{"asOf":"2026-07-25T23:18:15.847Z","block":"2100-2199 N FRANKLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-franklin-st","address":"2100-02 N FRANKLIN ST","parcelNumber":"881001241","source":"https://property.phila.gov/?p=881001241","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"2100-02 N FRANKLIN LLC","coOwner":null,"marketValue":1127000,"landAssessment":112700,"improvementAssessment":1014300,"livableArea":7224,"yearBuilt":2025,"lastSale":{"price":1,"date":"2023-03-03T05:00:00Z"},"openViolations":4,"violations":[{"number":"211945382","date":"2018-03-01","code":"FC-13-2703.3","title":"RELEASE OF HAZARDOUS MATERIALS","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945391","date":"2018-03-01","code":"FC-13-906.1","title":"EXTINGUISHERS REQRD (SPECIFY)","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945389","date":"2018-03-01","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945379","date":"2018-03-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211944685","date":"2018-03-01","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211944961","date":"2018-03-01","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211944960","date":"2018-03-01","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2020-025210","date":"2020-08-04","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-05-12","resolution":"COMPLIED - 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ADMINISTRATIVELY"}]},{"number":"CF-2020-046602","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-04","completedDate":"2025-05-12","violations":[{"number":"VI-2020-025210","date":"2020-08-04","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-025209","date":"2020-08-04","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-05-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-076681","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-12","completedDate":"2023-03-30","violations":[{"number":"VI-2021-055186","date":"2021-08-09","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-055189","date":"2021-08-09","code":"FC-13-304.1","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-055188","date":"2021-08-09","code":"FC-13-304.1.2","title":"VEGETATION","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-055187","date":"2021-08-09","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2022-108775","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-24","completedDate":"2022-12-28","violations":[{"number":"VI-2022-080578","date":"2022-10-24","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-093456","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-11","completedDate":"2023-10-18","violations":[{"number":"VI-2023-068710","date":"2023-09-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-10-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-068711","date":"2023-09-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-10-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-059267","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-08","completedDate":"2024-06-26","violations":[{"number":"VI-2024-047285","date":"2024-06-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-047284","date":"2024-06-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-074998","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-23","completedDate":null,"violations":[{"number":"VI-2026-046315","date":"2026-06-23","code":"PM15-507.1","title":"PLUMBING SYSTEMS- STORM DRAINAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-046316","date":"2026-06-23","code":"PM15-305.6","title":"INTERIOR DOORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-046314","date":"2026-06-23","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-046313","date":"2026-06-23","code":"PM15-505.3","title":"PLUMBING SYSTEMS- WATER SUPPLY","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":7,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":4,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2020-046602","date":"2020-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-046602","date":"2020-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-076681","date":"2021-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-046602","date":"2021-09-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-076681","date":"2021-11-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-108775","date":"2022-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-108775","date":"2022-12-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-076681","date":"2023-03-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-093456","date":"2023-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-093456","date":"2023-10-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-059267","date":"2024-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059267","date":"2024-06-26","type":null,"status":"FAILED"},{"caseNumber":"624002","date":"2024-12-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-046602","date":"2025-05-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-074998","date":"2026-06-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":2},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98352273523265,"lng":-75.14663078564332,"geom":{"type":"Polygon","coordinates":[[[-75.14651524,39.983471109],[-75.146763988,39.983495967],[-75.146745057,39.983581972],[-75.146497882,39.983550009],[-75.14651524,39.983471109]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":2188,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5900 WINNER AVE, BALTIMORE MD, 21215","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR AND A ROOF DECK WITH ROOF ACCESS STRUCTURES. SIZE AND\nLOCATION AS SHOWN ON PLANS. FOR MULTI-FAMILY HOUSEHOLD LIVING (SEVEN (7) FAMILIES).","status":"Completed","outcome":"Granted","date":"2023-04-24","number":"ZP-2022-001300","relatedPermit":"ZP-2022-001300"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":226500,"taxable":226500,"land":226500,"improvement":0,"taxableLand":226500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1127000,"taxable":273297,"land":112700,"improvement":1014300,"taxableLand":112700,"taxableImprovement":160597,"exemptLand":0,"exemptImprovement":853703}],"taxNow":3171,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"AP-2021-008288","date":"2021-08-13","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"Certificate of Occupancy for existing Personal Vehicle Sales and Maintenance PHL Car Center"},{"number":"ZP-2022-002241","date":"2022-03-30","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE."},{"number":"ZP-2022-001300","date":"2023-03-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-05","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR AND A ROOF DECK WITH ROOF ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT (6/29/2023) TO REVISE PLANS"},{"number":"CP-2023-005161","date":"2024-03-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-05","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT, ROOF DECKS, AND ROOF DECK ACCESS STRUCTURES FOR USE AS SEVEN (7) DWELLING UNITS (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. [AMENDMENT 1/8/2025 FOR CHANGES TO WALL DETAILS PER SHEET A7 AND CHANGES FROM STEEL W-BEAMS TO PSL BEAMS AS PER SHEETS S1 AND S2 ON APPROVED AMENDED PLANS.]"},{"number":"SP-2023-001084","date":"2024-06-25","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-05-02","scope":"Site / Utility Permit for CP-2023-005161"},{"number":"FP-2024-002165","date":"2024-10-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-25","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2023-005161 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-010005","date":"2024-10-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-25","scope":"INSTALL 1-1/2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 12 WATER CLOSETS, 12 LAVATORIES, 12 SHOWER/TUBS, 2 ROOF DRAINS, 7 KITCHEN SINKS, 7 DISHWASHERS, 7 WASHING MACHINE BOXES, 1 BACKFLOW PREVENTER, 7 HOT WATER HEATERS AND 12 BACKWATER VALVES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-007814","date":"2025-01-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-14","scope":"INSTALL A 600 AMP SERVICE, 600 AMP (8) GANG METER BANK, (7) 150 AMP PANELS & FEEDERS (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & SEVEN DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"MP-2024-003799","date":"2025-01-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-25","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES/REGISTERS/DIFFUSERS, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY SEVEN (7) FAMILY DWELLING. ALL WORK TO BE DONE AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"0980191","type":"Rental","status":"Active","businessName":"2100-02 N Franklin LLC","legalName":"2100-02 N Franklin LLC","address":"2100-02 N FRANKLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2025-05-29","latestIssueDate":"2026-04-27","expirationDate":"2027-05-28","inactiveDate":null}],"licenseActivity":[{"number":"0980191","type":"Rental","businessName":"2100-02 N Franklin LLC","legalName":"2100-02 N Franklin LLC","issuedDate":"2025-05-29","latestIssueDate":"2026-04-27","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":7,"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":["4 open L&I violations","failed L&I inspection activity in 2021, 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":["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 398% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $226,500 to $1,127,000","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":"Appeal #ZP-2022-001300: Completed · Granted; related permit ZP-2022-001300. The history also contains “PERM Z- NEW 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":"1 permit not marked completed: AP-2021-008288 (Issued).","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":"4 open L&I violations","finding":"22 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (5900 WINNER AVE, BALTIMORE MD, 21215).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"10 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 23, 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":"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":"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/"}]}