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Certification","inspectionDate":"2026-02-10","result":"Certified","expirationDate":"2027-02-10","buildingId":"1544463"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":3,"lotArea":7530,"zoning":"CMX2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 430, BRYN MAWR PA, 19010","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/19/15, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #645738.","status":"OPEN","outcome":null,"date":"2015-11-19","number":"26261","relatedPermit":"645738"},{"type":"ZBA Permit Denial - Special Exception","grounds":"See Application attached","status":"In Process","outcome":"Complete","date":"2020-10-07","number":"HA-2020-000051","relatedPermit":"1055374"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":1700000,"taxable":138546,"land":138546,"improvement":1561454,"taxableLand":138546,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1561454},{"y":2018,"v":1837900,"taxable":183790,"land":183790,"improvement":1654110,"taxableLand":183790,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1654110},{"y":2019,"v":2162800,"taxable":216280,"land":216280,"improvement":1946520,"taxableLand":216280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1946520},{"y":2020,"v":2173600,"taxable":217360,"land":217360,"improvement":1956240,"taxableLand":217360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1956240},{"y":2021,"v":2173600,"taxable":217360,"land":217360,"improvement":1956240,"taxableLand":217360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1956240},{"y":2022,"v":2173600,"taxable":217360,"land":217360,"improvement":1956240,"taxableLand":217360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1956240},{"y":2023,"v":2232100,"taxable":223210,"land":223210,"improvement":2008890,"taxableLand":223210,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2008890},{"y":2024,"v":2232100,"taxable":223210,"land":223210,"improvement":2008890,"taxableLand":223210,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2008890},{"y":2025,"v":2008900,"taxable":301335,"land":301335,"improvement":1707565,"taxableLand":301335,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1707565},{"y":2026,"v":2008900,"taxable":301335,"land":301335,"improvement":1707565,"taxableLand":301335,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1707565},{"y":2027,"v":2698200,"taxable":2698200,"land":539600,"improvement":2158600,"taxableLand":539600,"taxableImprovement":2158600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4218,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"592062","date":"2015-02-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-08-11","scope":"INTERIOR DEMOLITION. NON LOAD BEARING PARTITIONS."},{"number":"592068","date":"2015-02-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMOLITION NON LOAD BEARING"},{"number":"592052","date":"2015-02-26","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-02-26","scope":"RELOCATTION OF LOT LINES (CONSOLIDATION) TO CREATE ONE (1) LOT (PARCEL-1) FROM TWO (2) EXISTING LOTS (5261 & 5263-65 RIDGE AVE) AND THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT. SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"592053","date":"2015-02-26","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-02-26","scope":"RELOCATTION OF LOT LINES (CONSOLIDATION) TO CREATE ONE (1) LOT (PARCEL-1) FROM TWO (2) EXISTING LOTS (5261 & 5263-65 RIDGE AVE) AND THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT. SIZE AND LOCATION AS SHOWN IN APPLICATION. **SEE A/P 592052 FOR PLANS**"},{"number":"586177","date":"2015-03-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-03-16","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE (HEIGHT NOT TO EXCEED 38') WITH ROOF DECKS (MINIMUM 5'0\" SETBACK FROM FRONT BUILDING LINE). SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING [FOURTEEN (14) DWELLING UNITS] ABOVE."},{"number":"608489","date":"2015-05-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-04","scope":"SEAL LATERAL AS PART OF A DEMO PA20151061163 (COMM)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"608490","date":"2015-05-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-25","scope":"SEAL LATERAL AS PART OF A DEMO PA20151061163 (COMM) \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"603454","date":"2015-05-22","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2015-08-28","scope":"FOR THE COMPLETE DEMOLITION OF ONE DETACHED ONE STORY STRUCTURE FOR USE AS A MOVIE THEATER. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302. SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTIN 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED AND TO BE ON SITE AT ALL TIMES. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"603450","date":"2015-05-22","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-08-28","scope":"FOR THE COMPLETE DEMOLITION OF ONE DETACHED THREE STORY STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302. SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTIN 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED AND TO BE ON SITE AT ALL TIMES. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"596316","date":"2015-07-08","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR THE NEW CONSTRUCTION OF A DETACHED STRUCTURE WITH ROOF DECKS AS PER APPROVED PLANS. STRUCTURE TO BE USED AS A VACANT COMMERCIAL ON THE FIRST FLOOR FRONT (SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY) AND FOURTEEN (14) DWELLING UNITS ON FIRST FLOOR REAR AND ABOVE."},{"number":"632608","date":"2015-09-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK,REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.INSTALL 4 SPLIT SYSTEMS IN VACANT COMMERCIAL 1RST FLOOR(NOT TO EXCEED A TOTAL OF 2000CFM) & 14 GAS FIRED HI EFFICENTY"},{"number":"624867","date":"2015-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"ROUGH AND FINISH PLUMBING FOR 92 FIXTURE NEW CONSTRUCTION (MIXED USE) ALL WORK TO COMPLY WITH THE 2004 PPC"},{"number":"626106","date":"2015-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-08","scope":"INSTALL 1600AMP SERVICE WITH 100AMP PANEL IN EACH APT,575 REC,150 SWS,28 3 WAY SWS,170 LIGHTS,45 SMOKE DETECTORS,16 SMOKE/CARBON PER 2008 NEC (MULTI FAMILY).INSTALL FIRE ALARM PER NFPA 72"},{"number":"645738","date":"2015-12-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-08","scope":"AMEND PERMIT# 596316 TO REFLECT CHANGES IN EXIT STAIRWAYS, AS PER SUBMITTED PLANS."},{"number":"648719","date":"2016-03-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-06-08","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPRESSION SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R."},{"number":"705536","date":"2016-07-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-07-07","scope":"FOR CONSUMER GOODS ON THE FIRST FLOOR, AND OTHER USES IN THE SAME BUILDING AS PREVIOUSLY APPROVED, NO SIGN ON THIS PERMIT,"},{"number":"921620","date":"2018-12-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-07","scope":"FOR RETAIL SALE OF CONSUMER GOODS, RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES WITH ACCESSORY STORAGE ON 1ST FLOOR WITH EXISTING FOURTEEN (14) FAMILY DWELLING (MULTI-FAMILY DWELLING) ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION. ** SEPARATE BUILDING APPLICATION WITH PLANS IS REQUIRED FOR CERTIFICATE OF OCCUPANCY**"},{"number":"933909","date":"2019-04-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-19","scope":"FOR INTERIOR ALTERATION TO A GROUND FLOOR TENANT SPACE TO INCLUDE NEW INTERIOR PARTITION WALLS AND DOORS FOR A RETAIL OPERATION TO INCLUDE STORAGE OF GOODS FOR DISTRIBUTION. (IEBC 2009, CHANGE OF OCCUPANCY, EQUAL/LESSER HAZARD) **SEPARATE PERMITS FOR ANY ELECTRICAL, PLUMBING, OR MECHANICAL WORK. SEE ATTACHED LETTER WITH REGARD TO RETAIL SALES OPERATIONS WITHIN THE ENCLOSED TENANT SPACE.**"},{"number":"ZP-2025-001831","date":"2025-03-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Educational Facilities"},{"number":"CP-2025-001310","date":"2025-03-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-21","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE AN EDUCATIONAL FACILITY IN SPACES C-1 & C-2 ON THE GROUND FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2025-004346","date":"2025-05-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-14","scope":"INTERIOR ALTERATIONS TO SCHOOL. INSTALLATION OF DRAINAGE, WASTE, VENT AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO AND UTILIZING METALLIC PIPING. VENTING SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. INSTALLATION OF GREASE INTERCEPTOR SHALL BE COMPLIANCE WITH MANUFACTURER SPECIFICATIONS AND CODE. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"EP-2025-003878","date":"2025-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-10","scope":"Install wiring kitchen . run 3 - 20 amp lines , install up to 6 outlets, run line for washer ,dryer and water heater. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE ELECTRICAL PERMIT WILL BE REQ'D FOR ANY ADDITIONAL INTERIOR WIRING,OR FIRE ALARM**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"787851","type":"Rental","status":"Active","businessName":"5261 Ridge Holdings, LLC","legalName":"5261 Ridge Holdings, LLC","address":"5261-65 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":14,"issuedDate":"2018-08-31","latestIssueDate":"2026-07-16","expirationDate":"2027-08-30","inactiveDate":null},{"number":"0984638","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Mountain Laurel Montessori","legalName":"Mountain Laurel Montessori","address":"5261-65 RIDGE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-07-25","latestIssueDate":"2026-06-10","expirationDate":"2027-07-24","inactiveDate":null}],"licenseActivity":[{"number":"0984638","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Mountain Laurel Montessori","legalName":"Mountain Laurel Montessori","issuedDate":"2025-07-25","latestIssueDate":"2026-06-10","closureDate":null,"expirationDate":"2027-07-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"787851","type":"Rental","businessName":"5261 Ridge Holdings, LLC","legalName":"5261 Ridge Holdings, LLC","issuedDate":"2018-08-31","latestIssueDate":"2026-07-16","closureDate":null,"expirationDate":"2027-08-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":14,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 34% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,008,900 to $2,698,200","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 #586177: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-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":"2 permits not marked completed: 592068 (EXPIRED), 632608 (EXPIRED).","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":"Sprinkler Certification: Certified through Feb 10, 2027; Fire Alarm Certification: Certified through Feb 4, 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 430, BRYN MAWR PA, 19010).","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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 20, 2019.","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":"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 7 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/"}]}