{"asOf":"2026-07-25T10:09:04.867Z","block":"1500-1599 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-spruce-st","address":"1518 SPRUCE ST","parcelNumber":"881018505","source":"https://property.phila.gov/?p=881018505","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"R&S REALTY II LP","coOwner":null,"marketValue":2655200,"landAssessment":531000,"improvementAssessment":2124200,"livableArea":12773,"yearBuilt":1920,"lastSale":{"price":1,"date":"2017-07-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2738556","date":"2013-03-13","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2830073","date":"2013-04-08","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3312720","date":"2014-07-16","code":"PM-704.2/4","title":"HIST DIST-WINDOWS, DOORS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3312719","date":"2014-07-16","code":"PM-704.2/3","title":"DA-HIST DIST-INAPPROP FACADES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-013266","date":"2026-03-09","code":"PM15-315.2","title":"FACADES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"372394","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-03-13","completedDate":"2013-04-22","violations":[{"number":"2738556","date":"2013-03-13","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"375241","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-04-08","completedDate":"2013-08-07","violations":[{"number":"2830073","date":"2013-04-08","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"442956","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2014-07-17","completedDate":"2014-09-09","violations":[{"number":"3312720","date":"2014-07-16","code":"PM-704.2/4","title":"HIST DIST-WINDOWS, DOORS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3312719","date":"2014-07-16","code":"PM-704.2/3","title":"DA-HIST DIST-INAPPROP FACADES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-021046","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"IN VIOLATION - COURT","createdDate":"2026-03-09","completedDate":null,"violations":[{"number":"VI-2026-013266","date":"2026-03-09","code":"PM15-315.2","title":"FACADES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"372394","date":"2013-03-13","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"375241","date":"2013-04-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"372394","date":"2013-04-22","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"375241","date":"2013-05-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"375241","date":"2013-06-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"375241","date":"2013-08-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"442956","date":"2014-07-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"442956","date":"2014-09-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"442956","date":"2014-09-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-021046","date":"2026-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-021046","date":"2026-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-021046","date":"2026-06-04","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":3,"passes":3},{"y":2014,"fails":2,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.946909518363945,"lng":-75.16745185857083,"geom":{"type":"Polygon","coordinates":[[[-75.167346552,39.947221282],[-75.167484789,39.946580149],[-75.167555946,39.946589778],[-75.16742279,39.947231655],[-75.167346552,39.947221282]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":5192,"zoning":"RMX3","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1520 SPRUCE ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2435700,"taxable":1623800,"land":332962,"improvement":2102738,"taxableLand":332962,"taxableImprovement":1290838,"exemptLand":0,"exemptImprovement":811900},{"y":2017,"v":2435700,"taxable":1623800,"land":332962,"improvement":2102738,"taxableLand":332962,"taxableImprovement":1290838,"exemptLand":0,"exemptImprovement":811900},{"y":2018,"v":3195200,"taxable":2084855,"land":319520,"improvement":2875680,"taxableLand":319520,"taxableImprovement":1765335,"exemptLand":0,"exemptImprovement":1110345},{"y":2019,"v":3291000,"taxable":2147364,"land":329100,"improvement":2961900,"taxableLand":329100,"taxableImprovement":1818264,"exemptLand":0,"exemptImprovement":1143636},{"y":2020,"v":3323900,"taxable":2168831,"land":332390,"improvement":2991510,"taxableLand":332390,"taxableImprovement":1836441,"exemptLand":0,"exemptImprovement":1155069},{"y":2021,"v":3323900,"taxable":2168831,"land":332390,"improvement":2991510,"taxableLand":332390,"taxableImprovement":1836441,"exemptLand":0,"exemptImprovement":1155069},{"y":2022,"v":3323900,"taxable":2168831,"land":332390,"improvement":2991510,"taxableLand":332390,"taxableImprovement":1836441,"exemptLand":0,"exemptImprovement":1155069},{"y":2023,"v":3323900,"taxable":2157211,"land":332390,"improvement":2991510,"taxableLand":332390,"taxableImprovement":1824821,"exemptLand":0,"exemptImprovement":1166689},{"y":2024,"v":3323900,"taxable":3323900,"land":332390,"improvement":2991510,"taxableLand":332390,"taxableImprovement":2991510,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3323900,"taxable":3323900,"land":498585,"improvement":2825315,"taxableLand":498585,"taxableImprovement":2825315,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3323900,"taxable":3323900,"land":498585,"improvement":2825315,"taxableLand":498585,"taxableImprovement":2825315,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2655200,"taxable":2655200,"land":531000,"improvement":2124200,"taxableLand":531000,"taxableImprovement":2124200,"exemptLand":0,"exemptImprovement":0}],"taxNow":46528,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"443657","date":"2012-12-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-09-27","scope":"INTERIOR DEMOLITION AND FIT OUT."},{"number":"444419","date":"2012-12-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-04","scope":"INSTALL TEMPORARY LIGHTS AND RECEPTS FROM 12/19/2012 TO 2/19/2013. NEW PERMIT REQUIRED AFTER 2/19/13(CC DIST)"},{"number":"443113","date":"2012-12-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-21","scope":"FOR THE ERECTION OF AN ADDITION AT THE FOURTH STORY LEVEL OF AN EXISTING, ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. FOR A MULTI-FAMILY HOUSEHOLD LIVING."},{"number":"448342","date":"2013-02-08","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-09-27","scope":"LEVEL III ALTERATIONS AND NEW ADDITION AT REAR OF AN EXISTING FOUR STORY BUILDINGCEATE A 12 FAMILY DWELLING. SEE A/P # 448341 FOR APPROVED PLANS. FIRE RATED ASSEMBLIES ARE REQUIRED TO BE MAINTAINED AT ALL TIMES. ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. PHC APPROVAL REQUIRED FOR ALL EXTERIOR WORK. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"22157","date":"2013-02-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-02-22","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES 02/19/2014."},{"number":"453818","date":"2013-04-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"FOR HVAC ALTERTION TO AN EXISTING SPACE, TO INCLUDE REGISTERS/DIFFUSER, HVAC EQUIPMENT AND ASSOCIATED DUCT WORK. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"456829","date":"2013-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"NEW PLUMBING SYSTEM FOR BUILDING INCLUDING SANITARY WATER & STORM PIPING"},{"number":"461724","date":"2013-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-11-04","scope":"SUPPLY & INSTALL POWER WIRING, DEVICES, LIGHT FIXTURES, FIRE ALARM WIRING AND EQUIPMENT ,WIRING AND DEVICES FOR TELECOMMUNICATION SERVICES AS PER 2008 NEC & NFPA 72 (APT BLDG)"},{"number":"472487","date":"2013-05-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-22","scope":"FOR THE ERECTION OF COVERED WALKWAY AT PUBLIC RIGHT-OF-WAY; NO STORAGE OF MATERIALS PERMITTED THEREON. EXTENT OF PUBLIC RIGHT-OF-WAY COVERED WALKWAY AS APPROVED BY THE PHILADELPHIA DEPARTMENT OF STREETS. ALL WORK IN ACCORDANCE WITH PLANS APPROVED BY PHC DATED 04.27.13. SEE PERMIT AP# 467643 FOR APPLICATION."},{"number":"466823","date":"2013-05-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"AMEND PERMIT # 448342 TO REFLECT \"CLARIFYING THE INSULATION DETAILS AT THE EXTERIOR WALLS AND ROOF\" SEE A/P # 466816 FOR APPROVED PLANS. CALL THE INSPECTOR TO SCHEDULE AN INSPECTION."},{"number":"478176","date":"2013-07-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-02-24","scope":"INSTALL SECURITY SYSTEM WIRING AS PER PLANS AS PER NEC 2008 (MULTI UNITS)"},{"number":"460149","date":"2013-07-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"FOR THE RESOLUTION OF DEPT. OF L&I CASE# 375241 FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM & COMBINED MANUAL WET STANDPIPE SYSTEM FOR A FOUR (4) STORY RESIDENTIAL BUILDING. AUTOMATIC SPRINKLER SYSTEM & COMBINED CLASS I MANUAL WET STANDPIPE SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13/13R & 14. FIRE SERVICE INSTALLATION AT 01516 & 01518 IN ACCORDANCE WITH RESTRICTIVE COVENANT FILED W. THE CITY OF PHILADELPHIA. SEE PERMIT AP# 460376 FOR APPLICATION & APPROVED PLANS."},{"number":"483126","date":"2013-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"INCOMING UTILITY SERVICE CHANGED PER PECO NEW ELECTRICAL SERVICE IS 240/120V,2P,5W N LIEU OF (1) 3 PHASE AND (1) SINGLE PHASE SERVICE PER 2008 NEC (APT BLDG)*AMEND PERMIT 461724"},{"number":"490365","date":"2013-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-11","scope":"(2) 6IN CAST IRON LATERALS,(2)6IN CURB TRAPS,FAI INLETS,(2)6IN MAIN DRAIN TO BASEMENT (MULTI FAMILY)"},{"number":"492150","date":"2013-08-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-04","scope":"REPLACE 6IN LATERAL,CURB TRAP,FAI,PRV BOX,MAIN DRAIN (4)12X12 AREA DRAIN (MULTI FAMILY)"},{"number":"GM-2022-001048","date":"2022-02-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-17","scope":"For the interior demolition of non-bearing partition walls and ceiling in accordance with the attached EZ Permit Interior Demolition Standard. Failure to comply with the attached EZ Permit Interior Demolition Standard shall result in revocation of this permit. No exterior work permitted as part of this permit as per PHC. Removal of Non-Load Bearing Walls in the Coffee Shop at 1528 Spruce Street"},{"number":"EP-2022-010361","date":"2023-01-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-09","scope":"Install fire alarm system for tenant fitout. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"CP-2024-004138","date":"2024-08-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR PARTIAL DEMOLITION (EXISTING 14TH & 15TH FLOORS), FOR LEVEL II INTERIOR ALTERATIONS AT THE 13TH FLOOR, AND FOR THE ERECTION OF AN ADDITION (NEW 14TH & 15TH FLOORS). FOR USE OF ADDITION AS VACANT SHELL SPACE (PHASE 1 CONSTRUCTION). SEPARATE PERMIT REQUIRED FOR INTERIOR FIT-OUT OF ADDITION (PHASE 2 CONSTRUCTION). BUILDING FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC AND PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE AP#1052143 FOR ZONING APPROVAL. **ASBESTOS ABATEMENT REQUIRED** [AMENDMENT 3/6/2025 FOR MINOR ARCHITECTURAL REVISIONS AND FOR CHANGES TO STRUCTURAL FRAMING TO ADDRESS FIELD CONDITIONS AS PER APPROVED AMENDED PLANS.]"}],"storyTag":"New construction","storyDelta":0.7,"timeline":[{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"607121","type":"Rental","status":"Active","businessName":"R&S REALTY II,LP","legalName":"R&S REALTY II,LP","address":"1518 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2013-10-08","latestIssueDate":"2026-01-13","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"607121","type":"Rental","businessName":"R&S REALTY II,LP","legalName":"R&S REALTY II,LP","issuedDate":"2013-10-08","latestIssueDate":"2026-01-13","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":12,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #443113: COMPLETED.","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: 478176 (Expired), GM-2022-001048 (Expired), CP-2024-004138 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 1920 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":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 4, 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":"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":"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 5 historical violations across 4 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/"}]}