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ADAMS BUILDING"},{"number":"797623","date":"2017-07-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-22","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 778930 TO INCLUDE CHANGES TO PROPOSED STRUCTURAL & FOUNDATION WORK TO INCLUDE NEW DETAILS AS PER APPORVED PLANS."},{"number":"803620","date":"2017-07-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"ADMINISTRATIVE TCO PERMIT FOR ADAMS 8TH FLOOR EXCEPT UNITS 802 AND 804"},{"number":"805552","date":"2017-08-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-15","scope":"TCO FOR UNITS 916,1016, 1116, 1216 ADAMS BUILDING."},{"number":"798182","date":"2017-08-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-31","scope":"INSTALL 150AMP 3 PHASE, 120/208VOLT SUB PANEL FOR PARKING TOWER - LIGHTING THROUGH OUT TOWER, BRANCH WIRING COATED PVC MC CABLE FOR BRANCH WIRING, 7 SITE POLES ON THE ROOF, INSTALL VARIOUS 1X4 VAPOR LED LIGHTS & EXIT SIGNS AS PER 2008 NEC (WEST DISTRICT)"},{"number":"812747","date":"2017-08-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"ADMINISTRATIVE TCO FOR ADAMS 7TH FLOOR EXCEPT UNITS 702 & 705."},{"number":"820864","date":"2017-10-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-10-19","scope":"TCO FOR 1ST FLOOR AND 5TH FLOOR AS PER PARENT PERMIT 692310"},{"number":"830387","date":"2017-11-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-14","scope":"TEMP CERTIFICATE OF OCCUPANCY FOR 6TH FLOOR ADAMS BUILDING."},{"number":"826348","date":"2017-11-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"TCO FOR 4TH FLOOR EXCEPT FOR FLOORS 2 & 5. PARENT PERMIT 692310. ADAMS BUILDING."},{"number":"832131","date":"2017-11-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-01-08","scope":"TEMP CERTIFICATE OF OCCUPANCY FOR 2ND FLOOR (EXCEPT UNITS 202, 205) OF THE ADAMS BUILDING."},{"number":"813212","date":"2017-12-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-25","scope":"12 RPC UNDERSLAB PIPING AND 10 PARKING LOT DRAINS WITH VERTICAL PIPING. VARIANCE GRANTED FOR VIOLATION OF CONCRETE PIPE UNDER SLAB"},{"number":"841025","date":"2017-12-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-26","scope":"THIRD FLOOR ONLY."},{"number":"837742","date":"2017-12-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-10","scope":"NEW CONSTRUCTION: EXTERIOR PLUMBING; PARKING GARAGE; SITE PLAN SEE ATTACHED PLANS 20 FIXTURES -THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"836760","date":"2018-01-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-01-12","scope":"FOR PARKING GARAGE EXCLUDING TOP (4) LEVEL."},{"number":"829159","date":"2018-02-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-02","scope":"FOR THE INSTALLATION OF TWO (2), 4\", CLASS I MANUAL DRY STANDPIPES IN ACCORDANCE WITH NFPA 14, WITHIN STAIRWAYS A AND B, FOR A NEW, FOUR (4) STORY PARKING GARAGE (SEE AP#778930 FOR NEW CONSTRUCTION PERMIT, AP#797623 FOR AMENDMENTS), AS PER PLANS; NO OTHER WORK ON THIS PERMIT; FDC LOCATED NEXT TO VEHICLE ENTRANCE BETWEEN \"ADAMS HOUSE\" AND \"JEFFERSON HOUSE\" BUILDINGS, SIGNAGE FOR FDC INSTALLED AS PER PHILADELPHIA FIRE CODE."},{"number":"846078","date":"2018-04-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"TO AMEND PERMIT #692310 TO DOCUMENT THE REMOVAL OF PREVIOUSLY APPROVED CONCRETE WORK AND THE REMOVAL OF SPECIAL INSPECTIONS THAT WERE PREVIOUSLY REQUIRED."},{"number":"FP-2024-001227","date":"2024-06-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-03-03","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. Relocation of 10 sprinkler heads - There is no new work taking place, just relocating sprinkler heads in the same area they're already in."},{"number":"FP-2024-001230","date":"2024-06-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-03-03","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 10 sprinkler heads - There is no new work taking place, just relocating sprinkler heads in the same area they're already in."},{"number":"FP-2024-001228","date":"2024-06-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-03-03","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 10 sprinkler heads - There is no new work taking place, just relocating sprinkler heads in the same area they're already in."},{"number":"AP-2024-004678","date":"2024-07-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2025-07-11","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR SMALL FITNESS ROOM ACCESSORY TO THE EXISTING MULTI-FAMILY OCCUPANCY. NO ALTERATIONS."},{"number":"FP-2024-001822","date":"2024-08-28","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-05","scope":"Rough-In Permit for FP-2024-001737 Installing a dry system as per NFPA 13 to feed the maintenance garage, trash room, and boiler room"},{"number":"FP-2024-001737","date":"2024-09-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-06","scope":"FOR TIE-IN TO EXISITNG FIRE SERVICE LINE AND INSTALLATION OF DRY FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATION AND NFPA 13."},{"number":"FP-2024-001884","date":"2024-09-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-12","scope":"FOR ALTERATIONS TO AN EXISTING AUTOMATIC SPRINKLER SYSTEM TO INSTALL NEW SPRINKLER HEADS THROUGHOUT AN EXISTING ELEVATOR MACHINE ROOM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"FP-2024-001932","date":"2024-09-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-12","scope":"FOR THE EXTENSION OF AN EXISTING FIRE SPRINKLER SYSTEM TO THE ELEVATOR PENTHOUSE (ADAMS TOWER) PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"FP-2024-001933","date":"2024-09-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-13","scope":"FOR THE EXTENSION OF AN EXISTING FIRE SPRINKLER SYSTEM TO THE ELEVATOR PENTHOUSE (JEFFERSON TOWER) PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"FP-2024-001930","date":"2024-09-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-12","scope":"EXTENSION OF EXISTING SPRINKLER SYSTEM TO COVER ELEVATOR PENTHOUSE OF AN EXISTING BUILDING (WASHINGTON BLDG) AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE NFPA 13 STANDARD. NO WORK TO EXISTING SPRINKLER RISER, BACKFLOW PREVENTION ASSEMBLY OR FIRE PUMP."},{"number":"CP-2024-005004","date":"2024-10-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-02","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE REPLACEMENT OF EXIST STAIR DOORS, REPLACE TRASH CHUTE HINGE DOORS WITH FIRE-RATED DOORS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE AS PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 3 passed"}],"rented":true,"licenses":[{"number":"713290","type":"Rental","status":"Inactive","businessName":"POST PRESIDENTIAL PROPERTY OWNER LLC","legalName":"POST PRESIDENTIAL PROPERTY OWNER LLC","address":"3850 CITY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":330,"issuedDate":"2016-09-06","latestIssueDate":"2022-08-29","expirationDate":"2023-09-05","inactiveDate":"2023-11-04"},{"number":"714467","type":"High Rise","status":"Inactive","businessName":"POST PRESIDENTIAL PROPERTY OWNER LLC","legalName":"POST PRESIDENTIAL PROPERTY OWNER LLC","address":"3850 CITY AVE","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2016-09-20","latestIssueDate":"2022-09-22","expirationDate":"2023-09-19","inactiveDate":"2023-11-18"},{"number":"741755","type":"High Rise","status":"Inactive","businessName":"POST PRESIDENTIAL PROPERTY OWNER LLC","legalName":"POST PRESIDENTIAL PROPERTY OWNER LLC ","address":"3850 CITY AVE","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2017-06-12","latestIssueDate":"2022-07-21","expirationDate":"2023-06-11","inactiveDate":"2023-08-10"},{"number":"741764","type":"Rental","status":"Inactive","businessName":"POST PRESIDENTIAL PROPERTY OWNER LLC","legalName":"POST PRESIDENTIAL PROPERTY OWNER LLC","address":"3850 CITY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":242,"issuedDate":"2017-06-12","latestIssueDate":"2022-06-06","expirationDate":"2023-06-11","inactiveDate":"2023-08-10"},{"number":"914083","type":"Rental","status":"Active","businessName":"KRE MREG City Ave Owner LLC (Presidential City)","legalName":"KRE MREG City Ave Owner LLC","address":"3850 CITY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":242,"issuedDate":"2023-01-09","latestIssueDate":"2026-01-12","expirationDate":"2027-01-08","inactiveDate":null},{"number":"917348","type":"Rental","status":"Active","businessName":"KRE MREG CITY AVE OWNER LLC (Presidential City)","legalName":"KRE MREG CITY AVE OWNER LLC","address":"3850 CITY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":330,"issuedDate":"2023-02-22","latestIssueDate":"2026-03-04","expirationDate":"2027-02-21","inactiveDate":null},{"number":"923522","type":"Dumpster License - Private Property","status":"Active","businessName":"KRE MREG City Ave Owner LLC (Presidential City)","legalName":"KRE MREG City Ave Owner LLC","address":"3850 CITY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2023-05-12","latestIssueDate":"2023-05-12","expirationDate":null,"inactiveDate":null},{"number":"923524","type":"Dumpster License - Private Property","status":"Active","businessName":"KRE MREG CITY AVE OWNER LLC (Presidential City)","legalName":"KRE MREG CITY AVE OWNER LLC","address":"3850 CITY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2023-05-12","latestIssueDate":"2023-05-12","expirationDate":null,"inactiveDate":null},{"number":"0960506","type":"High Rise","status":"Active","businessName":"KRE MREG City Ave Owner LLC (Presidential City)","legalName":"KRE MREG City Ave Owner LLC","address":"3850 CITY AVE","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2024-09-05","latestIssueDate":"2025-10-22","expirationDate":"2026-09-04","inactiveDate":null},{"number":"0960507","type":"High Rise","status":"Active","businessName":"KRE MREG CITY AVE OWNER LLC (Presidential City)","legalName":"KRE MREG CITY AVE OWNER LLC","address":"3850 CITY AVE","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2024-09-05","latestIssueDate":"2025-10-22","expirationDate":"2026-09-04","inactiveDate":null}],"licenseActivity":[{"number":"0960506","type":"High Rise","businessName":"KRE MREG City Ave Owner LLC (Presidential City)","legalName":"KRE MREG City Ave Owner LLC","issuedDate":"2024-09-05","latestIssueDate":"2025-10-22","closureDate":null,"expirationDate":"2026-09-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"923522","type":"Dumpster License - Private Property","businessName":"KRE MREG City Ave Owner LLC (Presidential City)","legalName":"KRE MREG City Ave Owner LLC","issuedDate":"2023-05-12","latestIssueDate":"2023-05-12","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"917348","type":"Rental","businessName":"KRE MREG CITY AVE OWNER LLC (Presidential City)","legalName":"KRE MREG CITY AVE OWNER LLC","issuedDate":"2023-01-09","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-02-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"714467","type":"High Rise","businessName":"POST PRESIDENTIAL PROPERTY OWNER LLC","legalName":"POST PRESIDENTIAL PROPERTY OWNER LLC","issuedDate":"2016-09-20","latestIssueDate":"2022-09-22","closureDate":"2023-11-18","expirationDate":"2023-09-19","inactiveDate":"2023-11-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"713290","type":"Rental","businessName":"POST PRESIDENTIAL PROPERTY OWNER LLC","legalName":"POST PRESIDENTIAL PROPERTY OWNER LLC","issuedDate":"2016-09-06","latestIssueDate":"2022-08-29","closureDate":"2023-11-04","expirationDate":"2023-09-05","inactiveDate":"2023-11-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":330,"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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30133: OPEN · Granted; related permit 749021. Use permit #511423: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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: FP-2024-001227 (Expired), FP-2024-001230 (Expired), FP-2024-001228 (Expired), AP-2024-004678 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Facade Report: Safe through Apr 20, 2027; Fire Alarm Certification: Certified through Jun 6, 2026; Sprinkler Certification: Certified through Aug 12, 2025; Emergency and Standby Power Systems Certification: Certified through Jun 26, 2025","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":"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 (30 HUDSON YARDS 75TH FL, NEW YORK NY, 10001).","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 1953 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":"15 failed, 11 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 17, 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":"High Rise #714467: Inactive since Nov 18, 2023; High Rise #741755: Inactive since Aug 10, 2023","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":"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 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 95 historical violations across 13 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/"}]}