{"asOf":"2026-07-24T05:17:40.772Z","block":"6300-6399 GREENE ST","blockUrl":"https://philadelphia.blockreport.homes/block/6300-6399-greene-st","address":"6300 GREENE ST","parcelNumber":"881436600","source":"https://property.phila.gov/?p=881436600","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"YI0","buildingCodeNew":"215","buildingClass":"HEALTH FAC LIFE CARE MAS","buildingClassNew":"NURSING HOME","useLabel":"Commercial","owner":"STAPELEY HALL","coOwner":"A PENNA NON PROFIT CP","marketValue":25734100,"landAssessment":5146800,"improvementAssessment":20587300,"livableArea":135423,"yearBuilt":1904,"lastSale":{"price":1,"date":"1986-04-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"567256","date":"2007-05-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221651","date":"2013-08-22","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-009047","date":"2026-02-17","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-02","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"112337","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-05-10","completedDate":"2007-07-30","violations":[{"number":"567256","date":"2007-05-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"399143","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-23","completedDate":null,"violations":[{"number":"3221651","date":"2013-08-22","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-013971","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-17","completedDate":"2026-05-01","violations":[{"number":"VI-2026-009047","date":"2026-02-17","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-02","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"112337","date":"2007-05-10","type":"HC PCH INS","status":"PASSED"},{"caseNumber":"399143","date":"2013-08-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"399143","date":"2013-10-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"399143","date":"2014-01-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"399143","date":"2014-06-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"399143","date":"2014-06-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-013971","date":"2026-02-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013971","date":"2026-04-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03878641440397,"lng":-75.18619469610559,"geom":{"type":"Polygon","coordinates":[[[-75.184960301,40.039343478],[-75.186607034,40.03772204],[-75.187369001,40.038206283],[-75.18747668,40.038096611],[-75.187529693,40.038130301],[-75.185766674,40.039856233],[-75.184960301,40.039343478]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":4,"lotArea":219593,"zoning":"RM3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"6300 GREENE ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":21296000,"taxable":0,"land":1756744,"improvement":19539256,"taxableLand":0,"taxableImprovement":0,"exemptLand":1756744,"exemptImprovement":19539256},{"y":2017,"v":21296000,"taxable":0,"land":1756744,"improvement":19539256,"taxableLand":0,"taxableImprovement":0,"exemptLand":1756744,"exemptImprovement":19539256},{"y":2018,"v":22235600,"taxable":0,"land":5558900,"improvement":16676700,"taxableLand":0,"taxableImprovement":0,"exemptLand":5558900,"exemptImprovement":16676700},{"y":2019,"v":22902600,"taxable":0,"land":5725650,"improvement":17176950,"taxableLand":0,"taxableImprovement":0,"exemptLand":5725650,"exemptImprovement":17176950},{"y":2020,"v":23360700,"taxable":0,"land":5840175,"improvement":17520525,"taxableLand":0,"taxableImprovement":0,"exemptLand":5840175,"exemptImprovement":17520525},{"y":2021,"v":23360700,"taxable":0,"land":5840175,"improvement":17520525,"taxableLand":0,"taxableImprovement":0,"exemptLand":5840175,"exemptImprovement":17520525},{"y":2022,"v":23360700,"taxable":0,"land":5840175,"improvement":17520525,"taxableLand":0,"taxableImprovement":0,"exemptLand":5840175,"exemptImprovement":17520525},{"y":2023,"v":23360700,"taxable":0,"land":5840175,"improvement":17520525,"taxableLand":0,"taxableImprovement":0,"exemptLand":5840175,"exemptImprovement":17520525},{"y":2024,"v":23360700,"taxable":0,"land":5840175,"improvement":17520525,"taxableLand":0,"taxableImprovement":0,"exemptLand":5840175,"exemptImprovement":17520525},{"y":2025,"v":23827900,"taxable":0,"land":5956975,"improvement":17870925,"taxableLand":0,"taxableImprovement":0,"exemptLand":5956975,"exemptImprovement":17870925},{"y":2026,"v":23827900,"taxable":0,"land":5956975,"improvement":17870925,"taxableLand":0,"taxableImprovement":0,"exemptLand":5956975,"exemptImprovement":17870925},{"y":2027,"v":25734100,"taxable":0,"land":5146800,"improvement":20587300,"taxableLand":0,"taxableImprovement":0,"exemptLand":5146800,"exemptImprovement":20587300}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"136485","date":"2008-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-09-11","scope":"INTERIOR RENOVATIONS PER PLANS"},{"number":"156601","date":"2008-06-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-21","scope":"FIXTURE INSTALLATION"},{"number":"165574","date":"2008-07-28","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":null,"scope":null},{"number":"147925","date":"2008-07-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-28","scope":"INTERIOR RENOVATION OF 3RD FLOOR PER PLANS E-0.1 THROUGH E-5.0."},{"number":"403806","date":"2012-05-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-22","scope":"REMOVE ALL FLAT ROOFING TO THE DECK, INSTALL NEW INSULATION ADHERED TO THE DECK, NEW TIP MEMBRANE ADHERED TO INSULATION, AND NEW METAL EDGE"},{"number":"451839","date":"2013-02-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-31","scope":"INTERIOR ALTERATIONS PER PLANS APPROVED BY PENNSYLVANIA DEPARTMENT OF HEALTH REFERENCE # H-12-1249 AND PER PENNSYLVANIA ACCESSIBILITY ADVISORY BOARD VARIANCE AB #2012-352. **ASBESTOS CONTAINING MATERIAL TO BE ABATED OR LABELED PER INSPECTION REPORT PRIOR TO COMMENCEMENT OF WORK** SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. SEE PERMIT # 439353 FOR PLANS."},{"number":"439353","date":"2013-02-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-01","scope":"INTERIOR ALTERATIONS PER PLANS APPROVED BY PENNSYLVANIA DEPARTMENT OF HEALTH REFERENCE # H-12-1249 AND PER PENNSYLVANIA ACCESSIBILITY ADVISORY BOARD VARIANCE AB #2012-352. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"457455","date":"2013-03-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"INTERIOR THROUGHOUT (PLUMBING CONSTRUCTION) - REPLACE THE PLUMBING FIXTURES THROUGHOUT THE BUILDING TO COMPLY WITH THE PENNSYLVANIA DEPARTMENT OF HEALTH AND ACCESSIBILITY"},{"number":"459354","date":"2013-04-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ELECTRICAL UPGRADE- PROVIDE 2062 NEW LIGHTING FIXTURES AND 1164 NEW DEVICES UTILIZING EXISTING WIRING, FIRE ALARM AS PER 2008 NEC & NFPA 72 (ASSISTED LIVING)"},{"number":"459352","date":"2013-04-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-26","scope":"ELECTRICAL UPGRADE- PROVIDE 225 NEW LIGHTING FIXTURES AND 48 NEW DEVICES UTILIZING EXISTING WIRING, PROVIDE POWER WIRING FOR 13 HVAC UNITS AS PER 2008 NEC (ASSISTED LIVING)"},{"number":"467968","date":"2013-04-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"RELOCATE 240 SPRINKLER HEADS THROUGHOUT BUILDING (4 FLOORS) - ASSISTED LIVING"},{"number":"510503","date":"2013-12-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-07-31","scope":"INSTALLATION OF NEW GRD'S,DUCT REVAMP, INSTALLATION OF 3 MITSUBISHI SYSTEMS."},{"number":"525394","date":"2014-07-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-07-31","scope":"INSTALLTION OF NEW GRDS, DUCTLESS SPLIT PANTS HEAT PUMP, ELECTRIC6 HEAT DUCTOWRK"},{"number":"542817","date":"2014-09-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-09-17","scope":"FOR THE ERECTION OF TWO (2) COVERED ENTRANCES (AMBULANCE ENTRANCE AND HEALTHCARE CENTER ENTRANCE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS ONLY. FOR CONTINUED USE AS PERSONAL CARE HOME & SINGLE-ROOM RESIDENCE WITH NINETY-SEVEN (97) ACCESSORY PARKING SPACES (INCLUDING FOUR (4) ACCESSIBLE SPACES. NO SIGNS ON THIS APPLICATION."},{"number":"661976","date":"2016-02-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-25","scope":"LEVEL I INTERIOR ALTERATIONS FOR THE INSTALLATION OF THREE (3) MAGNETIC DELAYED EGRESS LOCKS ON THE THIRD FLOOR OF AN EXISTING NURSING FACILITY AS PER APPROVED PLANS."},{"number":"1049445","date":"2020-02-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-03-11","scope":"EVACUATION, CLEANING AND CLOSURE OF ONE 1,000 GALLON CAPACITY SINGLE WALLED ABOVE GROUND STEEL NO. 2 HEATING OIL TANK. UPON COMPLETION OF CLEANING, A 1 FT DIAMETER HOLE WILL BE CUT IN THE SIDE TO DEOMMISSION THE TANK. THE TANK WILL BE LOADED ONTO A FLATBED TUCK AND HAULED AWAY FOR RECYCLING FACILITY."},{"number":"CP-2025-001841","date":"2025-05-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-11","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITION, FIXTURE REPLACMENT AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP WORK."},{"number":"EP-2025-004295","date":"2025-05-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-06","scope":"CCTV camera installation"},{"number":"PP-2025-004289","date":"2025-06-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-11","scope":"Install supply lines and drainage pipes for 1. Shower relocation"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2020,"k":"permit","w":"Demolition"},{"y":2020,"k":"demo"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"217675","type":"Rental","status":"Active","businessName":"STAPELEY HALL INC (ATTN EXECUTIVE DIRECTOR)","legalName":"STAPELEY HALL INC","address":"6300 GREENE ST","revenueCode":"3202","rentalCategory":"Assisted Living","units":112,"issuedDate":"2004-04-01","latestIssueDate":"2026-02-27","expirationDate":"2027-02-28","inactiveDate":null},{"number":"208755","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"MEETING BOARDING HOME FOR","legalName":"MEETING BOARDING HOME FOR","address":"6300 GREENE ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2026-04-23","expirationDate":"2027-04-30","inactiveDate":null},{"number":"199690","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"STAPELEY HALL INC (ATTN EXECUTIVE DIRECTOR)","legalName":"STAPELEY HALL INC","address":"6300 GREENE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"529865","type":"Dumpster License - Private Property","status":"Active","businessName":"STAPLEY HALL INC","legalName":"STAPLEY HALL INC","address":"6300 GREENE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-04-07","latestIssueDate":"2013-09-24","expirationDate":null,"inactiveDate":null},{"number":"562436","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"DBA WESLEY ENHANCED LIVING STAPELEY HALL","legalName":"DBA WESLEY ENHANCED LIVING STAPELEY HALL","address":"6300 GREENE ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-05-01","latestIssueDate":"2012-05-01","expirationDate":"2013-05-01","inactiveDate":"2012-08-31"}],"licenseActivity":[{"number":"562436","type":"Food Preparing and Serving (30+ SEATS)","businessName":"DBA WESLEY ENHANCED LIVING STAPELEY HALL","legalName":"DBA WESLEY ENHANCED LIVING STAPELEY HALL","issuedDate":"2012-05-01","latestIssueDate":"2012-05-01","closureDate":"2012-08-31","expirationDate":"2013-05-01","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"529865","type":"Dumpster License - Private Property","businessName":"STAPLEY HALL INC","legalName":"STAPLEY HALL INC","issuedDate":"2011-04-07","latestIssueDate":"2013-09-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"199690","type":"Food Establishment, Retail Permanent Location","businessName":"STAPELEY HALL INC (ATTN EXECUTIVE DIRECTOR)","legalName":"STAPELEY HALL INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208755","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MEETING BOARDING HOME FOR","legalName":"MEETING BOARDING HOME FOR","issuedDate":"2004-05-06","latestIssueDate":"2026-04-23","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217675","type":"Rental","businessName":"STAPELEY HALL INC (ATTN EXECUTIVE DIRECTOR)","legalName":"STAPELEY HALL INC","issuedDate":"2004-04-01","latestIssueDate":"2026-02-27","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":112,"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":["3 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":"Use permit #542817: 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":"1 active Rental License record 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1904 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, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 2, 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":"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 Establishment, Retail Permanent Location #199690: Inactive; Food Preparing and Serving (30+ SEATS) #562436: Inactive since Aug 31, 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 3 historical violations across 3 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/"}]}