{"asOf":"2026-07-27T17:26:41.525Z","block":"2000-2099 RITTENHOUSE SQ","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-rittenhouse-sq","address":"2028-34 RITTENHOUSE SQ","parcelNumber":"881026018","source":"https://property.phila.gov/?p=881026018","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":"WIZARD WAY LLC","coOwner":null,"marketValue":3723300,"landAssessment":1032100,"improvementAssessment":2691200,"livableArea":13680,"yearBuilt":1915,"lastSale":{"price":1,"date":"2015-08-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"3339785","date":"2014-07-16","code":"PM-307.1/11","title":"WALL 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INSP","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948759055168594,"lng":-75.17534165962837,"geom":{"type":"Polygon","coordinates":[[[-75.175214591,39.948855457],[-75.175258462,39.948637874],[-75.175468992,39.948662749],[-75.175424819,39.948880067],[-75.175214591,39.948855457]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-006017","type":"Fire Alarm Certification","inspectionDate":"2022-04-13","result":"Certified","expirationDate":"2023-04-13","buildingId":"1450479"},{"number":"BC-2023-006261","type":"Fire Alarm Certification","inspectionDate":"2023-03-16","result":"Certified","expirationDate":"2024-03-16","buildingId":"1450479"},{"number":"BC-2024-006572","type":"Fire Alarm Certification","inspectionDate":"2024-03-08","result":"Certified","expirationDate":"2025-03-08","buildingId":"1450479"},{"number":"BC-2024-018371","type":"Sprinkler Certification","inspectionDate":"2024-05-31","result":"Certified","expirationDate":"2025-05-31","buildingId":"1450479"},{"number":"BC-2026-001248","type":"Sprinkler Certification","inspectionDate":"2025-12-09","result":"Certified","expirationDate":"2026-12-09","buildingId":"1450479"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":4800,"zoning":"CMX1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1828 SPRUCE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1200000,"taxable":1200000,"land":480000,"improvement":720000,"taxableLand":480000,"taxableImprovement":720000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2800000,"taxable":1300000,"land":580000,"improvement":2220000,"taxableLand":580000,"taxableImprovement":720000,"exemptLand":0,"exemptImprovement":1500000},{"y":2018,"v":2784600,"taxable":1240560,"land":520560,"improvement":2264040,"taxableLand":520560,"taxableImprovement":720000,"exemptLand":0,"exemptImprovement":1544040},{"y":2019,"v":2860000,"taxable":1269681,"land":528100,"improvement":2331900,"taxableLand":528100,"taxableImprovement":741581,"exemptLand":0,"exemptImprovement":1590319},{"y":2020,"v":2879400,"taxable":1277174,"land":530040,"improvement":2349360,"taxableLand":530040,"taxableImprovement":747134,"exemptLand":0,"exemptImprovement":1602226},{"y":2021,"v":2879400,"taxable":1277174,"land":530040,"improvement":2349360,"taxableLand":530040,"taxableImprovement":747134,"exemptLand":0,"exemptImprovement":1602226},{"y":2022,"v":2879400,"taxable":1277174,"land":530040,"improvement":2349360,"taxableLand":530040,"taxableImprovement":747134,"exemptLand":0,"exemptImprovement":1602226},{"y":2023,"v":3731900,"taxable":1638126,"land":652820,"improvement":3079080,"taxableLand":652820,"taxableImprovement":985306,"exemptLand":0,"exemptImprovement":2093774},{"y":2024,"v":3731900,"taxable":1638126,"land":652820,"improvement":3079080,"taxableLand":652820,"taxableImprovement":985306,"exemptLand":0,"exemptImprovement":2093774},{"y":2025,"v":3874900,"taxable":1705176,"land":684130,"improvement":3190770,"taxableLand":684130,"taxableImprovement":1021046,"exemptLand":0,"exemptImprovement":2169724},{"y":2026,"v":3874900,"taxable":2247607,"land":684130,"improvement":3190770,"taxableLand":684130,"taxableImprovement":1563477,"exemptLand":0,"exemptImprovement":1627293},{"y":2027,"v":3723300,"taxable":3723300,"land":1032100,"improvement":2691200,"taxableLand":1032100,"taxableImprovement":2691200,"exemptLand":0,"exemptImprovement":0}],"taxNow":31462,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"323146","date":"2011-02-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-05-06","scope":"EXTERIOR CONCRETE PATCH WORK, CLEAN AREA FROM LOOSE AND SPALLED CONCRETE, REINFORCEMENT BARS AND ZINC COAT AND INSTALL PLANITOP AND HORIZONTAL FAST SETTING FOR PARKING GARAGE."},{"number":"350337","date":"2011-07-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-07-07","scope":"ERECT (3) LTE ANTENNAS, REMOVE AND RELOCATE (3) ANTENNAS, ERECT (1) EQUIPMENT CABINET"},{"number":"358416","date":"2011-08-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-02-15","scope":"REMOVE AND REPLACE EXISTING ANTENNA MOUNT AND ANTENNAS. ERECT (3) NEW LTE ANTENNAS AND (1) EQUIPMENT CABINET."},{"number":"423824","date":"2012-08-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"1-GFI CIRCUIT, 1-LIGHT & SWITCH, 1-30AMP CIRCUIT FOR POINT OF USE EHWH PER 2008 NEC (PARKING GARAGE)"},{"number":"424608","date":"2012-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-10","scope":"1-WC, 1-LAV, 1-POINT OF USE EHWH (PARKING GARAGE)"},{"number":"456099","date":"2013-02-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE & REPLACE ANTENNA MOUNT AND ERECT 3 NEW LTE ANTENNAS, ALSO INSTALLING 1 NEW EQUIPMENT CABINET AS PER 2008 NEC (CELL SITE)"},{"number":"508949","date":"2013-12-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-23","scope":"PARKING GARAGE - HOUSE DRAIN REPAIR - WATER CLOSET AND LAVATORY ROUGH-IN AND INSTALLATION - NOTE: ADDITIONAL PERMIT REQUIRED (BUILDING PERMIT)"},{"number":"514617","date":"2014-01-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-14","scope":"CURB TRAP BACK TO FOUNDATION WALL (PARKING FACILITY) PA20140081494"},{"number":"555698","date":"2014-08-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-02-11","scope":"MASONRY REPAIRS AT REAR ELEVATION PER DRAWINGS."},{"number":"564292","date":"2014-10-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-05-19","scope":"REMOVAL OF ONE (1) 500 GALLON UNDERGROUND STORAGE TANK."},{"number":"568572","date":"2014-10-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-05-19","scope":"REMOVAL OF ONE 500 GALLON STORAGE TANK (ADDITIONAL TANK DISCOVERED WHEN REMOVING TANK ON A/P #564292)"},{"number":"597404","date":"2015-06-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-06-30","scope":"FOR THE PARTIAL DEMOLITION OF ROOF AND FLOOR SLAB; FOR THE ERECTION OF STAIR TOWERS ( NTE 10 FT HIGH) FOR ACCESSS TO PROPOSED ROOF DECKS.FOR A MULTI-FAMILY HOUSEHOLD LIVING ( NINE(9) DWELLING UNITS FROM FIRST FLOOR THROUGH THIRD ( 3RD ) FLOOR IN THE SAME BUILDING WITH AN EXISTING WIRELESS FACILITY TO REMAIN.SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"636131","date":"2015-09-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-09-03","scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING INTERIOR THREE (3) STORY PORTION; FOR THE ERECTION OF ROOF ACCESS STRUCTURES (NTE 10 FEET IN HEIGHT). SIZE AND LOCATION AS SHOWN IN THE APPLICATION. FOR A MULTI-FAMILY (NINE (9) DWELLING UNITS) HOUSEHOLD LIVING FROM 1ST THROUGH 3RD FLOOR IN THE SAME BUILDING WITH AN EXISTING WIRELESS FACILITY TO REMAIN."},{"number":"621304","date":"2015-09-03","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-09-14","scope":"STRUCTURAL AND NON STRUCTURAL DEMOLITION ON THIS PERMIT TO BE UNDER THE OVERSIGHT OF A PROFESSIONAL ENGINEER PER STRUCTURAL DEMOLITION PLAN. COMPLETE CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL III INTERIOR ALTERATIONS TO INCLUDE DEMOLITION OF INTERIOR NON LOAD BEARING PARTITIONS, FIT OUT TO CREATE NINE (9) DWELLING UNITS FROM THE 1ST - 3RD FLOOR, PILOT HOUSE ADDITIONS, ALL TYPE B DWELLING UNITS, BUILDING ENVELOPE MODIFICATIONS, AND ALL OTHER WORK AS PER APPROVED PLANS.*ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK* AMENDED BUILDING PERMIT REQUIRED FOR ALL WORK/ENCROACHMENTS INTO TO THE PUBLIC RIGHT-OF-WAY (STREETS DEPT./HISTORICAL COMMISSION APPROVAL REQ'D)* SEPARATE PERMIT REQUIRE FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. - AMY RIVERA, P.E. SHALL BE RESPONSIBLE FOR SPECIAL INSPECTIONS."},{"number":"649284","date":"2015-11-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-02-17","scope":"AMENDING BLDG PERMIT #621304 TO INCLUDE ENCROACHMENT IN THE PUBLIC RIGHT OF WAY (STREETS DEPT. APPROVAL) AND FOR UPDATED HISTORICAL APPROVAL."},{"number":"660203","date":"2016-01-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"INTERIOR PLUMBING ALTERATIONS FOR (9)DWELLING UNITS - NOTE: FUEL GAS, 1-1/2\" WATER DISTRIBUTION PIPING AND THE BACKFLOW PREVENTION CONTAINMENT DEVICE REQUIRE SEPARATE PERMIT(S) - SMALL FIXTURE WASTE CONNECTIONS TO AN UNVENTED 4\" WATER CLOSET BRANCH MUST COMPLY WITH SECTION P-1105.1.1 AND THE PIPING FROM THE TRANSFORMER VAULT IN THE BASEMENT MUST BE INDIRECT TO COMPLY WITH SECTION P-901.1.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - THE ELEVATOR SUMP MUST AN INDIRECT WASTE CONNECTION TO COMPLY WITH SECTION 3004.4 OF THE 2009 INTERNATIONAL BUILDING CODE - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS \"AS NOTED\" AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"658599","date":"2016-01-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-10-16","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM PER NFPA 13R STANDARDS WITH 2 INCH FIRE SERVICE LINE AS PER PLANS."},{"number":"666206","date":"2016-01-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"INSTALL 9 HVAC UNITS, 70,000BTU WITH DUCTWORK(SELF CONTAINED)CONDENSORS ON ROOF AS PER APPROVAL OF THE HISTORICAL COMMISSION."},{"number":"665748","date":"2016-03-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"600AMP 3PHASE 120/208V SERV, WIRE 9-APTS, RECESSED LGTS, SW, & RECEPTS & WIRE TO ELEVATOR & INSTALL CATV/DATA AS PER NEC 2008 & FIRE ALARM AS PER NFPA 72 CC DISTRICT"},{"number":"673742","date":"2016-03-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-24","scope":"CURB TRAP,LATERAL,2\" WATER DISTRIBUTION PA20160611051 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"672021","date":"2016-04-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"ADD 6 NEW ANTENNA AND 6 NEW RRH TO EXISTING AT&T SITE, ADD CABLE TRAY FOR NEW COAX LINES, RELOCATE EXISTING ANTENNA SHROUD TO NEW LOCATION AS PER 2008 NEC (CC DISTRICT)"},{"number":"704633","date":"2016-07-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-07-05","scope":"T C O FOR NINE (9) DWELLING UNITS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Addition"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"286052","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","address":"2028-34 RITTENHOUSE SQ","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2005-01-03","latestIssueDate":"2013-12-27","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"758503","type":"Rental","status":"Active","businessName":"Wizard Way LLC","legalName":"Wizard Way LLC","address":"2028-34 RITTENHOUSE SQ","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2017-11-29","latestIssueDate":"2026-02-06","expirationDate":"2026-11-28","inactiveDate":null}],"licenseActivity":[{"number":"758503","type":"Rental","businessName":"Wizard Way LLC","legalName":"Wizard Way LLC","issuedDate":"2017-11-29","latestIssueDate":"2026-02-06","closureDate":null,"expirationDate":"2026-11-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"286052","type":"Public Garage / Parking Lot","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","issuedDate":"2005-01-03","latestIssueDate":"2013-12-27","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":9,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #350337: 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":"1 permit not marked completed: 423824 (ABANDONED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 8, 2025; Sprinkler Certification: Certified through Dec 9, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1915 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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 12, 2017.","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":"Public Garage / Parking Lot #286052: Inactive since Mar 1, 2015","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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 8 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/"}]}