{"asOf":"2026-07-25T01:57:53.812Z","block":"3100-3199 RICHMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-richmond-st","address":"3118-20 RICHMOND ST","parcelNumber":"881164218","source":"https://property.phila.gov/?p=881164218","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"3044 RICHMOND STREET LLC","coOwner":null,"marketValue":1207500,"landAssessment":241500,"improvementAssessment":966000,"livableArea":7764,"yearBuilt":1915,"lastSale":{"price":1195000,"date":"2018-01-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"1304938","date":"2009-04-21","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304937","date":"2009-04-21","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304934","date":"2009-04-21","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304936","date":"2009-04-21","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304935","date":"2009-04-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3686134","date":"2015-08-22","code":"PM15-304.19O","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-002804","date":"2023-01-12","code":"PM15-308.1","title":"RUBBISH & 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MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"3458093","date":"2015-01-28","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"196697","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-04-21","completedDate":"2013-05-06","violations":[{"number":"1304938","date":"2009-04-21","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304937","date":"2009-04-21","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304934","date":"2009-04-21","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1304936","date":"2009-04-21","code":"PM-307.1/2","title":"ROOF 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VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-14","completedDate":"2025-05-16","violations":[{"number":"VI-2023-089429","date":"2023-11-13","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-089409","date":"2023-11-13","code":"F-901.8","title":"REMOVAL OF EQUIPMENT\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-089422","date":"2023-11-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-031920","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-07","completedDate":"2026-07-21","violations":[{"number":"VI-2026-019348","date":"2026-04-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-019349","date":"2026-04-07","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-05-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"580424","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3458093","date":"2015-01-28","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":5,"worst":"VACANT BLDG UNSEC/UNSAFE 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INSP","status":"PASSED"},{"caseNumber":"CF-2023-003483","date":"2023-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003483","date":"2023-03-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-118420","date":"2023-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-118420","date":"2024-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031920","date":"2026-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031920","date":"2026-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031920","date":"2026-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031920","date":"2026-07-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9822259088889,"lng":-75.10340053927577,"geom":{"type":"Polygon","coordinates":[[[-75.103403405,39.982305785],[-75.103245652,39.982129499],[-75.103351537,39.982072538],[-75.103555699,39.982297884],[-75.103395655,39.98238208],[-75.103353283,39.982332629],[-75.103403405,39.982305785]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-030223","type":"Fire Alarm Certification","inspectionDate":"2024-03-20","result":"Certified","expirationDate":"2025-03-20","buildingId":"1062463"},{"number":"BC-2025-014940","type":"Fire Alarm Certification","inspectionDate":"2025-03-05","result":"Certified","expirationDate":"2026-03-05","buildingId":"1062463"},{"number":"BC-2025-015719","type":"Sprinkler Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1062463"},{"number":"BC-2026-018127","type":"Fire Alarm Certification","inspectionDate":"2026-04-03","result":"Certified","expirationDate":"2027-04-03","buildingId":"1062463"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":3983,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7900 OLD YORK RD, ELKINS PARK PA, 19027","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":119000,"taxable":119000,"land":54780,"improvement":64220,"taxableLand":54780,"taxableImprovement":64220,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":644800,"taxable":176250,"land":128960,"improvement":515840,"taxableLand":128960,"taxableImprovement":47290,"exemptLand":0,"exemptImprovement":468550},{"y":2019,"v":765200,"taxable":139655,"land":76520,"improvement":688680,"taxableLand":76520,"taxableImprovement":63135,"exemptLand":0,"exemptImprovement":625545},{"y":2020,"v":767100,"taxable":140002,"land":76710,"improvement":690390,"taxableLand":76710,"taxableImprovement":63292,"exemptLand":0,"exemptImprovement":627098},{"y":2021,"v":767100,"taxable":140002,"land":76710,"improvement":690390,"taxableLand":76710,"taxableImprovement":63292,"exemptLand":0,"exemptImprovement":627098},{"y":2022,"v":767100,"taxable":140002,"land":76710,"improvement":690390,"taxableLand":76710,"taxableImprovement":63292,"exemptLand":0,"exemptImprovement":627098},{"y":2023,"v":1200000,"taxable":217200,"land":120000,"improvement":1080000,"taxableLand":120000,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":982800},{"y":2024,"v":1200000,"taxable":217200,"land":120000,"improvement":1080000,"taxableLand":120000,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":982800},{"y":2025,"v":1200000,"taxable":217200,"land":120000,"improvement":1080000,"taxableLand":120000,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":982800},{"y":2026,"v":1200000,"taxable":217200,"land":120000,"improvement":1080000,"taxableLand":120000,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":982800},{"y":2027,"v":1207500,"taxable":1207500,"land":241500,"improvement":966000,"taxableLand":241500,"taxableImprovement":966000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3040,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"213226","date":"2009-04-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE THREE(3) STORY BRICK FRONT AND REPLACE WITH 8\" CINDERBLOCK AND STUCCO. INSTALL 10 NEW WINDOWS AND 1 NEW DOOR.WINDOWS AND DOOR SAME SIZE AND LOCATION. REMOVE ALL DEBRIS ***NOTE CONTRACTOR HAS NO EMPLOYEE INSURANCE***"},{"number":"554520","date":"2014-08-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-03-04","scope":"5000 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. NO STRUCTURAL CHANGES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS. *** THE LISTED GENERAL CONTRACTOR, URBAN RENEWAL BUILDERS LLC, HAS NO EMPLOYEES AS PER NOTARIZED LETTER.ALL SUB-CONTRACTORS ARE TO BE LICENSED IN THE CITY OF PHILADELPHIA, AND LISTED ON PERMIT. A SUB-CONTRACTORS LIST IS TO BE GIVEN TO THE INSPECTOR BEFORE ANY WORK STARTS."},{"number":"543402","date":"2014-11-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-11-17","scope":"PRELIMINARY PLAN REVIEW"},{"number":"574190","date":"2014-12-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-08","scope":"PRELIMINARY PLAN REVIEW"},{"number":"580424","date":"2015-01-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-10-23","scope":"FOR SELECTIVE INTERIOR DEMOLITION AND FOR A CHANGE IN OCCUPANCY TO A MIXED-USE STRUCTURE. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. **ALL ASBESTOS TO BE TREATED & REMOVED PRIOR TO COMMENCEMENT OF WORK.**"},{"number":"608485","date":"2015-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-14","scope":"INSTALLATION OF PLUMBING AS PER PLANS 6 UNITS,1 STORE FRONT,SUPPLU LINES TO FIXTURES WASTE FROM FIXTURES,INSTALLOF FIXTURES.(EAST DISTRICT)"},{"number":"613325","date":"2015-05-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-28","scope":"1ST FLOOR FRONT USE PREPARED FOOD SHOP"},{"number":"614613","date":"2015-06-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-21","scope":"INSTALL 7 HVAC UNITS INCLUDING DUCTWORK IN RESIDENTIAL UNITS AND 1 HVAC UNIT WITH DUCTWORK IN COMMERCIAL SPACE (8 UNITS TOTAL)"},{"number":"616203","date":"2015-07-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-10-23","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2\") SERVICE LINE, BACKFLOW PREVENTION DEVICE AND DOUBLE SNOOT FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13 IN PORTIONS OF THE BASEMENT AND FIRST FLOOR (COMMERCIAL & STORAGE) AND IN ACCORDANCE WITH NFPA 13-R THROUGHOUT THE REMAINDER OF THE BUILDING (RESIDENTIAL). SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK."},{"number":"626708","date":"2015-07-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-08-12","scope":"REPLACING 5\" AND 6\" HOUSE TRAP, HOUSE DRAIN, FAI"},{"number":"614165","date":"2015-10-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-25","scope":"INSTALL 600AMP SINGLE PHASE MAIN SERVICE,INSTALL 9 METERS AND WIRING THROUGHOUT PER 2008 NEC (MIXED USE)INSTALL FIRE ALARM SYSTEM PER NFPA 72"},{"number":"647876","date":"2015-10-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-10-28","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE SEVEN APARTMENTS ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2018,"k":"sale","p":1195000},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"677913","type":"Rental","status":"Inactive","businessName":"LAWRENCE MCKNIGHT (3118 RICHMOND, LLC)","legalName":"LAWRENCE MCKNIGHT","address":"3118-20 RICHMOND ST","revenueCode":"3202","rentalCategory":null,"units":7,"issuedDate":"2015-09-17","latestIssueDate":"2016-09-30","expirationDate":"2017-09-30","inactiveDate":"2017-11-29"},{"number":"692756","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSEPH LIVEWELL (RIVER WARDS CAFE)","legalName":"JOSEPH LIVEWELL","address":"3118-20 RICHMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-02-26","latestIssueDate":"2021-02-01","expirationDate":"2022-02-01","inactiveDate":"2022-04-02"},{"number":"815046","type":"Rental","status":"Expired","businessName":"3044 Richmond Street LLC","legalName":"3044 Richmond Street LLC","address":"3118-20 RICHMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2019-06-10","latestIssueDate":"2026-01-15","expirationDate":"2026-06-09","inactiveDate":null},{"number":"872503","type":"Food Preparing and Serving","status":"Active","businessName":"REANIMATOR COFFEE ROASTERS LLC","legalName":"REANIMATOR COFFEE ROASTERS LLC","address":"3118-20 RICHMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-07-08","latestIssueDate":"2026-05-24","expirationDate":"2027-07-07","inactiveDate":null}],"licenseActivity":[{"number":"872503","type":"Food Preparing and Serving","businessName":"REANIMATOR COFFEE ROASTERS LLC","legalName":"REANIMATOR COFFEE ROASTERS LLC","issuedDate":"2021-07-08","latestIssueDate":"2026-05-24","closureDate":null,"expirationDate":"2027-07-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"815046","type":"Rental","businessName":"3044 Richmond Street LLC","legalName":"3044 Richmond Street LLC","issuedDate":"2019-06-10","latestIssueDate":"2026-01-15","closureDate":"2026-06-09","expirationDate":"2026-06-09","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"692756","type":"Food Preparing and Serving","businessName":"JOSEPH LIVEWELL (RIVER WARDS CAFE)","legalName":"JOSEPH LIVEWELL","issuedDate":"2016-02-26","latestIssueDate":"2021-02-01","closureDate":"2022-04-02","expirationDate":"2022-02-01","inactiveDate":"2022-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"677913","type":"Rental","businessName":"LAWRENCE MCKNIGHT (3118 RICHMOND, LLC)","legalName":"LAWRENCE MCKNIGHT","issuedDate":"2015-09-17","latestIssueDate":"2016-09-30","closureDate":"2017-11-29","expirationDate":"2017-09-30","inactiveDate":"2017-11-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #574190: COMPLETED. The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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":"1 permit not marked completed: 213226 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 3, 2027; Sprinkler Certification: Certified through Apr 3, 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":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 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 Preparing and Serving #692756: Inactive since Apr 2, 2022","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/"}],"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/"}]}