{"asOf":"2026-07-26T19:44:05.437Z","block":"1000-1099 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-s-52nd-st","address":"1032-34 S 52ND ST","parcelNumber":"881428150","source":"https://property.phila.gov/?p=881428150","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"STERLING RODERICK","coOwner":null,"marketValue":512900,"landAssessment":102500,"improvementAssessment":410400,"livableArea":4620,"yearBuilt":1915,"lastSale":{"price":1,"date":"2006-12-18T05:00:00Z"},"openViolations":1,"violations":[{"number":"4326732","date":"2017-02-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4326733","date":"2017-02-11","code":"FC-915.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4326731","date":"2017-02-11","code":"FC-901.6/1","title":"FIRE MAINTENANCE TEST REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211961521","date":"2019-04-18","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961523","date":"2019-04-18","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961526","date":"2019-04-18","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961527","date":"2019-04-18","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961528","date":"2019-04-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961524","date":"2019-04-18","code":"FC-13-100825","title":"EXIT DOORS SELF CLOSING/LATCHI","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961517","date":"2019-04-18","code":"FC-13-1006.1","title":"MEANS OF EGRESS ILLUMINATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961518","date":"2019-04-18","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-038946","date":"2022-06-03","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-09-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-072375","date":"2024-08-26","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"572733","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-02-11","completedDate":"2017-12-18","violations":[{"number":"4326732","date":"2017-02-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4326733","date":"2017-02-11","code":"FC-915.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4326731","date":"2017-02-11","code":"FC-901.6/1","title":"FIRE MAINTENANCE TEST REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"680882","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-04-23","completedDate":"2024-11-09","violations":[{"number":"211961521","date":"2019-04-18","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961523","date":"2019-04-18","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961526","date":"2019-04-18","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961527","date":"2019-04-18","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961528","date":"2019-04-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961524","date":"2019-04-18","code":"FC-13-100825","title":"EXIT DOORS SELF CLOSING/LATCHI","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961517","date":"2019-04-18","code":"FC-13-1006.1","title":"MEANS OF EGRESS ILLUMINATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211961518","date":"2019-04-18","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-053163","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-06-03","completedDate":null,"violations":[{"number":"VI-2022-038946","date":"2022-06-03","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-09-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-093932","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"IN VIOLATION","createdDate":"2024-08-26","completedDate":null,"violations":[{"number":"VI-2024-072375","date":"2024-08-26","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":3,"worst":null},{"y":2019,"n":8,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"22881","date":"2004-02-09","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"60395","date":"2006-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"70943","date":"2006-07-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"60395","date":"2008-04-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"572733","date":"2017-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572733","date":"2017-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572733","date":"2017-12-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"680882","date":"2019-04-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"680882","date":"2019-06-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2022-053163","date":"2022-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-053163","date":"2023-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-053163","date":"2023-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-053163","date":"2023-09-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-093932","date":"2024-08-26","type":null,"status":"FAILED"},{"caseNumber":"680882","date":"2024-11-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-093932","date":"2025-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-093932","date":"2025-05-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94376367982026,"lng":-75.22311305209737,"geom":{"type":"Polygon","coordinates":[[[-75.223183066,39.943641422],[-75.22327754,39.94372186],[-75.223043214,39.943885856],[-75.222948438,39.943805604],[-75.223183066,39.943641422]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-005929","type":"Fire Escape Report","inspectionDate":"2017-05-20","result":"Safe with Repair","expirationDate":"2022-05-20","buildingId":"1513964"},{"number":"BC-2023-018004","type":"Fire Escape Report","inspectionDate":"2019-06-13","result":"Safe","expirationDate":"2024-06-13","buildingId":"1513964"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":3432,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1011 S 51ST ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR INCREASE IN THE TOTAL NUMBER OF ROOMING UNITS FROM FOURTEEN (14) TO\nSIXTEEN (16) UNITS (SINGLE ROOM RESIDENCE) IN AN EXISTING STRUCTURE. ALL OCCUPANTS ARE\nCAPABLE OF SELF PRESERVATION AND SELF SUSTAINING. NO OCCUPANTS ","status":"OPEN","outcome":"HELD","date":"2020-03-11","number":"38128","relatedPermit":"990160"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":336000,"taxable":336000,"land":15574,"improvement":320426,"taxableLand":15574,"taxableImprovement":320426,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":336000,"taxable":336000,"land":15574,"improvement":320426,"taxableLand":15574,"taxableImprovement":320426,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":454200,"taxable":454200,"land":136260,"improvement":317940,"taxableLand":136260,"taxableImprovement":317940,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":467800,"taxable":467800,"land":140340,"improvement":327460,"taxableLand":140340,"taxableImprovement":327460,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":468900,"taxable":468900,"land":140670,"improvement":328230,"taxableLand":140670,"taxableImprovement":328230,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":468900,"taxable":468900,"land":140670,"improvement":328230,"taxableLand":140670,"taxableImprovement":328230,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":468900,"taxable":468900,"land":140670,"improvement":328230,"taxableLand":140670,"taxableImprovement":328230,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":931000,"taxable":931000,"land":279300,"improvement":651700,"taxableLand":279300,"taxableImprovement":651700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":931000,"taxable":931000,"land":279300,"improvement":651700,"taxableLand":279300,"taxableImprovement":651700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":506100,"taxable":506100,"land":151830,"improvement":354270,"taxableLand":151830,"taxableImprovement":354270,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":506100,"taxable":506100,"land":151830,"improvement":354270,"taxableLand":151830,"taxableImprovement":354270,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":512900,"taxable":512900,"land":102500,"improvement":410400,"taxableLand":102500,"taxableImprovement":410400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7084,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"109719","date":"2007-10-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-09-12","scope":"STUCCO FRONT AND BOTH SIDES OF BLDG APPROX. 1200 SQ FT STUCCO WORK MAY NOT START BEFORE ALL INSPECTIONS ON PERMIT #29416 ARE COMPLETED"},{"number":"193255","date":"2009-02-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-11-30","scope":"INTERIOR RENOVATIONS TO INCLUDE INSTALLATION OF NEW 2X4 INTERIOR FRAMING WITH 1/2 GWB BOTH SIDES, NEW 5/8\" TYPE X GWB, PLASTER CEILING, NEW 3/4\" PLYWOOD FLOORING, NEW KITCHEN CABINETS, NEW BATHROOM FIXTURES AND NEW B LABELED DOORS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR PLUMBING AND ELECTRICAL."},{"number":"203223","date":"2009-03-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-11-30","scope":"NEW DRAINS AND WATER LINES OT 4 WATEWR CLOSETS, 4 LAVYS, 4 TUBS, 4 KITCHEN SINKS, INSTALL WATER HEATER"},{"number":"209828","date":"2009-06-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-10-27","scope":"INSTALL 200A SERVICE, PROPER GROUNDING & WIRE 4 UNIT APARTMENT BUILDING AS PER PLANS & 2005 NEC."},{"number":"204903","date":"2009-07-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-02","scope":"INSTALL FIRE ALARM SYSTEM THROUGHOUT 14 UNIT ROOMING HOUSE."},{"number":"PP-2023-001006","date":"2023-01-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-05-18","scope":"Replace: Curb Trap & FAI"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2020,"k":"appeal","w":"Appeal held"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"276154","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HUGH ROBINSON","legalName":"HUGH ROBINSON","address":"1032-34 S 52ND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-11-08","latestIssueDate":"2006-05-15","expirationDate":"2007-02-28","inactiveDate":"2008-04-04"},{"number":"440464","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RODERICK STERLING","legalName":"RODERICK STERLING","address":"1032-34 S 52ND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-04-04","latestIssueDate":"2008-04-04","expirationDate":"2009-02-28","inactiveDate":"2011-04-19"},{"number":"530800","type":"Rental","status":"Inactive","businessName":"RODERICK STERLING","legalName":"RODERICK STERLING","address":"1032-34 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":14,"issuedDate":"2011-04-19","latestIssueDate":"2019-04-06","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"}],"licenseActivity":[{"number":"530800","type":"Rental","businessName":"RODERICK STERLING","legalName":"RODERICK STERLING","issuedDate":"2011-04-19","latestIssueDate":"2019-04-06","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"440464","type":"Vacant Residential Property / Lot","businessName":"RODERICK STERLING","legalName":"RODERICK STERLING","issuedDate":"2008-04-04","latestIssueDate":"2008-04-04","closureDate":"2011-04-19","expirationDate":"2009-02-28","inactiveDate":"2011-04-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276154","type":"Vacant Residential Property / Lot","businessName":"HUGH ROBINSON","legalName":"HUGH ROBINSON","issuedDate":"2004-11-08","latestIssueDate":"2006-05-15","closureDate":"2008-04-04","expirationDate":"2007-02-28","inactiveDate":"2008-04-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2022, 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #38128: OPEN · HELD; related permit 990160. The history also contains “PERM Z- NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-001006 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Escape Report: Safe through Jun 13, 2024","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 multi-family; 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":"10 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 20, 2025.","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":"Vacant Residential Property / Lot #276154: Inactive since Apr 4, 2008; Vacant Residential Property / Lot #440464: Inactive since Apr 19, 2011","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}