{"asOf":"2026-07-23T12:55:26.816Z","block":"1900-1999 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-e-york-st","address":"1901-19 E YORK ST","parcelNumber":"881000901","source":"https://property.phila.gov/?p=881000901","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RB","buildingCodeNew":"830","buildingClass":"NON PD PKG LOT COMMERCIAL","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"1901 EAST YORK STREET OWNER LLC","coOwner":null,"marketValue":24357200,"landAssessment":2435700,"improvementAssessment":21921500,"livableArea":104042,"yearBuilt":2024,"lastSale":{"price":4000000,"date":"2021-06-12T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2022-086747","date":"2022-11-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-11-17","resolution":"SVN ISSUED"},{"number":"VI-2023-007563","date":"2023-02-03","code":"A-104.1/4","title":"WORKMAN LIKE","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007562","date":"2023-02-03","code":"A-104.1/1","title":"WORKMAN LIKE ","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007565","date":"2023-02-03","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-02-03","resolution":"SVN ISSUED"},{"number":"VI-2025-018390","date":"2025-04-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2025-04-02","resolution":"SVN ISSUED"},{"number":"VI-2026-046836","date":"2026-06-25","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-046843","date":"2026-06-25","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2022-116302","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-11-17","completedDate":null,"violations":[{"number":"VI-2022-086747","date":"2022-11-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-11-17","resolution":"SVN ISSUED"}]},{"number":"CF-2023-009594","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-03","completedDate":"2023-02-22","violations":[{"number":"VI-2023-007563","date":"2023-02-03","code":"A-104.1/4","title":"WORKMAN LIKE","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007562","date":"2023-02-03","code":"A-104.1/1","title":"WORKMAN LIKE ","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-009609","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-03","completedDate":"2023-08-10","violations":[{"number":"VI-2023-007565","date":"2023-02-03","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-02-03","resolution":"SVN ISSUED"}]},{"number":"CF-2025-023567","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-03-31","completedDate":null,"violations":[{"number":"VI-2025-018390","date":"2025-04-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2025-04-02","resolution":"SVN ISSUED"}]},{"number":"CF-2026-076038","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-25","completedDate":null,"violations":[{"number":"VI-2026-046836","date":"2026-06-25","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-076041","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-25","completedDate":null,"violations":[{"number":"VI-2026-046843","date":"2026-06-25","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2023,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-116302","date":"2022-11-17","type":null,"status":null},{"caseNumber":"CF-2023-009594","date":"2023-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009609","date":"2023-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009594","date":"2023-02-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-023567","date":"2025-04-02","type":null,"status":null},{"caseNumber":"CF-2026-076038","date":"2026-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-076041","date":"2026-06-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98523705165775,"lng":-75.13055729669361,"geom":{"type":"Polygon","coordinates":[[[-75.130619034,39.984940569],[-75.130938611,39.985301231],[-75.130495559,39.985533535],[-75.130175983,39.98517287],[-75.130619034,39.984940569]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":6,"lotArea":23890,"zoning":"IRMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1300 S BROAD ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":21391000,"taxable":2139100,"land":2139100,"improvement":19251900,"taxableLand":2139100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":19251900},{"y":2026,"v":21391000,"taxable":2139100,"land":2139100,"improvement":19251900,"taxableLand":2139100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":19251900},{"y":2027,"v":24357200,"taxable":2435700,"land":2435700,"improvement":21921500,"taxableLand":2435700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":21921500}],"taxNow":29943,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-000336","date":"2021-06-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-05","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE( 72' HIGH); ROOF DECK; PENTHOUSE AND WITH ELEVATOR OVER RUN; GREEN ROOF; BALCONIES AND CANOPIES . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2021-002781","date":"2021-07-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-05","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE( 72' HIGH); ROOF DECK; PENTHOUSE AND WITH ELEVATOR OVER RUN; GREEN ROOF; BALCONIES AND CANOPIES AS PER APPROVED PLANS. FOR AN ARTIST STUDIO AND ARTISAN INDUSTRIES AT FIRST FLOOR IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING (127) DWELLING UNITS) FROM FIRST FLOOR THROUGH SIXTH(6TH) FLOORS WITH TWENTY-EIGHT(28) ACCESSORY PARKING SPACES INCLUDING WITH TWO(2) ELECTRIC VAN SPACES, TWO(2) ACCESSIBLE SPACES INCLUDING WITH ONE(1) VAN ACCESSIBLE SPACE ; FOURTY-SIX(46) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE AND ONE(1) LOADING SPACE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. Amendment to change rebar design in the building's foundations as per approved revised plans. Amendment to the building permit as a result of the change from CMU foundation walls to cast in place concrete. Amendment to the floor ceiling assembly with none-FRT wood truss and intesection details with the FRT exterior wall as per approved revised plans. Amendment to exterior wall-floor intersection with rim board and blocking as per revised plans. AMENDMENT TO REPAIR TO MEET THE STAGGERED JOINT REQUIREMENT FOR THE EXTERIOR GWB INSTALLATION PER APPROVED PLANS AND UL LISTING. Amendment to change of special inspection agency for wood construction from Geostructures Inc. to Enthink Engineering LLC (Sunil Saigal). Amendment to change basement mechanical, utility and storage spaces layout as per approved revised plans."},{"number":"PP-2021-020689","date":"2021-12-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-04","scope":"INSTALL 1 AREA DRAIN, 1 BACKFLOW DEVISE, 7 FLOOR DRAINS, 4 HOSE BIBBS, 128 HOT WATER HEATERS, 127 HUD DRAINS, 127 KITCHEN SINKS, 127 DISHWASHERS, 151 LAVATORIES, 24 ROOF DRAINS, 151 SHOWER/TUBS, 151 WATER CLOSETS AND 2 EJECTOR SUMP PUMPS ACCORDING TO THE 2018 PPC."},{"number":"PP-2022-000356","date":"2022-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-04","scope":"Plumbing Permit for combo SP-2021-000909"},{"number":"SP-2021-000909","date":"2022-01-07","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-12-05","scope":"For sitework to install onsite utility services and stormwater management system as per approved plans."},{"number":"EP-2021-013775","date":"2022-01-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-11","scope":"Provide Temporary 100 amp power panel for site power and receptacles. Using PECO Pole for power. Install new meter socket, panel, 6 GFCI protected receptacles as per 2017 NEC"},{"number":"FP-2022-000553","date":"2022-05-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-04","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 6\" MAIN FIRE SERVICE LINE AND 6.\" DC WILKINS 350AST BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA 14 TO BE PROVIDED. A PUMP SUYSTEM TO BE INCLUDED AS PART OF THE SCOPE OF WORK.ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"MP-2023-002152","date":"2023-08-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-04","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR A MULTI-FAMILY DWELLING. 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 TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-006723","date":"2023-09-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-21","scope":"New 13kv 100 amp HT service. New 1000kva 120/208v transformer. New 4000 amp 120/208v main distribution panel. All interior wiring throughout. New 230kw 120/208v 3 phase generator with automatic transfer switch. Wire new building as per 2017 NEC and plans provided. New Fire Alarm System Addressable w/voice. Add Temporary 3 phase 200 amp service onsite during construction. **REVISIONS that were APPROVED: Tap ahead of main for fire pump,All unnecessary items removed from fire pump room,rescue assistance system ,heat detector in elevator **lobby .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2024-001643","date":"2024-05-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF ONE (1) ILLUMINATED FLAT WALL SIGN ON EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2024-004955","date":"2024-06-26","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-04-11","scope":"FOR THE CONSTRUCTION OF ONE (1) ILLUMINATED FLAT WALL SIGN. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"ZP-2026-000265","date":"2026-01-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2026-001985","date":"2026-05-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *IEBC 2018*"},{"number":"MP-2026-002542","date":"2026-06-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"CP-2026-002672","date":"2026-06-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS (INCLUDES DOCUMENTATION OF A DEMISING WALL TO SUB-DIVIDE ONE (1) EXISTING VACANT COMMERCIAL TENANT SPACE INTO TWO (2) TENANT SPACES AND THE FIT-OUT OF ONE (1) OF THE RESULTING SPACES) WITH A PARTIAL CHANGE IN USE AND OCCUPANCY TO GROUP B PERSONAL SERVICES (THERAPY OFFICE). EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"EP-2026-005421","date":"2026-06-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo CP-2026-002672"},{"number":"EP-2026-003837","date":"2026-06-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo CP-2026-001985"},{"number":"PP-2026-005888","date":"2026-06-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2026-001985"},{"number":"FP-2026-001338","date":"2026-07-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 17 existing sprinkler heads for tenant fit-out"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"0978258","type":"Rental","status":"Active","businessName":"1901 East York Street Owner, LLC","legalName":"1901 East York Street Owner, LLC","address":"1901-19 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":127,"issuedDate":"2025-05-07","latestIssueDate":"2026-05-21","expirationDate":"2027-05-06","inactiveDate":null}],"licenseActivity":[{"number":"0978258","type":"Rental","businessName":"1901 East York Street Owner, LLC","legalName":"1901 East York Street Owner, LLC","issuedDate":"2025-05-07","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-05-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":127,"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":["2 open L&I violations","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["9 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":"8 permits not marked completed: GP-2024-004955 (Expired), CP-2026-001985 (Issued), MP-2026-002542 (Issued), CP-2026-002672 (Issued), EP-2026-005421 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-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":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 25, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"7 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":"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/"}]}