{"asOf":"2026-07-25T13:32:55.516Z","block":"4600-4699 E THOMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/4600-4699-e-thompson-st","address":"4629 E THOMPSON ST","parcelNumber":"881001236","source":"https://property.phila.gov/?p=881001236","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"VC0","buildingCodeNew":"804","buildingClass":"SCHOOL 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"School","owner":"ALL SAINTS DEVELOPMENT LL","coOwner":null,"marketValue":4972700,"landAssessment":497200,"improvementAssessment":4475500,"livableArea":28370,"yearBuilt":1922,"lastSale":{"price":550000,"date":"2015-07-09T04:00:00Z"},"openViolations":7,"violations":[{"number":"VI-2023-090996","date":"2023-11-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090997","date":"2023-11-21","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"COMPLIED","resolutionDate":"2024-01-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-090998","date":"2023-11-22","code":"PM15-607.1","title":"DUCT SYSTEMS","status":"COMPLIED","resolutionDate":"2024-01-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-053468","date":"2026-07-14","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053461","date":"2026-07-14","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053458","date":"2026-07-14","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053457","date":"2026-07-14","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-120371","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-11-21","completedDate":null,"violations":[{"number":"VI-2023-090996","date":"2023-11-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090997","date":"2023-11-21","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"COMPLIED","resolutionDate":"2024-01-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-090998","date":"2023-11-22","code":"PM15-607.1","title":"DUCT SYSTEMS","status":"COMPLIED","resolutionDate":"2024-01-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-087395","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053468","date":"2026-07-14","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053461","date":"2026-07-14","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053458","date":"2026-07-14","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053457","date":"2026-07-14","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":3,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2023-120371","date":"2023-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-120371","date":"2024-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-120371","date":"2024-02-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-120371","date":"2024-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-087395","date":"2026-07-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00177130403105,"lng":-75.0696599569267,"geom":{"type":"Polygon","coordinates":[[[-75.069640879,40.00166],[-75.069681231,40.001667574],[-75.0698346,40.001586071],[-75.070070223,40.001849298],[-75.069659161,40.002067382],[-75.069251646,40.00161212],[-75.069503042,40.001479028],[-75.069640879,40.00166]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-031513","type":"Sprinkler Certification","inspectionDate":"2025-01-29","result":"Certified","expirationDate":"2026-01-29","buildingId":"1239248"},{"number":"BC-2025-031512","type":"Sprinkler Certification","inspectionDate":"2025-01-29","result":"Certified","expirationDate":"2026-01-29","buildingId":"1239247"},{"number":"BC-2025-005208","type":"Fire Alarm Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1239247"},{"number":"BC-2025-005748","type":"Fire Alarm Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1239248"},{"number":"BC-2026-003189","type":"Sprinkler Certification","inspectionDate":"2026-02-04","result":"Certified","expirationDate":"2027-02-04","buildingId":"1239247"},{"number":"BC-2026-006910","type":"Sprinkler Certification","inspectionDate":"2026-03-09","result":"Certified","expirationDate":"2027-03-09","buildingId":"1239247"},{"number":"BC-2026-009531","type":"Fire Alarm Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1239248"},{"number":"BC-2026-009529","type":"Fire Alarm Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1239247"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":null,"baths":null,"stories":3,"lotArea":23316,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"808 S 2ND ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":4606000,"taxable":906102,"land":460600,"improvement":4145400,"taxableLand":460600,"taxableImprovement":445502,"exemptLand":0,"exemptImprovement":3699898},{"y":2026,"v":4606000,"taxable":906102,"land":460600,"improvement":4145400,"taxableLand":460600,"taxableImprovement":445502,"exemptLand":0,"exemptImprovement":3699898},{"y":2027,"v":4972700,"taxable":978178,"land":497200,"improvement":4475500,"taxableLand":497200,"taxableImprovement":480978,"exemptLand":0,"exemptImprovement":3994522}],"taxNow":12684,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-003181","date":"2020-08-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-02-26","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE MEZZANINE LEVEL, INTERIOR RAMP, ADA LIFT, PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK. **IEBC 2018**"},{"number":"MP-2020-002003","date":"2020-08-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-09","scope":"INSTALLATION OF INDIVIDUAL HVAC SYSTEMS FOR EIGHT (8) NEW DWELLING UNITS WITHIN AN EXISTING BUILDING (CONVENT BUILDING) AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"MP-2020-002000","date":"2020-08-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS PERMITTED IF INCLUDED IN BUILDING PLANS* INSTALL [30] 1.5 TON HEAT PUMP SYSTEMS, 180 REGISTERS/DIFFUSERS, 600 CFM'S PER UNIT, SELF CONTAINED TO EACH APARTMENT, NO DUCT PENETRATION BETWEEN FLOORS."},{"number":"PP-2020-007005","date":"2020-08-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-15","scope":"INSTALLATION OF 9 WATER CLOSETS, 9 LAVATORIES, 8 BATHTUBS, 8 KITCHEN SINKS, 8 WATER HEATERS."},{"number":"EP-2020-007057","date":"2021-01-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-16","scope":"Install new 600Amp 3phase electrical service with (8) 100amp feeder panel boards, (1) 60amp house panel for (8) apartments, switches, receptacles, lights, exit/emergency lights, CATV wiring, and Install complete new fire alarm system as per APPROVED DRAWINGS -2008 nfpa 70 2007 nfpa- 72."},{"number":"EP-2020-007635","date":"2021-03-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-16","scope":"Install new 1200 amp service, (31) 150 amp panels for (31) apartments, switches, lights, receptacles, emergency lights, CATV wiring throughout as per 2017 NEC. Install new fire alarm system, per 2016 NFPA 72."},{"number":"MP-2021-001598","date":"2021-03-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-19","scope":"INSTALLATION OF INDIVIDUAL HVAC SYSTEMS FOR THIRTY (30) NEW DWELLING UNITS AND COMMON SPACES WITHIN AN EXISTING BUILDING (SCHOOL BUILDING) AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"MP-2021-001596","date":"2021-04-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-04-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (FURNISH AND INSTALL [8] 2 TON HEAT PUMP SYSTEMS, 800 CFM'S PER UNIT, [44] REGISTERS/DIFFUSERS. UNITS WILL BE LOCATED IN MECHANICAL CLOSETS IN EACH APARTMENT, SELF CONTAINED TO EACH APARTMENT, NO DUCT PENETRATION THROUGH FLOORS)."},{"number":"PP-2021-003620","date":"2021-04-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-19","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"PP-2021-010163","date":"2021-06-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-01","scope":"Install 6\" curb trap, 6\" house drain, 4\" vent, 1\" water service"},{"number":"FP-2022-001233","date":"2022-09-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-19","scope":"FOR THE INSTALLATION OF A NFPA 13R FIRE SUPPRESSION SYSTEM SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"CP-2022-006931","date":"2023-02-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-08","scope":"RECREATION OF HANSEN PERMIT #960817: ALTERATION PERMIT FOR LEVEL III ALTERATIONS WITH A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION FROM GROUP E (SCHOOL) TO GROUP R-2 (THIRTY (30) DWELLING UNITS) WITHIN AN EXISTING DETACHED STRUCTURE (BLDG #3) AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM OR BETTER; SEE AP#762181 FOR USE REGISTRATION PERMIT; SEE AP#943666 FOR PLANS."},{"number":"CP-2022-006932","date":"2023-02-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-17","scope":"RECREATION OF HANSEN PERMIT #943666: ALTERATION PERMIT FOR LEVEL III ALTERATIONS WITH A CHANGE OF OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION) TO AN EXISTING GROUP R-2 OCCUPANCY (CONVENT TO EIGHT (8) DWELLING UNITS) WITHIN AN EXISTING THREE (3) STORY DETACHED STRUCTURE (BLDG #2) AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDINGS TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM OR BETTER; SEE AP#762181 FOR USE REGISTRATION PERMIT; SEE AP#960833 FOR ZONING APPROVAL OF PARTIAL DEMO WORK TO REAR PORCH."},{"number":"PP-2022-017590","date":"2023-05-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-30","scope":"REPAIR/REPLACE MD, CT, FAI and 2\" WDP"},{"number":"FP-2023-001080","date":"2023-08-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-17","scope":"FOR THE INSTALLATION OF A NFPA 13R AND 13 FIRE SUPPRESSION SYSTEM SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"304240","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"ALL SAINTS SENIORS","legalName":"ALL SAINTS SENIORS","address":"4629 E THOMPSON ST","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2003-10-19","latestIssueDate":"2003-10-19","expirationDate":"2004-10-31","inactiveDate":"2011-12-14"},{"number":"0952894","type":"Rental","status":"Expired","businessName":"all saints development llc","legalName":"all saints development llc","address":"4629 E THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2024-05-31","latestIssueDate":"2025-11-26","expirationDate":"2026-05-30","inactiveDate":null}],"licenseActivity":[{"number":"0952894","type":"Rental","businessName":"all saints development llc","legalName":"all saints development llc","issuedDate":"2024-05-31","latestIssueDate":"2025-11-26","closureDate":"2026-05-30","expirationDate":"2026-05-30","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"304240","type":"Annual Small Games Of Chance","businessName":"ALL SAINTS SENIORS","legalName":"ALL SAINTS SENIORS","issuedDate":"2003-10-19","latestIssueDate":"2003-10-19","closureDate":"2011-12-14","expirationDate":"2004-10-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["7 open L&I violations","failed L&I inspection activity in 2023, 2024, 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":["4 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":"3 permits not marked completed: CP-2020-003181 (Expired), MP-2020-002000 (Expired), MP-2021-001596 (Expired). 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":"7 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-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":"5 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 17, 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":"Annual Small Games Of Chance #304240: Inactive since Dec 14, 2011","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Mar 9, 2027; Fire Alarm Certification: Certified through Mar 16, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}