{"asOf":"2026-07-31T05:43:43.463Z","block":"500-599 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-south-st","address":"531 SOUTH ST","parcelNumber":"881515487","source":"https://property.phila.gov/?p=881515487","ownerType":"absentee","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":"AXELROD MICHAEL TR","coOwner":"JOAN AXELROD 2012 IRREVOCABLE TRUST","marketValue":1302300,"landAssessment":260400,"improvementAssessment":1041900,"livableArea":8142,"yearBuilt":1900,"lastSale":{"price":1,"date":"2021-01-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"2792450","date":"2013-04-03","code":"FC-505.1/1","title":"EXT ADDRESS 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SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-23","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"374895","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-04-04","completedDate":"2018-04-06","noticeUrl":null,"violations":[{"number":"2792450","date":"2013-04-03","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-06-04","underAppeal":false,"noticeUrl":null},{"number":"2792449","date":"2013-04-03","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-06-04","underAppeal":false,"noticeUrl":null}]},{"number":"439743","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-28","completedDate":"2018-04-18","noticeUrl":null,"violations":[{"number":"3235280","date":"2014-06-28","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-04-16","underAppeal":false,"noticeUrl":null}]},{"number":"520970","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-02-23","completedDate":"2016-11-04","noticeUrl":null,"violations":[{"number":"3942152","date":"2016-02-23","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 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USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-22","underAppeal":false,"noticeUrl":null}]},{"number":"648881","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"4166950","date":"2016-12-09","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-23","underAppeal":false,"noticeUrl":null},{"number":"4166949","date":"2016-12-09","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-23","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2016,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"54576","date":"2006-01-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"374895","date":"2013-04-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"374895","date":"2013-05-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"374895","date":"2013-06-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"439743","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"520970","date":"2016-02-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520970","date":"2016-05-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520970","date":"2016-11-04","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"439743","date":"2018-04-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"629421","date":"2018-04-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"629421","date":"2018-05-22","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94216639728599,"lng":-75.15186237762947,"geom":{"type":"Polygon","coordinates":[[[-75.151752347,39.942261442],[-75.151770999,39.942172899],[-75.151815146,39.942165194],[-75.151846515,39.942119834],[-75.151866663,39.94202499],[-75.151951776,39.942035348],[-75.151899616,39.942279432],[-75.151752347,39.942261442]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-015132","type":"Sprinkler Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1374153"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":4,"lotArea":2897,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"6312 NORTHERN BLVD, EAST NORWICH NY, 11732","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":608000,"taxable":608000,"land":72400,"improvement":535600,"taxableLand":72400,"taxableImprovement":535600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":608000,"taxable":608000,"land":72400,"improvement":535600,"taxableLand":72400,"taxableImprovement":535600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1184500,"taxable":1184500,"land":355350,"improvement":829150,"taxableLand":355350,"taxableImprovement":829150,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1133000,"taxable":1133000,"land":339900,"improvement":793100,"taxableLand":339900,"taxableImprovement":793100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1135800,"taxable":1135800,"land":340740,"improvement":795060,"taxableLand":340740,"taxableImprovement":795060,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1135800,"taxable":1135800,"land":340740,"improvement":795060,"taxableLand":340740,"taxableImprovement":795060,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1135800,"taxable":1135800,"land":340740,"improvement":795060,"taxableLand":340740,"taxableImprovement":795060,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1135800,"taxable":1135800,"land":113580,"improvement":1022220,"taxableLand":113580,"taxableImprovement":1022220,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1135800,"taxable":1135800,"land":113580,"improvement":1022220,"taxableLand":113580,"taxableImprovement":1022220,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1135800,"taxable":1135800,"land":113580,"improvement":1022220,"taxableLand":113580,"taxableImprovement":1022220,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1135800,"taxable":1135800,"land":113580,"improvement":1022220,"taxableLand":113580,"taxableImprovement":1022220,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1302300,"taxable":1302300,"land":260400,"improvement":1041900,"taxableLand":260400,"taxableImprovement":1041900,"exemptLand":0,"exemptImprovement":0}],"taxNow":15899,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"103232","date":"2007-11-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-11-26","scope":"3 SIGNS"},{"number":"120832","date":"2007-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-12-11","scope":"CHANGE SIGN FACE - SIGN PREVIOUSLY APPROVED ON PERMIT 103232"},{"number":"528924","date":"2014-06-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-06-11","scope":"INTERIOR RENOVATION AND ADDITION PER PLANS (ADDITION ABOVE 2ND FLR AT 3RD FLR LEVEL"},{"number":"559315","date":"2014-09-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-08-26","scope":"INTERIOR DEMOLITION NON-LOAD BEARING PARTITIONS ONLY"},{"number":"601399","date":"2015-04-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK(MIXED USE)"},{"number":"627456","date":"2015-08-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-02","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO CLOSE OFF EXISTING STAIR TO SECOND FLOOR SPACE AND THE ERECTION OF RATED PARTITIONS ON FIRST FLOOR OF EXISTING RETAIL SPACE FOR THE FUTURE INSTALLATION OF STAIRWAYS TO SECOND FLOOR AS PER APPROVED PLANS. EXISTING BUILDING SPRINKLERED. AFFIDAVIT OF RESTRICTED USE FILED WITH APPLICATION, NO OCCUPANCY ABOVE THE FIRST FLOOR. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"615033","date":"2015-09-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-23","scope":"NO WORK ON SERVICE, INSTALL 20 NEW LIGHT FIXTURES,HVAC POWER,EXIT SIGNS,EMERGENCY LIGHTS 12 110V OUTLETS.AS PER 2008 NEC. (SOUTH DISTRICT) ALL SERVICE IS EXISTING."},{"number":"613135","date":"2015-09-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"FOR THE INSTALLATION OF A NFPA 13 AND NFPA 13R FIRE SUPPRESSION SYSTEM FOR A MERCANTILE AND MULTIFAMILY DWELLING. FIRE SUPRESSION SYSTEM TO BE SERVICE BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 AND NFPA 13R."},{"number":"584409","date":"2015-10-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-10-28","scope":"1ST FLOOR UNOCCUPIED. 4 STORY, 1 APARTMENT ON 2ND FLOOR, 2 APT ON BI LEVEL 3RD AND 4TH FLOOR,.. TOTAL 6 APT"},{"number":"648881","date":"2016-06-22","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"FOR THE ERECTION OF AN ADDITION WITH INTERIOR RENOVATIONS FROM THE SECOND THROUGH FOURTH FLOOR LEVEL OF AN EXISTING STRUCTURE. VACANT COMMERCIAL SPACE ON THE FIRST FLOOR WITH SIX DWELLING UNITS ABOVE. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"737407","date":"2016-11-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"INSTALL (6) HVAC SYSTEMS WITH DUCTWORK. (MIXED-USE)"},{"number":"742378","date":"2017-01-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"ADDITION WITH INTERIOR RENOVATIONS FROM THE SECOND THROUGH FOURTH FLOOR; VACANT COMMERCIAL SPACE ON THE FIRST FLOOR WITH SIX DWELLING UNITS ABOVE - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"722850","date":"2017-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"INSTALL 7-NEW METER THAT INCLUDE HOUSE METER & WIRE 6-APTS, EXISTING 400AMP SERV, PHONE, CABLE/TV 2ND,3RD,4TH FLOOR & DOOR ENTRY SYSTEM AS PER NEC 2008 & FIRE ALARM 2ND, 3RD, 4TH FLOOR AS PER NFPA 72"},{"number":"870118","date":"2018-04-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-23","scope":"FOR A WEARING APPERAL AND ACCESSORIES AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"385486","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"NALLA INC","legalName":"NALLA INC","address":"531 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-09-22","latestIssueDate":"2014-05-17","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"736945","type":"Rental","status":"Active","businessName":"MICHAEL AXELROD","legalName":"MICHAEL AXELROD","address":"531 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2017-04-30","latestIssueDate":"2026-06-30","expirationDate":"2027-04-29","inactiveDate":null},{"number":"813726","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PINK PUSSYCAT BOUTIQUE INC.","legalName":"PINK PUSSYCAT BOUTIQUE INC. ","address":"531 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2019-05-28","latestIssueDate":"2022-08-11","expirationDate":"2023-05-27","inactiveDate":"2023-07-26"},{"number":"0972542","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Philly Pink 7 INC","legalName":"Philly Pink 7 INC","address":"531 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-02-27","latestIssueDate":"2026-03-03","expirationDate":"2027-02-26","inactiveDate":null}],"licenseActivity":[{"number":"0972542","type":"Food Establishment, Retail Permanent Location","businessName":"Philly Pink 7 INC","legalName":"Philly Pink 7 INC","issuedDate":"2025-02-27","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-02-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"813726","type":"Food Establishment, Retail Permanent Location","businessName":"PINK PUSSYCAT BOUTIQUE INC.","legalName":"PINK PUSSYCAT BOUTIQUE INC. ","issuedDate":"2019-05-28","latestIssueDate":"2022-08-11","closureDate":"2023-07-26","expirationDate":"2023-05-27","inactiveDate":"2023-07-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"736945","type":"Rental","businessName":"MICHAEL AXELROD","legalName":"MICHAEL AXELROD","issuedDate":"2017-04-30","latestIssueDate":"2026-06-30","closureDate":null,"expirationDate":"2027-04-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"385486","type":"Food Establishment, Retail Permanent Location","businessName":"NALLA INC","legalName":"NALLA INC","issuedDate":"2006-09-22","latestIssueDate":"2014-05-17","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #103232: COMPLETED. 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 historical violations across 5 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":"Sprinkler Certification: Certified through Apr 16, 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (6312 NORTHERN BLVD, EAST NORWICH NY, 11732).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 22, 2018.","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 Establishment, Retail Permanent Location #385486: Inactive since Jun 29, 2015; Food Establishment, Retail Permanent Location #813726: Inactive since Jul 26, 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":"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 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/"}]}