{"asOf":"2026-07-28T08:18:04.346Z","block":"3600-3699 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-lancaster-ave","address":"3641-47 LANCASTER AVE","parcelNumber":"881111305","source":"https://property.phila.gov/?p=881111305","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":null,"buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":null,"useLabel":"Apartment building","owner":"PHILLYPROP L P","coOwner":null,"marketValue":1676900,"landAssessment":335300,"improvementAssessment":1341600,"livableArea":10260,"yearBuilt":1900,"lastSale":{"price":320000,"date":"1998-12-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"2207074","date":"2011-09-07","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2999061","date":"2013-11-07","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2999060","date":"2013-11-07","code":"A-301.1/28","title":"PERMB- EXTEND FIRE SUPP SYS","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"VI-2022-066997","date":"2022-09-06","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-066998","date":"2022-09-06","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"296307","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-09-09","completedDate":"2011-12-13","violations":[{"number":"2207074","date":"2011-09-07","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410267","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2013-11-08","completedDate":"2014-04-29","violations":[{"number":"2999061","date":"2013-11-07","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2999060","date":"2013-11-07","code":"A-301.1/28","title":"PERMB- EXTEND FIRE SUPP SYS","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-091305","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-09-06","completedDate":"2022-09-27","violations":[{"number":"VI-2022-066997","date":"2022-09-06","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2022-091309","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-09-06","completedDate":"2022-09-27","violations":[{"number":"VI-2022-066998","date":"2022-09-06","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"84418","date":"2006-10-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"296307","date":"2011-09-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"296307","date":"2011-09-07","type":"BC INSP","status":"CLOSED"},{"caseNumber":"296307","date":"2011-12-13","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"410267","date":"2013-11-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"410267","date":"2013-12-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"410267","date":"2014-04-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-091305","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-091309","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-091305","date":"2022-09-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-091309","date":"2022-09-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2014,"fails":0,"passes":1},{"y":2022,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.959345453638186,"lng":-75.19470657500437,"geom":{"type":"Polygon","coordinates":[[[-75.194757687,39.959463593],[-75.194538465,39.959352417],[-75.194651328,39.959223249],[-75.194873887,39.959339802],[-75.194757687,39.959463593]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":4166,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2228 HILLTOP VIEW RD, UNIONVILLE PA, 19375","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":941000,"taxable":941000,"land":77431,"improvement":863569,"taxableLand":77431,"taxableImprovement":863569,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":941000,"taxable":941000,"land":77431,"improvement":863569,"taxableLand":77431,"taxableImprovement":863569,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1300400,"taxable":1300400,"land":390120,"improvement":910280,"taxableLand":390120,"taxableImprovement":910280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1339400,"taxable":1339400,"land":401820,"improvement":937580,"taxableLand":401820,"taxableImprovement":937580,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1352700,"taxable":1352700,"land":405810,"improvement":946890,"taxableLand":405810,"taxableImprovement":946890,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1352700,"taxable":1352700,"land":405810,"improvement":946890,"taxableLand":405810,"taxableImprovement":946890,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1352700,"taxable":1352700,"land":405810,"improvement":946890,"taxableLand":405810,"taxableImprovement":946890,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1810500,"taxable":1810500,"land":543150,"improvement":1267350,"taxableLand":543150,"taxableImprovement":1267350,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1810500,"taxable":1810500,"land":543150,"improvement":1267350,"taxableLand":543150,"taxableImprovement":1267350,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1810500,"taxable":1810500,"land":543150,"improvement":1267350,"taxableLand":543150,"taxableImprovement":1267350,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1810500,"taxable":1810500,"land":543150,"improvement":1267350,"taxableLand":543150,"taxableImprovement":1267350,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1676900,"taxable":1676900,"land":335300,"improvement":1341600,"taxableLand":335300,"taxableImprovement":1341600,"exemptLand":0,"exemptImprovement":0}],"taxNow":25343,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"189166","date":"2008-11-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-03","scope":"REPLACE WATER HEATER"},{"number":"529655","date":"2014-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-16","scope":"HOUSE TRAP"},{"number":"881033","date":"2018-05-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-08-24","scope":"PARTIAL DEMO OF LIMITED NON BEARING WALLS, MILLWORK AND FLOORING NO COMPROMISE OF FIRE RATED ASSEMBLIES - FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"897995","date":"2018-08-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"FOR A BUSINESS AND PROFESSIONAL LEASING OFFICE SPACE ON THE GROUND LEVEL OF SPACE 3645 LANCASTER AVE."},{"number":"885864","date":"2018-08-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"LEVEL 2 ALTERATION TO A LEASING OFFICE SPACE TO INCLUDE REMOVAL AND CONSTRUCTION OF NON-LOAD BEARING PARTITIONS, NEW DOORS AND INTERIOR RAMP AS PER PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"900700","date":"2018-09-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"ON AN EXISTING 200AMP SERVICE,INSTALL LIGHTS,SWITCHES,RECEPTS,EXIT AND EMERGENCY LIGHTS,CABLE TV AND 5-PLENUM RATED CAT5E CABLES WITH A LONGEST RUN OF ABOUT 80FT AS PER 2008 NEC (WEST DISTRICT)"},{"number":"896968","date":"2018-09-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2025-004099","date":"2025-04-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2025-002736","date":"2025-07-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-03-06","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. FOR USE AS A BUSINESS OCCUPANCY (PREPARED FOOD SHOP - GROUP B). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2025-004952","date":"2025-08-12","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"PP-2025-010357","date":"2025-09-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-06","scope":"First floor: Install (1) WC (1) Lava (1) Mop sink (1) FD (3) Sinks (1) Prep sink (1) 3-comp Sink (1) Grease trap"},{"number":"FP-2025-001992","date":"2025-09-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-06","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 13 existing sprinkler heads"},{"number":"MP-2025-005426","date":"2025-11-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-06","scope":"FOR THE RELOCATION OF GRDs AND ASSOCIATED DUCTWORK AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2025-002736 FOR ASSOCIATED TENANT FIT-OUT PERMIT."},{"number":"EP-2025-012041","date":"2025-12-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-25","scope":"Using the existing 120A panel, interior wiring (refer to equipment schedule). install light fixtures, duplex receptacles, breakers, GFICs."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"220887","type":"Rental","status":"Active","businessName":"PHILLYPROP LP","legalName":"PHILLYPROP LP","address":"3641-47 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Other","units":4,"issuedDate":"2004-08-26","latestIssueDate":"2026-02-10","expirationDate":"2027-02-28","inactiveDate":null},{"number":"307301","type":"Rental","status":"Inactive","businessName":"PHILLYPROP LP (LEROY E KEAN CORP)","legalName":"PHILLYPROP LP","address":"3641-47 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2005-02-28","latestIssueDate":"2005-02-28","expirationDate":"2006-02-28","inactiveDate":"2012-08-31"},{"number":"316039","type":"Food Caterer","status":"Inactive","businessName":"THE PHILADELPHIA CATERING CO INC","legalName":"THE PHILADELPHIA CATERING CO INC","address":"3641-47 LANCASTER AVE","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2005-04-30","latestIssueDate":"2009-04-15","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"356352","type":"Rental","status":"Active","businessName":"PHILLYPROP LP (LEROY E KEAN CORP)","legalName":"PHILLYPROP LP","address":"3641-47 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Other","units":4,"issuedDate":"2006-02-24","latestIssueDate":"2026-02-10","expirationDate":"2027-02-28","inactiveDate":null},{"number":"537584","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DRAGONS DEN","legalName":"DRAGONS DEN","address":"3641-47 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-06-29","latestIssueDate":"2011-06-29","expirationDate":"2012-07-31","inactiveDate":"2012-03-15"}],"licenseActivity":[{"number":"537584","type":"Dumpster License - Private Property","businessName":"DRAGONS DEN","legalName":"DRAGONS DEN","issuedDate":"2011-06-29","latestIssueDate":"2011-06-29","closureDate":"2012-03-15","expirationDate":"2012-07-31","inactiveDate":"2012-03-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"316039","type":"Food Caterer","businessName":"THE PHILADELPHIA CATERING CO INC","legalName":"THE PHILADELPHIA CATERING CO INC","issuedDate":"2005-04-30","latestIssueDate":"2009-04-15","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"356352","type":"Rental","businessName":"PHILLYPROP LP (LEROY E KEAN CORP)","legalName":"PHILLYPROP LP","issuedDate":"2005-02-28","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"220887","type":"Rental","businessName":"PHILLYPROP LP","legalName":"PHILLYPROP LP","issuedDate":"2004-08-26","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":4,"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":["7 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 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,352,700 to $1,810,500","no permit shown in 2022-2024"],"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 #897995: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"2 active Rental License records 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 (2228 HILLTOP VIEW RD, UNIONVILLE PA, 19375).","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 1900 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":"4 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 27, 2022.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Caterer #316039: Inactive since Dec 22, 2012; Dumpster License - Private Property #537584: Inactive since Mar 15, 2012","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 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/"}]}