{"asOf":"2026-07-27T16:02:23.789Z","block":"3600-3699 N 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-n-21st-st","address":"3623 N 21ST ST","parcelNumber":"881001068","source":"https://property.phila.gov/?p=881001068","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"804","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"WISE HOLDING GROUP LLC","coOwner":null,"marketValue":671500,"landAssessment":67100,"improvementAssessment":604400,"livableArea":5580,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-08-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"211956833","date":"2019-01-08","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-06-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211956832","date":"2019-01-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-06-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-022070","date":"2020-07-23","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-022071","date":"2020-07-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-022072","date":"2020-07-23","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-022068","date":"2020-07-23","code":"FC-13-308.1.4","title":"OPEN FLAME COOKING DEVICES","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-022069","date":"2020-07-23","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034492","date":"2020-09-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-097957","date":"2023-12-21","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-12-21","resolution":"SVN ISSUED"}],"violationCases":[{"number":"669651","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-01-08","completedDate":"2021-06-03","violations":[{"number":"211956833","date":"2019-01-08","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-06-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211956832","date":"2019-01-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-06-03","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-041792","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-07-23","completedDate":null,"violations":[{"number":"VI-2020-022070","date":"2020-07-23","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-022071","date":"2020-07-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-022072","date":"2020-07-23","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-022068","date":"2020-07-23","code":"FC-13-308.1.4","title":"OPEN FLAME COOKING DEVICES","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-022069","date":"2020-07-23","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-061618","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-09-10","completedDate":null,"violations":[{"number":"VI-2020-034492","date":"2020-09-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-128333","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-12-21","completedDate":null,"violations":[{"number":"VI-2023-097957","date":"2023-12-21","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-12-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":6,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-041792","date":"2020-07-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-041792","date":"2020-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-061618","date":"2020-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-061618","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-041792","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"669651","date":"2021-03-05","type":null,"status":"FAILED"},{"caseNumber":"669651","date":"2021-06-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-061618","date":"2021-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-128333","date":"2023-12-21","type":null,"status":null},{"caseNumber":"CF-2020-041792","date":"2024-11-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-061618","date":"2024-11-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2024,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.009631863837754,"lng":-75.16238525333759,"geom":null,"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":3,"lotArea":3240,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1221 PARRISH ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":475600,"taxable":110551,"land":47600,"improvement":428000,"taxableLand":47600,"taxableImprovement":62951,"exemptLand":0,"exemptImprovement":365049},{"y":2027,"v":671500,"taxable":155996,"land":67100,"improvement":604400,"taxableLand":67100,"taxableImprovement":88896,"exemptLand":0,"exemptImprovement":515504}],"taxNow":1547,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2021-004288","date":"2021-04-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-04","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to rebuild the rear wall to resolve case #669651. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #669651. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"ZP-2021-007552","date":"2021-07-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2021-012973","date":"2021-10-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF THE PREVIOUSLY APPROVED ADDITION (SEE PERMIT ZP-2021-007552 FOR THE PREVIOUSLY APPROVED ADDITION). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"ZP-2022-005007","date":"2022-05-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-008174","date":"2022-05-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-08","scope":"FOR CHANGE OF OCCUPANCY, ADDITION ON NEW FOUNDATIONS, AND LEVEL III ALTERATIONS TO EXISTING PORTION TO INCLUDE UNDERPINNING, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES FOR SEVEN (7) DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *IBC 2018* AMENDMENT TO REDUCE NUMBER OF DWELLING UNITS TO SIX (6), AND REMOVAL OF EGRESS WELLS AND UNDERPINNING. AMENDMENT TO REMOVE CRAWL SPACE AND ADD SLAB."},{"number":"PP-2022-017793","date":"2023-01-05","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-07","scope":"ROUGH-IN OF 45 FIXTURES 9 WC, 9 TUBS, 9 LAVATORIES, 6 KS, 6 LL, 6 WH"},{"number":"PP-2022-017794","date":"2023-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-08","scope":"INSTALL 9 WATER CLOSETS, 9 LAVATORIES, 9 SHOWER/TUBS, 6 WASHING MACHINE BOXES, 6 KITCHEN SINKS, 7 FLOOR DRAINS, 2 ROOF DRAINS, 6 HOT WATER HEATERS, 1 SUMP PUMP, 1 SAND INTERCEPTOR, 1 BACKFLOW PREVENTER AND 1 BOOSTER PUMP ACCORDING TO THE 2018 PPC."},{"number":"EP-2023-005846","date":"2023-07-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-26","scope":"Installing 600A service& meter bank for 6 units. Total wire throughout w/ em.lighting ,110v interconnected smoke alarms. Install complete fire alarm system w/ low frequency sound in all living rms and bedrooms,tamper and flow switch . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-011268","date":"2023-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-25","scope":"INSTALL MD, CT, FAI & 1-1/2\" WDP"},{"number":"FP-2023-001803","date":"2023-08-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-08","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-IN FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"MP-2023-002833","date":"2023-09-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-08","scope":"FOR THE INSTALLATION OF HVAC EQUIPMENT, APPLIANCES, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."}],"storyTag":"New construction","storyDelta":-0.68,"timeline":[{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"384484","type":"Rental","status":"Closed","businessName":"BROWN NELSON","legalName":"BROWN NELSON","address":"3623 N 21ST ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2006-09-14","latestIssueDate":"2008-10-16","expirationDate":"2009-02-28","inactiveDate":"2012-07-18"},{"number":"569086","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"NELSON BROWN","legalName":"NELSON BROWN","address":"3623 N 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-07-18","latestIssueDate":"2013-01-30","expirationDate":"2013-02-28","inactiveDate":null},{"number":"692772","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"BANK OF AMERICA (RDF FIELD SERVICES)","legalName":"BANK OF AMERICA","address":"3623 N 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-02-26","latestIssueDate":"2016-02-26","expirationDate":"2017-02-01","inactiveDate":null},{"number":"899942","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Millennium Development LLC (Wise Holding Group LLC)","legalName":"Millennium Development LLC","address":"3623 N 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-07-04","latestIssueDate":"2022-07-04","expirationDate":"2023-07-03","inactiveDate":"2023-09-01"},{"number":"949585","type":"Rental","status":"Active","businessName":"Wise Holding Group LLC","legalName":"Wise Holding Group LLC","address":"3623 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2024-04-22","latestIssueDate":"2026-04-21","expirationDate":"2027-04-21","inactiveDate":null}],"licenseActivity":[{"number":"949585","type":"Rental","businessName":"Wise Holding Group LLC","legalName":"Wise Holding Group LLC","issuedDate":"2024-04-22","latestIssueDate":"2026-04-21","closureDate":null,"expirationDate":"2027-04-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"899942","type":"Vacant Residential Property / Lot","businessName":"Millennium Development LLC (Wise Holding Group LLC)","legalName":"Millennium Development LLC","issuedDate":"2022-07-04","latestIssueDate":"2022-07-04","closureDate":"2023-09-01","expirationDate":"2023-07-03","inactiveDate":"2023-09-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"692772","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA (RDF FIELD SERVICES)","legalName":"BANK OF AMERICA","issuedDate":"2016-02-26","latestIssueDate":"2016-02-26","closureDate":"2017-02-01","expirationDate":"2017-02-01","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"569086","type":"Vacant Residential Property / Lot","businessName":"NELSON BROWN","legalName":"NELSON BROWN","issuedDate":"2012-07-18","latestIssueDate":"2013-01-30","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"384484","type":"Rental","businessName":"BROWN NELSON","legalName":"BROWN NELSON","issuedDate":"2006-09-14","latestIssueDate":"2008-10-16","closureDate":"2012-07-18","expirationDate":"2009-02-28","inactiveDate":"2012-07-18","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":6,"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $475,600 to $671,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 30, 2024.","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":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #569086: Closed; Vacant Residential Property / Lot #692772: Closed; Vacant Residential Property / Lot #899942: Inactive since Sep 1, 2023","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/"}],"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/"}]}