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TO COMPLY VIOLATION, COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION. NO ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK."},{"number":"447007","date":"2013-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-04","scope":"USE TO NAIL SALON WITH WAXING"},{"number":"540770","date":"2014-06-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL WIRE, LATH TO EXTERIOR BRICK WALL AND APPLY 2 COATS STUCCO. JASPER STREET SIDE OF BUILDING. STUCCO_-_EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"550600","date":"2014-07-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ADDITIONAL STUCCO , REPLACING BROKEN GLASS OF EXISTING WINDOWS. STUCCO_-_EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"552956","date":"2014-07-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE EXISTING 2 WINDOWS & 1 DOOR"},{"number":"639992","date":"2015-11-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-14","scope":"INTERIOR CONSTRUCTION OF NEW ELEVATOR SHAFT AND PIT, BASEMENT THRU 5TH FLOORS, NEW FRAMING AND ALTERATIONS/SUPPORTS TO EXSITING STRUCTURAL FRAMING, TRUSSES AND FLOOR OPENINGS FOR NEW 2 HOUR FIRE RATED SHAFT CONSTRUTION AND PIT, NEW ELEVATOR MACHINE ROOM, FIRE RATED BARRIERS AND RATED OPENINGS - AS PER STRUCTURAL ENGINEERS REPORT AND ASSESSMENT AND DESGINERS PLANS. NO CO REVIEW MADE. OWNER RESPONSIBLE FOR CERTIFICATES OF OCCUPANCIES, USE PERMITS AND FIRE-LIFE SAFETY, ACCESSIBLE CODE REQUIREMENTS FOR 1ST THRU VACANT FLOORS & NEW USES LISTED PRIOR TO ANY OCCUPANCY. CO'S REQUIRED PRIOR TO OCCUPANCY. NO CO'S ON FILE. ADDITIONAL PERMITS AND CODE REVIEW WILL BE REQUIRED FOR OCCUPANCIES."},{"number":"643451","date":"2015-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 400AMP SERVICE,400AMP DISCONNECT FOR ELEVATOR,20AMP BFCI AND 2-LIGHTS IN ELEVATOR SHAFT AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"661373","date":"2016-01-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 8 LIGHTS OUTSIDE THE BUILDING PER 2008 NEC (COMMERICAL)NORTH DISTRICT"},{"number":"663255","date":"2016-01-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-13","scope":"FOR A CHANGE IN USE AT THE SECOND FLOOR, FROM \"VACANT\" TO TWO OFFICES SPACES (ONE \"BUSINESS AND PROFESSIONAL\" OFFICE SPACE, ONE \"GOVERNMENT\" OFFICE SPACE)"},{"number":"697919","date":"2016-09-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"FOR A CHANGE IN USE AT 2ND-5TH FLOOR FROM VACANT TO TWENTY EIGHT DWELLING UNITS. 7 DWELLING UNITS ON EACH FLOOR"},{"number":"743157","date":"2016-12-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"FIRST FLOOR-PERSONAL SERVICES NAIL SALON CHECK CASHING PERSONAL SERVICES DANCE INSTRUCTION. SECOND-FIFTH-TWENTY SIX DWELLING UNIT"},{"number":"880942","date":"2018-06-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-12","scope":"FOR THE ERECTION OF AN INTERIOR MEZZANINE ADDITION (INCREASE IN GROSS FLOOR AREA, NO CHANGE IN BUILDING HEIGHT OR EXTERIOR FOOTPRINT) WITHIN AN EXISTING BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS PREVIOUSLY APPROVED MULTI-FAMILY HOUSEHOLD LIVING ON THE SECOND THROUGH FIFTH FLOORS [TWENTY-SIX (26) DWELLING UNITS] WITH EXISTING PERSONAL CREDIT ESTABLISHMENT (CHECK CASHING) IN FIRST FLOOR SPACE 'A', NAIL SALON IN FIRST FLOOR SPACE 'B'; PERSONAL SERVICES IN FIRST FLOOR SPACES 'C' AND A VACANT COMMERCIAL SPACE 'D' (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY). NO SIGNS ON THIS PERMIT."},{"number":"873588","date":"2018-06-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-28","scope":"FOR A LEVEL III ALTERATION OF AN EXISTING FIVE STORY STRUCTURE, BASEMENT: NEW UTILITIES AS REQUIRED BY ALTERATIONS, FIRST FLOOR: ALTERATION OF THREE (3) EXISTING COMMERCIAL UNITS, SECOND-FIFTH FLOORS: CONSTRUCTION OF TWENTY-SIX (26) DWELLING UNITS INCLUDING A MEZZANINE AT THE FIFTH FLOOR AND ONE ADA TYPE A ACCESSIBLE UNIT AS PER PLANS AND BBS VARIANCE CASE #30047 FOR OPENINGS ON THE NORTH EXTERIOR WALL. CERTIFICATE OF OCCUPANCY FOR COMMERCIAL SPACE C AND RESIDENTIAL UNITS; SEPARATE PERMIT REQUIRED FOR C.O. OF TENANT SPACE D. SEPARATE PERMITS REQUIRED FOR M, E, P, FSS."},{"number":"926334","date":"2018-11-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-04-14","scope":"INSTALL 26 SELF CONTAINED UNITS IN EACH UNIT,TWO 2 TON HEAT PUMPS IN EACH UNIT, IN EACH MECH ROOM"},{"number":"926929","date":"2018-12-03","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND BUILDING PERMIT A/P#873588 TO CREATE A NEW ONE HOUR RATED FIRE PUMP ROOM IN THE BASEMENT AS PER PLANS."},{"number":"912367","date":"2019-01-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-05","scope":"INSTALL NEW 2000AMP SERVICE METERS, PANEL AND NEW 400AMP 3 PHASE SERVICE FOR COMMON AREA, WIRE AND INSTALL RECEPTACLES, SWITCHES, LIGHTS, 120V SMOKE/CO2 DETECTORS AS PER 2008 NEC (NORTH CENTRAL DISTRICT) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"911997","date":"2019-01-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2020-10-13","scope":"FOR THE INSTALLATION OF A SIX (6) INCH FIRE SERVICE LINE FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13, FIRE PUMP PER NFPA 20, AND STANDPIPES PER NFPA 13. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH BBS VARIANCE CASE NO. 30047. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"917724","date":"2019-01-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-15","scope":"142 PLUMBING FIXTURES WITH PIPING FOR THE ALTERATION OF A 5 STORY 26 UNIT BUILDING"},{"number":"953618","date":"2019-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-05","scope":"CT MD FAI"},{"number":"957542","date":"2019-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-05","scope":"1\" AND 2\" WATER SERVICES 2-6\" FAI 2-6\" CT 2-6\" MD"},{"number":"956779","date":"2019-04-01","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND PERMIT #873588 TO REMOVE STAIR TOWER (ST-3), INTERIOR ALTERATIONS TO RECONFIGURE RESIDENTIAL UNITS / CORRIDOR / SECOND FLOOR STAIR TOWER (ST-2) AND EXTERIOR MODIFICATION TO THE ENTRANCE OF UNIT 'B' AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER SUPPRESSION.***BBS VARIANCE CASE #30047 FOR OPENINGS ON THE NORTH EXTERIOR WALL. SPRINKLER HEADS MUST BE PROVIDED AT CENTERLINE OF ALL WINDOWS ON PROPERTY LINE WITHIN 18\" OF WINDOW AND BUILDING TO BE FULLY SPRINKLERED THROUGHOUT PER NFPA 13 AS PER PROVISO.***"},{"number":"EP-2020-004570","date":"2020-08-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-22","scope":"Install and Wire 3 Phase electrical service for fire pump. Install and Wire fire pump wiring as per 2017 NEC."},{"number":"CP-2021-001322","date":"2021-05-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-13","scope":"For the removal of exterior steel and concrete balconies as per attached engineer letter and approved plan. No change to habitable space or GFA."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"}],"rented":true,"licenses":[{"number":"319168","type":"Food Preparing and Serving","status":"Inactive","businessName":"PLASMAR,INC (LAS CHIVAS)","legalName":"PLASMAR,INC","address":"2301-03 N FRONT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-05-20","latestIssueDate":"2008-05-14","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"484621","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOHAMMED SHAHJAHAN (T/A M'DIANA PIZZARIA)","legalName":"MOHAMMED SHAHJAHAN","address":"2301-03 N FRONT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-10-01","latestIssueDate":"2009-10-01","expirationDate":"2011-04-30","inactiveDate":"2010-08-20"},{"number":"526403","type":"Food Preparing and Serving","status":"Inactive","businessName":"GEORGINA CARIDAD (DELI MARKET MI GUARAPO)","legalName":"GEORGINA CARIDAD","address":"2301-03 N FRONT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-03-01","latestIssueDate":"2012-05-08","expirationDate":"2013-04-30","inactiveDate":null},{"number":"526404","type":"Dumpster License - Private Property","status":"Inactive","businessName":"GEORGINA CARIDAD (DELI MARKET MI GUARAPO)","legalName":"GEORGINA CARIDAD","address":"2301-03 N FRONT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-03-01","latestIssueDate":"2012-07-28","expirationDate":"2013-07-31","inactiveDate":null},{"number":"871056","type":"Rental","status":"Active","businessName":"ACG 2301 Front LLC (Ampere Property Management)","legalName":"ACG 2301 Front LLC","address":"2301-03 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":26,"issuedDate":"2021-06-17","latestIssueDate":"2026-05-05","expirationDate":"2027-06-16","inactiveDate":null}],"licenseActivity":[{"number":"871056","type":"Rental","businessName":"ACG 2301 Front LLC (Ampere Property Management)","legalName":"ACG 2301 Front LLC","issuedDate":"2021-06-17","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-06-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"526404","type":"Dumpster License - Private Property","businessName":"GEORGINA CARIDAD (DELI MARKET MI GUARAPO)","legalName":"GEORGINA CARIDAD","issuedDate":"2011-03-01","latestIssueDate":"2012-07-28","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"526403","type":"Food Preparing and Serving","businessName":"GEORGINA CARIDAD (DELI MARKET MI GUARAPO)","legalName":"GEORGINA CARIDAD","issuedDate":"2011-03-01","latestIssueDate":"2012-05-08","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"484621","type":"Food Preparing and Serving","businessName":"MOHAMMED SHAHJAHAN (T/A M'DIANA PIZZARIA)","legalName":"MOHAMMED SHAHJAHAN","issuedDate":"2009-10-01","latestIssueDate":"2009-10-01","closureDate":"2010-08-20","expirationDate":"2011-04-30","inactiveDate":"2010-08-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"319168","type":"Food Preparing and Serving","businessName":"PLASMAR,INC (LAS CHIVAS)","legalName":"PLASMAR,INC","issuedDate":"2005-05-20","latestIssueDate":"2008-05-14","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":26,"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":["$26,217 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28281: OPEN · Granted with conditions; related permit 697919. Use permit #447007: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"8 permits not marked completed: 540770 (EXPIRED), 550600 (EXPIRED), 552956 (EXPIRED), 926334 (Expired), 926929 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 27 historical violations across 14 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 22, 2027; Fire Alarm Certification: Certified through Mar 4, 2026; Facade Report: Safe through Aug 13, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$26,216.90 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 1875 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":"23 failed, 17 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 25, 2025.","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":"Food Preparing and Serving #319168: Inactive since Dec 22, 2012; Food Preparing and Serving #484621: Inactive since Aug 20, 2010; Food Preparing and Serving #526403: Inactive; Dumpster License - Private Property #526404: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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/"}]}