{"asOf":"2026-07-30T07:54:41.079Z","block":"4300-4399 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-frankford-ave","address":"4300-02 FRANKFORD AVE","parcelNumber":"881104300","source":"https://property.phila.gov/?p=881104300","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"804","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"LIRIANO ALBING","coOwner":"LIRIANO AILSA","marketValue":497300,"landAssessment":99400,"improvementAssessment":397900,"livableArea":6982,"yearBuilt":1920,"lastSale":{"price":185000,"date":"2005-01-28T05:00:00Z"},"openViolations":5,"violations":[{"number":"1625994","date":"2009-08-31","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-03-25","underAppeal":false,"noticeUrl":null},{"number":"4649794","date":"2017-11-14","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null},{"number":"4631095","date":"2017-12-15","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-20","underAppeal":false,"noticeUrl":null},{"number":"4631094","date":"2017-12-15","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-20","underAppeal":false,"noticeUrl":null},{"number":"4631093","date":"2017-12-15","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-20","underAppeal":false,"noticeUrl":null},{"number":"211946364","date":"2018-04-05","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-14","underAppeal":false,"noticeUrl":null},{"number":"211946363","date":"2018-04-05","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-14","underAppeal":false,"noticeUrl":null},{"number":"211946362","date":"2018-04-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-14","underAppeal":false,"noticeUrl":null},{"number":"4903189","date":"2018-06-05","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-12-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072647","date":"2021-10-13","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-02-12","resolution":"CLOSED - REISSUED/REWRITTEN","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072645","date":"2021-10-13","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2024-02-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072644","date":"2021-10-13","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072643","date":"2021-10-13","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072646","date":"2021-10-13","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072654","date":"2021-10-13","code":"FC-13-906.2(A)","title":"FIRE EXTINGUISHER PRESSURE","status":"COMPLIED","resolutionDate":"2024-02-08","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072653","date":"2021-10-13","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-02-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072655","date":"2021-10-13","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2024-02-08","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-007188","date":"2022-02-03","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2022-04-18","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-04-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-038362","date":"2022-06-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF"},{"number":"VI-2022-038363","date":"2022-06-02","code":"PM15-304.1(K)","title":"FIRE ESCAPES, SIGNS, & BALCONIES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF"},{"number":"VI-2022-038364","date":"2022-06-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF"},{"number":"VI-2022-080043","date":"2022-10-21","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-07","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855368817&hash=AF44288B411B5DCC2B4334DAD7B86F12322A7B48DE13FB9F8290F9B3C1500B44"},{"number":"VI-2022-078778","date":"2022-10-17","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-02-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-078779","date":"2022-10-17","code":"F-1010.1.9.1","title":"DOOR HARDWARE\n","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-02-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-078780","date":"2022-10-17","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-02-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-009295","date":"2024-02-12","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855418401&hash=833AFDCB7FAB79486C520DD0D3BAE3E6B1C9D9CFE2B9DC2075C62D9FE2D4AC7B"},{"number":"VI-2024-015464","date":"2024-03-10","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"CLOSED","resolutionDate":"2024-04-27","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-04-29","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-014002","date":"2025-03-10","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-05-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F"},{"number":"VI-2025-014003","date":"2025-03-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-05-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F"},{"number":"VI-2025-014004","date":"2025-03-10","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-05-21","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-05-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F"}],"violationCases":[{"number":"214491","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-09-16","completedDate":"2010-03-23","noticeUrl":null,"violations":[{"number":"1625994","date":"2009-08-31","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-03-25","underAppeal":false,"noticeUrl":null}]},{"number":"612287","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-15","completedDate":"2018-06-19","noticeUrl":null,"violations":[{"number":"4649794","date":"2017-11-14","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null}]},{"number":"615996","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-12-17","completedDate":"2019-03-16","noticeUrl":null,"violations":[{"number":"4631095","date":"2017-12-15","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-20","underAppeal":false,"noticeUrl":null},{"number":"4631094","date":"2017-12-15","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-20","underAppeal":false,"noticeUrl":null},{"number":"4631093","date":"2017-12-15","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-20","underAppeal":false,"noticeUrl":null}]},{"number":"629879","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-04-20","completedDate":"2021-10-14","noticeUrl":null,"violations":[{"number":"211946364","date":"2018-04-05","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-14","underAppeal":false,"noticeUrl":null},{"number":"211946363","date":"2018-04-05","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-14","underAppeal":false,"noticeUrl":null},{"number":"211946362","date":"2018-04-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-14","underAppeal":false,"noticeUrl":null}]},{"number":"632498","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-09","completedDate":"2018-12-24","noticeUrl":null,"violations":[{"number":"4903189","date":"2018-06-05","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-12-24","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-100666","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-14","completedDate":"2024-02-13","noticeUrl":null,"violations":[{"number":"VI-2021-072647","date":"2021-10-13","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-02-12","resolution":"CLOSED - REISSUED/REWRITTEN","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072645","date":"2021-10-13","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2024-02-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072644","date":"2021-10-13","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072643","date":"2021-10-13","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072646","date":"2021-10-13","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-100682","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-14","completedDate":"2024-02-09","noticeUrl":null,"violations":[{"number":"VI-2021-072654","date":"2021-10-13","code":"FC-13-906.2(A)","title":"FIRE EXTINGUISHER PRESSURE","status":"COMPLIED","resolutionDate":"2024-02-08","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072653","date":"2021-10-13","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-02-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-02-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-072655","date":"2021-10-13","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2024-02-08","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-02-09","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-008955","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-03","completedDate":"2022-04-18","noticeUrl":null,"violations":[{"number":"VI-2022-007188","date":"2022-02-03","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2022-04-18","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-04-18","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-051996","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-06-02","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF","violations":[{"number":"VI-2022-038362","date":"2022-06-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF"},{"number":"VI-2022-038363","date":"2022-06-02","code":"PM15-304.1(K)","title":"FIRE ESCAPES, SIGNS, & BALCONIES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF"},{"number":"VI-2022-038364","date":"2022-06-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855358724&hash=6E0B33C68DFC76A441A25A83FBB12E90912E7790FF9BEBCDC782F53DAAE8FAFF"}]},{"number":"CF-2022-106506","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-10-18","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855368817&hash=AF44288B411B5DCC2B4334DAD7B86F12322A7B48DE13FB9F8290F9B3C1500B44","violations":[{"number":"VI-2022-080043","date":"2022-10-21","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-07","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855368817&hash=AF44288B411B5DCC2B4334DAD7B86F12322A7B48DE13FB9F8290F9B3C1500B44"}]},{"number":"CF-2022-106507","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-18","completedDate":"2023-02-22","noticeUrl":null,"violations":[{"number":"VI-2022-078778","date":"2022-10-17","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-02-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-078779","date":"2022-10-17","code":"F-1010.1.9.1","title":"DOOR HARDWARE\n","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-02-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-078780","date":"2022-10-17","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-02-22","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-011235","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-02-13","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855418401&hash=833AFDCB7FAB79486C520DD0D3BAE3E6B1C9D9CFE2B9DC2075C62D9FE2D4AC7B","violations":[{"number":"VI-2024-009295","date":"2024-02-12","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-02-13","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855418401&hash=833AFDCB7FAB79486C520DD0D3BAE3E6B1C9D9CFE2B9DC2075C62D9FE2D4AC7B"}]},{"number":"CF-2024-018801","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-10","completedDate":"2024-04-29","noticeUrl":null,"violations":[{"number":"VI-2024-015464","date":"2024-03-10","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"CLOSED","resolutionDate":"2024-04-27","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-04-29","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-014057","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-03-04","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F","violations":[{"number":"VI-2025-014002","date":"2025-03-10","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-05-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F"},{"number":"VI-2025-014003","date":"2025-03-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-05-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F"},{"number":"VI-2025-014004","date":"2025-03-10","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-05-21","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-05-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855553952&hash=035FB1DE4C0F37A1AD3852E91C6EABFF0F527EB6759F0897BDB230F81CE57F7F"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2017,"n":4,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2021,"n":8,"worst":null},{"y":2022,"n":8,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":2,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"214491","date":"2009-08-31","type":"BC INSP","status":"FAILED"},{"caseNumber":"214491","date":"2009-12-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"214491","date":"2010-03-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"612287","date":"2017-11-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"615996","date":"2017-12-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612287","date":"2017-12-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"612287","date":"2018-01-26","type":"CI INSP","status":"CLOSED"},{"caseNumber":"615996","date":"2018-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"615996","date":"2018-04-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"629879","date":"2018-04-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"615996","date":"2018-04-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"612287","date":"2018-04-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"612287","date":"2018-05-09","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"632498","date":"2018-06-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"632498","date":"2018-07-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"632498","date":"2018-08-24","type":"CI INSP","status":"CLOSED"},{"caseNumber":"629879","date":"2018-09-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"632498","date":"2018-12-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"632498","date":"2018-12-24","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"629879","date":"2021-10-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-100666","date":"2021-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100682","date":"2021-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100666","date":"2021-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100666","date":"2022-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008955","date":"2022-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008955","date":"2022-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008955","date":"2022-04-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-051996","date":"2022-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051996","date":"2022-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106507","date":"2022-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106506","date":"2022-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051996","date":"2022-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106507","date":"2023-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106507","date":"2023-02-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-106506","date":"2023-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106506","date":"2023-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100682","date":"2024-02-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-100666","date":"2024-02-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-011235","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-018801","date":"2024-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-018801","date":"2024-04-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-018801","date":"2024-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-051996","date":"2024-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051996","date":"2024-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014057","date":"2025-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106506","date":"2025-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014057","date":"2025-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106506","date":"2025-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014057","date":"2025-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051996","date":"2026-02-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":6,"passes":1},{"y":2021,"fails":3,"passes":1},{"y":2022,"fails":8,"passes":1},{"y":2023,"fails":3,"passes":1},{"y":2024,"fails":5,"passes":3},{"y":2025,"fails":5,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.011156434280814,"lng":-75.08890396875478,"geom":{"type":"Polygon","coordinates":[[[-75.088732186,40.011145811],[-75.088800325,40.011038707],[-75.089100295,40.01121905],[-75.089049097,40.011268883],[-75.088732186,40.011145811]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-023870","type":"Fire Alarm Certification","inspectionDate":"2023-11-12","result":"Certified","expirationDate":"2024-11-12","buildingId":"1227849"},{"number":"BC-2025-018254","type":"Fire Alarm Certification","inspectionDate":"2025-04-17","result":"Certified","expirationDate":"2026-04-17","buildingId":"1227849"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":3,"lotArea":3260,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"101 W87th ST, NEW YORK NY, 10024","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"VIOLATIONS BEEN TAKEN CARE OF","status":"OPEN","outcome":"CONTINUED","date":"2018-10-16","number":"35214","relatedPermit":"629879"},{"type":"Zoning board appeal","grounds":"PERMIT FOR AN AUTO TAG OFFICE (BUSINESS AND PROFESSIONAL OFFICE) ON 1ST FLOOR AND FOR\nROOMING HOUSE FOR MAXIMUM SIX (6) UNITS FOR MAXIMUM SEVEN (7) OCCUPANTS (SINGLE ROOM\nRESIDENCE) ON 2ND AND 3RD FLOOR IN AN EXISTING STRUCTURE. ALL OCCUPAN","status":"OPEN","outcome":"Granted with conditions","date":"2019-03-13","number":"35936","relatedPermit":"931310"}],"taxYears":[{"year":2016,"total":72.33,"principal":66.57,"interest":1,"penalty":0.67}],"taxNet":72.33,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":347700,"taxable":347700,"land":32600,"improvement":315100,"taxableLand":32600,"taxableImprovement":315100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":347700,"taxable":347700,"land":32600,"improvement":315100,"taxableLand":32600,"taxableImprovement":315100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":358100,"taxable":358100,"land":89525,"improvement":268575,"taxableLand":89525,"taxableImprovement":268575,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":368800,"taxable":368800,"land":92200,"improvement":276600,"taxableLand":92200,"taxableImprovement":276600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":497300,"taxable":497300,"land":99400,"improvement":397900,"taxableLand":99400,"taxableImprovement":397900,"exemptLand":0,"exemptImprovement":0}],"taxNow":5162,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"931310","date":"2019-08-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"PER ZBA PROVISO TEMPORARY TO EXPIRE MARCH 31, 2021 FOR AN AUTO TAG OFFICE ON 1ST FLOOR AND FOR ROOMING HOUSE FOR MAXIMUM SIX (6) UNITS TOTAL FOR MAXIMUM SEVEN (7) OCCUPANTS ON 2ND AND 3RD FLOOR IN AN EXISTING STRUCTURE. ALL OCCUPANTS ARE CAPABLE OF SELF PRESERVATION AND SELF SUSTAINING. NO OCCUPANTS UNDER THE JURISDICTION OF ANY COURT SYSTEM. NO SIGN ON THIS PERMIT."},{"number":"ZP-2021-014221","date":"2021-12-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2021-012658","date":"2021-12-29","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-01-19","scope":"FOR A CERTIFICATE OF OCCUPANCY OF A RETAIL STORE AT THE 1ST FLOOR LEVEL OF AN EXISTING 3-STORY ATTACHED STRUCTURE. NO ALTERATION IS PROPOSED IN THIS PERMIT. A SEPARATE PERMIT IS REQUIRED FOR ANY INTERIOR FIT-OUT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"permit","w":"Use"},{"y":2021,"k":"viol","w":"8 L&I violations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"viol","w":"8 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×5"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"200599","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DOLLAR SENSE INC","legalName":"DOLLAR SENSE INC","address":"4300-02 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2001-08-15","latestIssueDate":"2001-08-15","expirationDate":"2002-04-30","inactiveDate":null},{"number":"199940","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FAMILY VIDEO","legalName":"FAMILY VIDEO","address":"4300-02 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"346808","type":"Rental","status":"Inactive","businessName":"ALBING & AILSA LIRIANO (YSIDRO ARIAS AGT)","legalName":"ALBING & AILSA LIRIANO","address":"4300-02 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-11-28","latestIssueDate":"2005-11-28","expirationDate":"2006-02-28","inactiveDate":"2006-04-29"},{"number":"885340","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Church St Mini Mart Corp","legalName":"Church St Mini Mart Corp","address":"4300-02 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-01-13","latestIssueDate":"2025-01-29","expirationDate":"2026-01-12","inactiveDate":"2026-03-13"}],"licenseActivity":[{"number":"885340","type":"Food Establishment, Retail Permanent Location","businessName":"Church St Mini Mart Corp","legalName":"Church St Mini Mart Corp","issuedDate":"2022-01-13","latestIssueDate":"2025-01-29","closureDate":"2026-03-13","expirationDate":"2026-01-12","inactiveDate":"2026-03-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"346808","type":"Rental","businessName":"ALBING & AILSA LIRIANO (YSIDRO ARIAS AGT)","legalName":"ALBING & AILSA LIRIANO","issuedDate":"2005-11-28","latestIssueDate":"2005-11-28","closureDate":"2006-04-29","expirationDate":"2006-02-28","inactiveDate":"2006-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199940","type":"Food Establishment, Retail Permanent Location","businessName":"FAMILY VIDEO","legalName":"FAMILY VIDEO","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200599","type":"Food Establishment, Retail Permanent Location","businessName":"DOLLAR SENSE INC","legalName":"DOLLAR SENSE INC","issuedDate":"2001-08-15","latestIssueDate":"2001-08-15","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["5 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 35% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $368,800 to $497,300","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":"violations","level":"urgent","title":"5 open L&I violations","finding":"30 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35936: OPEN · Granted with conditions; related permit 931310. Use permit #931310: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 17, 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"36 failed, 8 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #200599: Inactive; Food Establishment, Retail Permanent Location #199940: Inactive; Food Establishment, Retail Permanent Location #885340: Inactive since Mar 13, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}