{"asOf":"2026-07-27T01:25:36.013Z","block":"200-299 KRAMS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-krams-ave","address":"227 KRAMS AVE","parcelNumber":"881086457","source":"https://property.phila.gov/?p=881086457","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":"227 KRAMS LLC","coOwner":null,"marketValue":4429100,"landAssessment":885800,"improvementAssessment":3543300,"livableArea":19597,"yearBuilt":2017,"lastSale":{"price":6000000,"date":"2023-03-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"4191609","date":"2017-01-06","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE 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SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-10-13","completedDate":"2017-10-13","violations":[{"number":"4478814","date":"2017-10-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-049341","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-12","completedDate":"2020-10-29","violations":[{"number":"VI-2020-027073","date":"2020-08-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2020-08-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-027075","date":"2020-08-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-10-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-027078","date":"2020-08-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER 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OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-09-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-065624","date":"2024-08-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-09-09","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":3,"worst":null},{"y":2020,"n":6,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"568953","date":"2017-01-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"572623","date":"2017-02-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"568953","date":"2017-02-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"572623","date":"2017-03-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"608080","date":"2017-10-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"608080","date":"2017-10-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"572623","date":"2018-08-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"572623","date":"2018-10-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2020-049341","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049341","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049341","date":"2020-10-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-084314","date":"2024-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-084314","date":"2024-09-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":4,"passes":2},{"y":2018,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03055280519503,"lng":-75.22502214891848,"geom":{"type":"Polygon","coordinates":[[[-75.22467757,40.030530189],[-75.225166408,40.030310718],[-75.225369321,40.03057351],[-75.224878699,40.030795231],[-75.22467757,40.030530189]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-024433","type":"Sprinkler Certification","inspectionDate":"2024-04-23","result":"Certified","expirationDate":"2025-04-23","buildingId":"1543621"},{"number":"BC-2024-019398","type":"Sprinkler Certification","inspectionDate":"2024-04-23","result":"Deficient","expirationDate":null,"buildingId":"1543621"},{"number":"BC-2024-016851","type":"Fire Alarm Certification","inspectionDate":"2024-06-04","result":"Certified","expirationDate":"2025-06-04","buildingId":"1543621"},{"number":"BC-2025-010391","type":"Sprinkler Certification","inspectionDate":"2025-04-07","result":"Certified","expirationDate":"2026-04-07","buildingId":"1543621"},{"number":"BC-2025-019788","type":"Fire Alarm Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"1543621"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":4,"lotArea":17920,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"240 NEW YORK DR, FORT WASHINGTON PA, 19034","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON TH LOT AND FOR THE ERECTION OF A FOUR(4) STORY STRUCTURE (NTE 50' HIGH) WITH A CELLAR, OPEN DECKS, PENTHOUSES FOR STAIRS AND ELEVATORS AND ROOF TOP MECHANICALS FOR USE AS A THIRTY-THRE","status":"OPEN","outcome":"Granted with conditions","date":"2008-07-15","number":"5231","relatedPermit":"139524"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":285700,"taxable":285700,"land":50200,"improvement":235500,"taxableLand":50200,"taxableImprovement":235500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":285700,"taxable":285700,"land":50200,"improvement":235500,"taxableLand":50200,"taxableImprovement":235500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4554300,"taxable":455430,"land":455430,"improvement":4098870,"taxableLand":455430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4098870},{"y":2021,"v":4554300,"taxable":455430,"land":455430,"improvement":4098870,"taxableLand":455430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4098870},{"y":2022,"v":4554300,"taxable":455430,"land":455430,"improvement":4098870,"taxableLand":455430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4098870},{"y":2023,"v":4554300,"taxable":455430,"land":455430,"improvement":4098870,"taxableLand":455430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4098870},{"y":2024,"v":4554300,"taxable":455430,"land":455430,"improvement":4098870,"taxableLand":455430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4098870},{"y":2025,"v":5009700,"taxable":500970,"land":500970,"improvement":4508730,"taxableLand":500970,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4508730},{"y":2026,"v":5009700,"taxable":500970,"land":500970,"improvement":4508730,"taxableLand":500970,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4508730},{"y":2027,"v":4429100,"taxable":885800,"land":885800,"improvement":3543300,"taxableLand":885800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3543300}],"taxNow":7013,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"139524","date":"2008-08-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-27","scope":"DEMOLISH EXISTING ONE-STORY VACANT STRUCTURE; ERECT (4)STORY, 45FT H STRUCTURE HAVING A TOTAL OF THIRTY-THREE(33)ONE-BEDROOM DWELLING UNITS; THIRTY-FOUR(34) ACCESSORY PARKING SPACES (INCLUDING TWO HANDICAPPED ACCESSIBLE SPACES);A COMMON OPEN DECK (313 SQ.FT)ON THE SECOND, THIRD & FOURTH FLOORS;PARTIAL BASEMENT FOR METERS, UTILITIES & STORAGE;ENTRY LOBBY W/ELEVATOR, INTERIOR TRASH STORAGE, TWO(2) ENCLOSED STAIRS TOWERS;DWELLING DUNITS ON THE 2ND, 3RD & 4TH FLOORS WILL EACH HAVE AN ORNAMENTAL RAILING, NO DWELLING UNIT SHALL HAVE A DECK A PORTION OF THE ROOF DEDICATD FOR HAVAC EQUIPMENT;NO ROOF DECK"},{"number":"542497","date":"2014-06-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2014-06-11","scope":"EXTENSION OF PERMIT # 139524 PURSUANT TO PA ACT 46 OF 2010 AS MODIFIED BY ACT 87 OF 2012. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS."},{"number":"598399","date":"2015-06-26","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-06-26","scope":"REQUEST FOR ADMIN REVIEW"},{"number":"698013","date":"2016-06-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"712517","date":"2016-08-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-10","scope":"SEAL LATERAL AND REMOVE CURB TRAP PA20162100353 (SFD)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":"716085","date":"2016-08-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"STRUCTURAL REPAIRS TO EXISTING EXTERIOR RETAINING WALL IN PARKING AREA AS PER APPROVED PLANS."},{"number":"707512","date":"2016-08-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"FOR THE ERECTION OF A FOUR(4) STORY DETACHED STRUCTURE WITH ROOF DECK AND TWO(2) ROOF ACCESS STRUCTURES AS PER PLAN. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"731721","date":"2016-12-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-10","scope":"INSTALL NEW 1000AMP 120/208V SERVICE WIRE 24 APARTMENTS, LIGHTS, SWITCHES, OUTLETS, SMOKE/CO DETECTORS, CATV, PHONE AS PER 2008 NEC (NORTH DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"738575","date":"2017-02-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-23","scope":"INTERIOR PLUMBING CONSTRUCTION ONLY FOR A NEW (4)STORY DETACHED STRUCTURE FOR USE AS MULTI-FAMILY (24 UNITS) HOUSEHOLD LIVING - NOTE: EXTERIOR, SECONDARY ROOF DRAINAGE, (2)6\"SANITARY SEWER/3\"DOMESTIC WATER CONNECTIONS TO THE CITY MAINS AND THE REDUCED PRESSURE ZONE BACKFLOW PREVENTION CONTAINMENT ASSEMBLY REQUIRE SEPARATE PERMIT(S) - ISLAND VENTING SHOWN ON THE PLANS FOR SOME OF THE KITCHEN SINKS IS NOT REQUIRED BY CHAPTER 11 OF THE PHILADELPHIA PLUMBING CODE - HOWEVER, IF ISLAND VENTING IS INSTALLED IT MUST COMPLY WITH SECTION 913 OF THE 2009 INTERNATIONAL PLUMBING CODE"},{"number":"775732","date":"2017-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"INSTALL 100AMP TEMPORARY SERVICE WITH 6-GFI RECEPTACLE ON POLE FROM 4/18/17 TO 9/18/2017 AS PER NEC 2008"},{"number":"776136","date":"2017-04-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-23","scope":"INSTALL (24) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"761031","date":"2017-07-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM WITH MANUAL STANDPIPES THROUGHOUT A MIXED-USE STRUCTURE IN ACCORDANCE WITH NFPA 13, 13R, AND 14 STANDARDS. SYSTEM IS PROVIDED WITH TWO (2) BACKFLOW PREVENTION ASSEMBLIES, AND IS SERVICED VIA A 4\" FIRE SERVICE MAIN LINE."},{"number":"841550","date":"2017-12-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-01-10","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 2ND FLOOR."},{"number":"841551","date":"2017-12-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-01-10","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 3RD FLOOR."},{"number":"841548","date":"2017-12-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-01-11","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 4TH FLOOR."},{"number":"870876","date":"2018-04-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-01","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR UNITS 101,102,103"},{"number":"878321","date":"2018-06-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-12","scope":"AMEND PERMIT #707512 FOR ROOF DECK FRAMING AS PER PLANS. NO CHANGES TO APPROVED EGRESS FROM DECK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"sale","p":6000000},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"814382","type":"Rental","status":"Inactive","businessName":"227 Krams DP Partners LP","legalName":"227 Krams DP Partners LP","address":"227 KRAMS AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2019-06-04","latestIssueDate":"2022-06-02","expirationDate":"2023-06-03","inactiveDate":"2023-08-02"},{"number":"928213","type":"Rental","status":"Active","businessName":"110 Ninth Ave. Corp (227 Krams LLC)","legalName":"110 Ninth Ave. Corp","address":"227 KRAMS AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2023-07-11","latestIssueDate":"2026-06-01","expirationDate":"2027-07-10","inactiveDate":null}],"licenseActivity":[{"number":"928213","type":"Rental","businessName":"110 Ninth Ave. Corp (227 Krams LLC)","legalName":"110 Ninth Ave. Corp","issuedDate":"2023-07-11","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-07-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"814382","type":"Rental","businessName":"227 Krams DP Partners LP","legalName":"227 Krams DP Partners LP","issuedDate":"2019-06-04","latestIssueDate":"2022-06-02","closureDate":"2023-08-02","expirationDate":"2023-06-03","inactiveDate":"2023-08-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":24,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1494% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $285,700 to $4,554,300","no permit shown in 2019-2021"],"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":"Appeal #5231: OPEN · Granted with conditions; related permit 139524. Use permit #139524: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 5 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 Apr 7, 2026; Fire Alarm Certification: Certified through Jun 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (240 NEW YORK DR, FORT WASHINGTON PA, 19034).","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":"7 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 9, 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/"}],"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/"}]}