{"asOf":"2026-07-28T19:12:54.276Z","block":"300-399 W HORTTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-w-hortter-st","address":"332 W HORTTER ST","parcelNumber":"881098101","source":"https://property.phila.gov/?p=881098101","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":"332 HORTTER LLC","coOwner":null,"marketValue":1788100,"landAssessment":357600,"improvementAssessment":1430500,"livableArea":15504,"yearBuilt":1917,"lastSale":{"price":1300000,"date":"2017-03-10T05:00:00Z"},"openViolations":4,"violations":[{"number":"4594443","date":"2017-12-18","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4594442","date":"2017-12-18","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545088","date":"2017-12-26","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545087","date":"2017-12-26","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545089","date":"2017-12-26","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-085209","date":"2022-11-10","code":"PM15-315.2","title":"FACADES","status":"CLOSED","resolutionDate":"2023-05-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003780","date":"2026-01-20","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"CLOSED","resolutionDate":"2026-06-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003781","date":"2026-01-20","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"CLOSED","resolutionDate":"2026-06-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003782","date":"2026-01-20","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"CLOSED","resolutionDate":"2026-06-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003783","date":"2026-01-20","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"4539291","date":"2017-12-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"616143","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-12-19","completedDate":"2018-07-31","violations":[{"number":"4594443","date":"2017-12-18","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4594442","date":"2017-12-18","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"616801","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-12-27","completedDate":"2018-10-30","violations":[{"number":"4545088","date":"2017-12-26","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545087","date":"2017-12-26","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545089","date":"2017-12-26","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-114235","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-11-10","completedDate":"2023-05-03","violations":[{"number":"VI-2022-085209","date":"2022-11-10","code":"PM15-315.2","title":"FACADES","status":"CLOSED","resolutionDate":"2023-05-03","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2026-005618","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-20","completedDate":null,"violations":[{"number":"VI-2026-003780","date":"2026-01-20","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"CLOSED","resolutionDate":"2026-06-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003781","date":"2026-01-20","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"CLOSED","resolutionDate":"2026-06-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003782","date":"2026-01-20","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"CLOSED","resolutionDate":"2026-06-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-003783","date":"2026-01-20","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"766662","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4539291","date":"2017-12-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":6,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"616143","date":"2017-12-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"616801","date":"2017-12-26","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"616143","date":"2018-01-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"616143","date":"2018-02-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"616143","date":"2018-07-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"616801","date":"2018-10-30","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2022-114235","date":"2023-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114235","date":"2023-05-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-005618","date":"2026-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-005618","date":"2026-06-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":3},{"y":2023,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04548036908722,"lng":-75.18879153002553,"geom":{"type":"Polygon","coordinates":[[[-75.188849201,40.045528211],[-75.188822132,40.045509102],[-75.188597017,40.04572692],[-75.188562639,40.045731989],[-75.188273762,40.045545942],[-75.188686606,40.045146886],[-75.189373558,40.045588172],[-75.189201381,40.045754051],[-75.188849201,40.045528211]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-003882","type":"Facade Report","inspectionDate":"2017-08-25","result":"Safe with Repair","expirationDate":"2022-08-25","buildingId":"1158159"},{"number":"BC-2026-001930","type":"Fire Alarm Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1126007"},{"number":"BC-2026-001917","type":"Fire Alarm Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1126007"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":3,"lotArea":30852,"zoning":"RSA3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"283 2ND ST PIKE, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":922400,"taxable":922400,"land":656784,"improvement":265616,"taxableLand":656784,"taxableImprovement":265616,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":922400,"taxable":922400,"land":656784,"improvement":265616,"taxableLand":656784,"taxableImprovement":265616,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1245200,"taxable":1245200,"land":311300,"improvement":933900,"taxableLand":311300,"taxableImprovement":933900,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2293000,"taxable":1245200,"land":229300,"improvement":2063700,"taxableLand":229300,"taxableImprovement":1015900,"exemptLand":0,"exemptImprovement":1047800},{"y":2020,"v":2293000,"taxable":1245200,"land":229300,"improvement":2063700,"taxableLand":229300,"taxableImprovement":1015900,"exemptLand":0,"exemptImprovement":1047800},{"y":2021,"v":2293000,"taxable":1245200,"land":229300,"improvement":2063700,"taxableLand":229300,"taxableImprovement":1015900,"exemptLand":0,"exemptImprovement":1047800},{"y":2022,"v":2293000,"taxable":1245200,"land":229300,"improvement":2063700,"taxableLand":229300,"taxableImprovement":1015900,"exemptLand":0,"exemptImprovement":1047800},{"y":2023,"v":2293000,"taxable":1245200,"land":229300,"improvement":2063700,"taxableLand":229300,"taxableImprovement":1015900,"exemptLand":0,"exemptImprovement":1047800},{"y":2024,"v":2293000,"taxable":1245200,"land":229300,"improvement":2063700,"taxableLand":229300,"taxableImprovement":1015900,"exemptLand":0,"exemptImprovement":1047800},{"y":2025,"v":2063700,"taxable":1330240,"land":619110,"improvement":1444590,"taxableLand":619110,"taxableImprovement":711130,"exemptLand":0,"exemptImprovement":733460},{"y":2026,"v":2063700,"taxable":1330240,"land":619110,"improvement":1444590,"taxableLand":619110,"taxableImprovement":711130,"exemptLand":0,"exemptImprovement":733460},{"y":2027,"v":1788100,"taxable":1061794,"land":357600,"improvement":1430500,"taxableLand":357600,"taxableImprovement":704194,"exemptLand":0,"exemptImprovement":726306}],"taxNow":18621,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"82530","date":"2007-06-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-07-24","scope":"REPLACE (3) STORM BOXES IN PARKING LOT, RE-PIPE STORM LINE FROM REAR OF PARKING LOT TO STORM MAIN IN STREET."},{"number":"759422","date":"2017-02-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-03-08","scope":"REMOVAL OF 1 1500 GALLON UNDER GROUND HEATING OIL STORAGE TANK ACCORDING TO PA DEP REGULATIONS"},{"number":"766662","date":"2017-04-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-28","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO UNIT 'B' WITHIN AN EXISTING EIGHTEEN FAMILY DWELLING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"797749","date":"2017-07-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-28","scope":"INSTALLING 1 KS,1 DISPOSAL,1 DISHWASHER,2 TOILETS,2 VANITY,2 BATH TUBS AND 1 WASHER (MULTI FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"802603","date":"2017-10-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"REMOVE EXISTING MAIN SERVICE, INSTALL NEW 1000AMP MAIN COMPLETE WITH PANELS IN EACH UNIT, MOVING METER BANK FROM EXTERIOR BASEMENT TO EXTERIOR OF BUILDING AND INSTALL GROUNDING AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"843133","date":"2018-02-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO EXISTING DWELLINGS UNITS LOCATED IN AN EXISTING 4 STORY STRUCTURE. NO CHANGE IN MEANS OF EGRESS CATEGORY. THIS PERMIT IS IN RESPONSE TO CASE NUMBER 616801, VIOLATION NUMBERS A-301.1/51, A-501.1/3 AND A-901.13/2. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"845763","date":"2018-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW WIRING INCLUDING OUTLETS,SWITCHES AND SMOKE DETECTORS EXISTING MAIN SYSTEM PER 2008 NEC (MULTI FAMILY)"},{"number":"852119","date":"2018-04-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-06-28","scope":"122 PLUMBING FIXTURES WITH PIPING FOR MULTI UNIT RENOVATIONS. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004."},{"number":"882414","date":"2018-06-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-21","scope":"INSTALL ONE HVAC UNIT W/DUCTWORK"},{"number":"895879","date":"2018-07-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-21","scope":"INSTALL 16 OUTDOOR CONDENCERS"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"217040","type":"Rental","status":"Closed","businessName":"GREGORY & SUSAN BUSHU","legalName":"GREGORY & SUSAN BUSHU","address":"332 W HORTTER ST","revenueCode":"3202","rentalCategory":null,"units":18,"issuedDate":"2004-04-08","latestIssueDate":"2017-02-27","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"793267","type":"Rental","status":"Active","businessName":"332 HORTTER LLC","legalName":"332 HORTTER LLC","address":"332 W HORTTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":18,"issuedDate":"2018-10-31","latestIssueDate":"2025-10-20","expirationDate":"2026-10-30","inactiveDate":null}],"licenseActivity":[{"number":"793267","type":"Rental","businessName":"332 HORTTER LLC","legalName":"332 HORTTER LLC","issuedDate":"2018-10-31","latestIssueDate":"2025-10-20","closureDate":null,"expirationDate":"2026-10-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217040","type":"Rental","businessName":"GREGORY & SUSAN BUSHU","legalName":"GREGORY & SUSAN BUSHU","issuedDate":"2004-04-08","latestIssueDate":"2017-02-27","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":18,"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":["4 open L&I violations","failed L&I inspection activity in 2026"],"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":"The record identifies more than one dwelling/use.","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":"4 permits not marked completed: 843133 (Issued), 852119 (Expired), 882414 (Expired), 895879 (Expired). 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":"4 open L&I violations","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"Facade Report: Safe with Repair through Aug 25, 2022; Fire Alarm Certification: Certified through Jan 16, 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 (283 2ND ST PIKE, SOUTHAMPTON PA, 18966).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1917 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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 26, 2026.","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/"}]}