{"asOf":"2026-07-29T10:39:46.106Z","block":"4600-4699 UMBRIA ST","blockUrl":"https://philadelphia.blockreport.homes/block/4600-4699-umbria-st","address":"4649 UMBRIA ST","parcelNumber":"881079400","source":"https://property.phila.gov/?p=881079400","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":"UMBRIA COMMONS, LLC","coOwner":null,"marketValue":4436100,"landAssessment":443600,"improvementAssessment":3992500,"livableArea":25800,"yearBuilt":2021,"lastSale":{"price":1050000,"date":"2019-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-043704","date":"2020-10-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-043703","date":"2020-10-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-043702","date":"2020-10-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-030222","date":"2024-04-29","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030223","date":"2024-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030224","date":"2024-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030225","date":"2024-04-29","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-06-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030226","date":"2024-04-29","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-06-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-074456","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-22","completedDate":"2020-11-27","violations":[{"number":"VI-2020-043704","date":"2020-10-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-043703","date":"2020-10-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-043702","date":"2020-10-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-037131","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-04-29","completedDate":null,"violations":[{"number":"VI-2024-030222","date":"2024-04-29","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030223","date":"2024-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030224","date":"2024-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030225","date":"2024-04-29","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-06-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030226","date":"2024-04-29","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-06-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2020-074456","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074456","date":"2020-11-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-037131","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-037131","date":"2024-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-037131","date":"2024-06-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03090906546474,"lng":-75.22960543407493,"geom":{"type":"Polygon","coordinates":[[[-75.22901583,40.031088427],[-75.230002731,40.030612581],[-75.230163041,40.030778936],[-75.229872459,40.030941964],[-75.229797261,40.030863788],[-75.229152877,40.031230558],[-75.22901583,40.031088427]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-001809","type":"Fire Alarm Certification","inspectionDate":"2022-02-10","result":"Certified","expirationDate":"2023-02-10","buildingId":"1109518"},{"number":"BC-2024-018819","type":"Fire Alarm Certification","inspectionDate":"2023-02-09","result":"Certified","expirationDate":"2024-02-09","buildingId":"1109518"},{"number":"BC-2024-018617","type":"Sprinkler Certification","inspectionDate":"2023-12-15","result":"Certified","expirationDate":"2024-12-15","buildingId":"1109518"},{"number":"BC-2024-011156","type":"Sprinkler Certification","inspectionDate":"2023-12-15","result":"Deficient","expirationDate":null,"buildingId":"1109518"},{"number":"BC-2024-018910","type":"Fire Alarm Certification","inspectionDate":"2024-02-04","result":"Certified","expirationDate":"2025-02-04","buildingId":"1109518"},{"number":"BC-2024-019709","type":"Fire Alarm Certification","inspectionDate":"2024-07-03","result":"Certified","expirationDate":"2025-07-03","buildingId":"1109518"},{"number":"BC-2024-025559","type":"Sprinkler Certification","inspectionDate":"2024-09-04","result":"Certified","expirationDate":"2025-09-04","buildingId":"1109518"},{"number":"BC-2024-025827","type":"Sprinkler Certification","inspectionDate":"2024-09-16","result":"Certified","expirationDate":"2025-09-16","buildingId":"1109518"},{"number":"BC-2025-006151","type":"Fire Alarm Certification","inspectionDate":"2025-03-10","result":"Certified","expirationDate":"2026-03-10","buildingId":"1109518"},{"number":"BC-2025-022707","type":"Sprinkler Certification","inspectionDate":"2025-08-13","result":"Certified","expirationDate":"2026-08-13","buildingId":"1109518"},{"number":"BC-2026-020387","type":"Sprinkler Certification","inspectionDate":"2026-07-02","result":"Certified","expirationDate":"2027-07-02","buildingId":"1109518"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":4,"lotArea":20461,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1257 BOBARN DRIVE, PENN VALLEY PA, 19072","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":592700,"taxable":592700,"land":388264,"improvement":204436,"taxableLand":388264,"taxableImprovement":204436,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":592700,"taxable":592700,"land":388264,"improvement":204436,"taxableLand":388264,"taxableImprovement":204436,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":693100,"taxable":693100,"land":173275,"improvement":519825,"taxableLand":173275,"taxableImprovement":519825,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":713800,"taxable":713800,"land":178450,"improvement":535350,"taxableLand":178450,"taxableImprovement":535350,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":715500,"taxable":715500,"land":178875,"improvement":536625,"taxableLand":178875,"taxableImprovement":536625,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1796200,"taxable":219000,"land":219000,"improvement":1577200,"taxableLand":219000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1577200},{"y":2022,"v":2190500,"taxable":219001,"land":219000,"improvement":1971500,"taxableLand":219000,"taxableImprovement":1,"exemptLand":0,"exemptImprovement":1971499},{"y":2023,"v":2665500,"taxable":266550,"land":266550,"improvement":2398950,"taxableLand":266550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2398950},{"y":2024,"v":2665500,"taxable":266550,"land":266550,"improvement":2398950,"taxableLand":266550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2398950},{"y":2025,"v":2932000,"taxable":293200,"land":293200,"improvement":2638800,"taxableLand":293200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2638800},{"y":2026,"v":2932000,"taxable":293200,"land":293200,"improvement":2638800,"taxableLand":293200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2638800},{"y":2027,"v":4436100,"taxable":443600,"land":443600,"improvement":3992500,"taxableLand":443600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3992500}],"taxNow":4104,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1033928","date":"2020-03-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-03-05","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE AND FOR THE ERECTION OF DETACHED BUILDING WITH A ROOF ACCESS HATCH AND ELEVATOR FOR MECHANICAL NECESSITY FOR THE USE AS MULTI-FAMILY (30 UNITS) HOUSEHOLD LIVING; TO INCLUDE ACCESSORY OFF-STREET PARKING OF NINE (9) PARKING SPACE AND TEN (10) ACCESSORY BICYCLE PARKING SPACE(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"PP-2020-002629","date":"2020-05-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-20","scope":"For Exterior Plumbing Work to LATERAL SEAL as per 2018 Philadelphia Plumbing Code."},{"number":"DP-2020-000377","date":"2020-07-31","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-01-20","scope":"For the complete demolition of an existing three (3) story masonry-and-wood-framed detached structure, by hand and with handheld tools only from the 3rd story to grade, and then using mechanical equipment to break-up and remove the foundation slab, as per submitted site safety plan and documents; pedestrian protection (as per Section 3306 in the 2018 IBC) to be in place at all times during demolition work; 21-day notification period required prior to demolition work; see AP#1033928 for zoning approval of demolition; see PP-2020-002629 for lateral seal permit."},{"number":"CP-2020-000875","date":"2020-09-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE LIGHT-FRAMED COMBUSTIBLE WALL AND FLOOR FRAMING, STEEL STUD BEARING WALLS AND CMU BEARING WALLS AT THE MEZZANINE/GRD FLR LEVEL, MEZZANINE CONSTRUCTION, ACCESSIBLE TYPE A & B UNITS, SPRAY-FIRE RESISTANT MATERIAL INSTALLATION, STRUCTURAL STEEL WELDING, RATED SHAFT ENCLOSURE, RATED CORRIDOR WALLS, FIREBLOCKING WITHIN CONCEALED SPACES, AND RATED FLOOR-CEILING ASSEMBLIES. (IBC 2018) **ADDITIONAL EFFICIENCY PACKAGE PER IECC 2018, SECTION C406: HIGH HVAC EFFICIENCY. SEPARATE PERMITS TO BE REQUIRED FOR MECHANICAL, PLUMBING, ELECTRICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. SEPARATE PA DEPT OF LABOR AND INDUSTRY PERMIT TO BE REQUIRED FOR INSTALLATION OF ELEVATOR HOISTWAY.**"},{"number":"FP-2020-001887","date":"2020-11-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-28","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND STANDPIPES IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2020-011850","date":"2020-12-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-19","scope":"installation storm, sewer, sanitary and water supply piping to fixture unites"},{"number":"MP-2020-005311","date":"2021-02-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-21","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCTWORK, ROOFTOP UNITS, PACKAGED HEAT PUMPS, AND NINETY-NINE (99) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. ?SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"ZP-2021-000797","date":"2021-03-13","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the reconfiguration of the existing parking lot to create 24 off-street surface parking spaces (including 1 van-accessible parking space, 1 electric vehicle space, 9 standard parking spaces, 13 compact parking spaces,. No changes to the previousely approved building."},{"number":"PP-2021-006009","date":"2021-04-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-24","scope":"CT, FAI, MD, WD 2IN."},{"number":"EP-2020-009866","date":"2021-05-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-01","scope":"Installation of new main 1200A Service with 30 meters Installation of wiring and devices for apartments Excludes Fire Alarm and Data/AV Cabling as per 2017 NEC"},{"number":"EP-2021-006170","date":"2021-07-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-23","scope":"Install new fire alarm system throughout the building as per the 2017 nec & 2016 nfpa-72."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"demo"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Parking Only"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"256554","type":"Rental","status":"Inactive","businessName":"SPEAKEAZY PARTNERS","legalName":"SPEAKEAZY PARTNERS","address":"4649 UMBRIA ST","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2003-01-31","latestIssueDate":"2003-01-31","expirationDate":"2004-02-29","inactiveDate":null},{"number":"223020","type":"Rental","status":"Inactive","businessName":"SPEAKEAZY PARTNERS","legalName":"SPEAKEAZY PARTNERS","address":"4649 UMBRIA ST","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2004-09-21","latestIssueDate":"2017-03-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"0958097","type":"Rental","status":"Active","businessName":"Umbria Commons LLC","legalName":"Umbria Commons LLC","address":"4649 UMBRIA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2024-08-06","latestIssueDate":"2025-09-23","expirationDate":"2026-08-05","inactiveDate":null}],"licenseActivity":[{"number":"0958097","type":"Rental","businessName":"Umbria Commons LLC","legalName":"Umbria Commons LLC","issuedDate":"2024-08-06","latestIssueDate":"2025-09-23","closureDate":null,"expirationDate":"2026-08-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"223020","type":"Rental","businessName":"SPEAKEAZY PARTNERS","legalName":"SPEAKEAZY PARTNERS","issuedDate":"2003-01-31","latestIssueDate":"2017-03-29","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":30,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,932,000 to $4,436,100","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1033928: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 10, 2026; Sprinkler Certification: Certified through Jul 2, 2027","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1257 BOBARN DRIVE, PENN VALLEY PA, 19072).","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":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 24, 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":"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 2 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/"}]}