-05-30"},{"number":"870994","type":"Food Preparing and Serving","status":"Active","businessName":"Forin LLC (Forin Cafe)","legalName":"Forin LLC","address":"2041-55 CORAL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-06-16","latestIssueDate":"2026-05-02","expirationDate":"2027-06-15","inactiveDate":null},{"number":"877710","type":"Rental","status":"Active","businessName":"Harbisons Dairy Redevelopment LTD","legalName":"Harbisons Dairy Redevelopment LTD ","address":"2041-55 CORAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":86,"issuedDate":"2021-09-20","latestIssueDate":"2025-10-16","expirationDate":"2026-09-19","inactiveDate":null}],"licenseActivity":[{"number":"877710","type":"Rental","businessName":"Harbisons Dairy Redevelopment LTD","legalName":"Harbisons Dairy Redevelopment LTD ","issuedDate":"2021-09-20","latestIssueDate":"2025-10-16","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"870994","type":"Food Preparing and Serving","businessName":"Forin LLC (Forin Cafe)","legalName":"Forin LLC","issuedDate":"2021-06-16","latestIssueDate":"2026-05-02","closureDate":null,"expirationDate":"2027-06-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"438284","type":"Dumpster License - Public ROW","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","issuedDate":"2008-03-13","latestIssueDate":"2016-04-30","closureDate":"2017-05-30","expirationDate":"2017-03-31","inactiveDate":"2017-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199182","type":"Food Manufacturer / Wholesaler","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","issuedDate":"2004-06-08","latestIssueDate":"2026-05-11","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"285774","type":"Hazardous Materials","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","issuedDate":"2001-10-27","latestIssueDate":"2010-06-28","closureDate":"2011-06-28","expirationDate":"2011-06-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281048","type":"Dumpster License - Private Property","businessName":"PRODUCE GARDEN INC","legalName":"PRODUCE GARDEN INC","issuedDate":"2000-09-20","latestIssueDate":"2011-07-09","closureDate":"2011-09-26","expirationDate":"2012-07-31","inactiveDate":"2011-09-26","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":86,"signals":[],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 17, 2026; Fire Alarm Certification: Certified through Apr 10, 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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 18, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #281048: Inactive since Sep 26, 2011; Hazardous Materials #285774: Inactive; Dumpster License - Public ROW #438284: Inactive since May 30, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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/"}]}