{"asOf":"2026-07-28T17:26:46.315Z","block":"2400-2499 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-ridge-ave","address":"2409 RIDGE AVE","parcelNumber":"881001282","source":"https://property.phila.gov/?p=881001282","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":"CITY CENTER RENTALS LLC","coOwner":null,"marketValue":694800,"landAssessment":69400,"improvementAssessment":625400,"livableArea":2520,"yearBuilt":2020,"lastSale":{"price":25000,"date":"2018-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"211977898","date":"2019-11-23","code":"11-602","title":"STRUCTURES IN ROW","status":"COMPLIED","resolutionDate":"2020-09-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211981254","date":"2019-12-07","code":"A-302.8/30","title":"PERM - 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WRITTEN IN ERROR"},{"number":"VI-2021-082967","date":"2021-12-01","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082968","date":"2021-12-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082970","date":"2021-12-01","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-083012","date":"2021-12-01","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-082992","date":"2021-12-01","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-082993","date":"2021-12-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-082996","date":"2021-12-01","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-083003","date":"2021-12-01","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-083004","date":"2021-12-01","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-083005","date":"2021-12-01","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-087428","date":"2023-11-03","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2024-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-087427","date":"2023-11-03","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2024-03-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"717077","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-23","completedDate":"2020-09-17","violations":[{"number":"211977898","date":"2019-11-23","code":"11-602","title":"STRUCTURES IN ROW","status":"COMPLIED","resolutionDate":"2020-09-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"718327","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-12-07","completedDate":"2020-09-17","violations":[{"number":"211981254","date":"2019-12-07","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":"2020-09-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211981253","date":"2019-12-07","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":"2020-09-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211981255","date":"2019-12-07","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-09-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-114529","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-01","completedDate":"2021-12-02","violations":[{"number":"VI-2021-082969","date":"2021-12-01","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082960","date":"2021-12-01","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082961","date":"2021-12-01","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082967","date":"2021-12-01","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082968","date":"2021-12-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-082970","date":"2021-12-01","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"CLOSED","resolutionDate":"2021-12-02","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2021-114568","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2021-12-01","completedDate":null,"violations":[{"number":"VI-2021-083012","date":"2021-12-01","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-082992","date":"2021-12-01","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-082993","date":"2021-12-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-082996","date":"2021-12-01","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-083003","date":"2021-12-01","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-083004","date":"2021-12-01","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-083005","date":"2021-12-01","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-115917","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-06","completedDate":"2024-03-08","violations":[{"number":"VI-2023-087428","date":"2023-11-03","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2024-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-087427","date":"2023-11-03","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2024-03-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":4,"worst":null},{"y":2021,"n":13,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"718327","date":"2020-09-17","type":null,"status":"PASSED"},{"caseNumber":"717077","date":"2020-09-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-114529","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-114568","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-114529","date":"2021-12-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-114568","date":"2022-08-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-114568","date":"2022-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-114568","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-115917","date":"2023-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-115917","date":"2024-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-115917","date":"2024-03-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-114568","date":"2024-05-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":0,"passes":2},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98211876374256,"lng":-75.17407907979764,"geom":{"type":"Polygon","coordinates":[[[-75.174222329,39.982008268],[-75.174080899,39.982122332],[-75.174044939,39.98227268],[-75.173983434,39.982265013],[-75.174020006,39.982100204],[-75.174176214,39.981973897],[-75.174222329,39.982008268]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":2134,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"P O BOX 1015, SPRING HOUSE PA, 19477","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":696400,"taxable":69600,"land":69600,"improvement":626800,"taxableLand":69600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":626800},{"y":2027,"v":694800,"taxable":69400,"land":69400,"improvement":625400,"taxableLand":69400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":625400}],"taxNow":974,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"999284","date":"2019-08-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-17","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK ACCESSED BY THE PILOTHOUSE CONTAINING THREE FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S.WORK."},{"number":"1003157","date":"2019-08-26","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-09-23","scope":"FOR THE ERECTION OF A THREE (3) STORY BUILDING PLUS CELLAR TO CONTAIN TWO (2) DWELLING UNITS W/ PRIVATE ROOF DECK ACCESSED BY PILOT HOUSE (NOT TO EXCEED 125 SF) AS PER PLANS.NO UNDERPINNING OF FOUNDATION INCLUDED ON THIS APPLICATION. SEPERATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, SPRINKLER"},{"number":"1045750","date":"2020-01-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-17","scope":"install (2) gas furnance with ductwork"},{"number":"1045749","date":"2020-01-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-08-07","scope":"install (3) gas furnancewith ductwork"},{"number":"1041544","date":"2020-02-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-05","scope":"TRIPLEX WITH 300AMP SERVICE 4GANG METER BANK--ALL RECESS LIGHT OUTLET, SWITCHES, SMOKES AND CARBON DETECTORS -- ALL CABLE AND PHONE WIRING AS PER NEC 2014 --FIRE ALARM SYSTEM AS PER NFPA 70 **BUILDING PERMIT# 999284BP. AS PER THE 2017 NEC & 2016 NFPA INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT AS PER THE 2017 NEC & THE 2016 NFPA-72"},{"number":"1044095","date":"2020-03-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-17","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND TWO-1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1044092","date":"2020-03-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-08-07","scope":"FOR THE INSTALLATION OF A NPFA 13R SYSTEM SERVICED BY A 1-1/2 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":"PP-2020-002068","date":"2020-05-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-02","scope":"INSTALLATION OF CURB TRAP, FRESH AIR INLET, HOUSE DRAIN AND 1.5\" FULL WATER SERVICE FOR A THREE FAMILY DWELLING AS PER 2018 PHILADELPHIA PLUMBING CODE."},{"number":"PP-2020-002271","date":"2020-05-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-15","scope":"For Exterior Plumbing Work to include CURB TRAP, FRESH AIR INLET, 1\" WATER SERVICE, and HOUSE DRAIN as per 2018 Philadelphia Plumbing Code."},{"number":"EP-2020-003153","date":"2020-06-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-23","scope":"duplex 200amp service, 2gang meter bank, all recess lighting, outlets, switches, GFCI's, smoke and carbon detectors all cable and phone wiring as Per NEC 2014"},{"number":"1045753","date":"2020-06-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-07","scope":"KITCHEN SINK-3, ELECTRIC WH-3, SHOWER-2, BATHTUB-5, WC-7, LAV-7, WASHING-3"},{"number":"PP-2020-004145","date":"2020-08-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-17","scope":"For Interior Plumbing of a New Two Family Dwelling to include [3]WATER CLOSETS, [3]LAVATORIES, [2]SHOWERS/TUBS, [2]KITCHEN SINKS, [2]WATER HEATERS, [1]AREA DRAIN, and [1]FLOOR DRAIN as per 2018 Philadelphia Plumbing Code."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"viol","w":"13 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"926878","type":"Rental","status":"Active","businessName":"City Center Rentals LLC (City Center Rentals LLC)","legalName":"City Center Rentals LLC","address":"2409 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2023-06-22","latestIssueDate":"2026-06-22","expirationDate":"2027-06-21","inactiveDate":null}],"licenseActivity":[{"number":"926878","type":"Rental","businessName":"City Center Rentals LLC (City Center Rentals LLC)","legalName":"City Center Rentals LLC","issuedDate":"2023-06-22","latestIssueDate":"2026-06-22","closureDate":null,"expirationDate":"2027-06-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":5,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"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 (P O BOX 1015, SPRING HOUSE PA, 19477).","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":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 1, 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":"5 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}