{"asOf":"2026-07-23T10:49:48.209Z","block":"1200-1299 HAMILTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-hamilton-st","address":"1220 HAMILTON ST","parcelNumber":"881553400","source":"https://property.phila.gov/?p=881553400","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RA","buildingCodeNew":"830","buildingClass":"PKG LOT NON COMMERCIAL","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"HAMILTON 1220 SQUARE LLC","coOwner":null,"marketValue":3125900,"landAssessment":312500,"improvementAssessment":2813400,"livableArea":21945,"yearBuilt":2021,"lastSale":{"price":1,"date":"2016-03-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-009988","date":"2021-02-25","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-014528","date":"2022-03-04","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-05-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-094229","date":"2025-12-03","code":"F-105.6.3","title":"HIGH-RISE BUILDING\n","status":"CLOSED","resolutionDate":"2026-02-11","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"CF-2021-012892","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-25","completedDate":"2021-03-05","violations":[{"number":"VI-2021-009988","date":"2021-02-25","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-03-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-017730","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-04","completedDate":"2022-05-06","violations":[{"number":"VI-2022-014528","date":"2022-03-04","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-05-06","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-129865","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-03","completedDate":"2026-02-11","violations":[{"number":"VI-2025-094229","date":"2025-12-03","code":"F-105.6.3","title":"HIGH-RISE BUILDING\n","status":"CLOSED","resolutionDate":"2026-02-11","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-012892","date":"2021-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-012892","date":"2021-03-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-017730","date":"2022-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017730","date":"2022-05-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-129865","date":"2025-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-129865","date":"2026-02-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96042692875244,"lng":-75.15876851069781,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-018119","type":"Sprinkler Certification","inspectionDate":"2024-06-04","result":"Certified","expirationDate":"2025-06-04","buildingId":"1550218"},{"number":"BC-2025-018308","type":"Fire Alarm Certification","inspectionDate":"2025-07-10","result":"Certified","expirationDate":"2026-07-10","buildingId":"1550218"},{"number":"BC-2025-023470","type":"Sprinkler Certification","inspectionDate":"2025-08-06","result":"Certified","expirationDate":"2026-08-06","buildingId":"1550218"},{"number":"BC-2026-017327","type":"Fire Alarm Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1550218"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":7,"lotArea":4132,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"509 CONSHOHOCKEN STATE RD, NARBERTH PA, 19072","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE SEVEN (7) LOTS FROM ONE (1) LOT. FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH CELLAR, 2ND FLOOR BALCONY, ROOF DECK WITH ACCESS STAIRS 45 FEET HIGH FOR USE AS A FOUR (4) FAMILY","status":"OPEN","outcome":"Granted with conditions","date":"2012-12-05","number":"19067","relatedPermit":"422833"},{"type":"LIRB-C Other L&I","grounds":"appellant...\"disagree with violation and/or action\"as reason to appeal\n\njb","status":"In Process","outcome":null,"date":"2026-08-27","number":"HA-2026-001394","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":378200,"taxable":378200,"land":264700,"improvement":113500,"taxableLand":264700,"taxableImprovement":113500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":99100,"taxable":99100,"land":99100,"improvement":0,"taxableLand":99100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":608100,"taxable":202700,"land":202700,"improvement":405400,"taxableLand":202700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":405400},{"y":2022,"v":1520250,"taxable":532087,"land":202700,"improvement":1317550,"taxableLand":202700,"taxableImprovement":329387,"exemptLand":0,"exemptImprovement":988163},{"y":2023,"v":2027000,"taxable":354725,"land":202700,"improvement":1824300,"taxableLand":202700,"taxableImprovement":152025,"exemptLand":0,"exemptImprovement":1672275},{"y":2024,"v":2027000,"taxable":202700,"land":202700,"improvement":1824300,"taxableLand":202700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1824300},{"y":2025,"v":2027000,"taxable":202700,"land":202700,"improvement":1824300,"taxableLand":202700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1824300},{"y":2026,"v":2027000,"taxable":202700,"land":202700,"improvement":1824300,"taxableLand":202700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1824300},{"y":2027,"v":3125900,"taxable":312500,"land":312500,"improvement":2813400,"taxableLand":312500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2813400}],"taxNow":2837,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"48870","date":"2007-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 3-PHASE 200AMP SERVICE ONLY"},{"number":"50354","date":"2007-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-02-22","scope":"TCO"},{"number":"50555","date":"2007-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-04-05","scope":"TCO"},{"number":"50552","date":"2007-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-02-02","scope":"TCO"},{"number":"50553","date":"2007-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-02-22","scope":"TCO"},{"number":"50554","date":"2007-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-02-02","scope":"TCO"},{"number":"91350","date":"2007-07-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-07-24","scope":"CONVERT TWO CONDO'S INTO ONE UNIT, EXISTING 17 DWELLINGS, REDUCTION IN USE TO 16 DWELLINGS."},{"number":"91352","date":"2007-08-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-21","scope":"CONVERT TWO CONDO'S INTO ONE UNIT"},{"number":"88590","date":"2007-08-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-11-21","scope":"CO FOR EXISITING UNITS 301, 302 AND 303 AS PART OF 17 TOTAL DWELLING UNITS, AS PER PLAN. NO WORK."},{"number":"94839","date":"2007-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-01-31","scope":"ROUGH & FINISH 3 BATHS AND 1 KS (3 WC 3 LAVS, 2 TUBS, 1 SH.) HWH"},{"number":"56418","date":"2007-10-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-11-21","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR UNITS 201 THRU 207"},{"number":"422833","date":"2013-01-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-01-15","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE SEVEN (7) LOTS FROM ONE (1) LOT (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"453138","date":"2013-02-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-12","scope":"LOT # 7 TO REMAIN VACANT AND FOR USE AS DRIVEWAY EASEMENT FOR LOTS 1 TO 6."},{"number":"528540","date":"2014-08-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-08-12","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE (1) / TWO (2) SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"528539","date":"2014-08-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-10-11","scope":"COMPLETE DEMOLITION OF AN EXISTING ONE (1) / TWO (2) STORY STRUCTURE IN ACCORDANCE WITH CODE BULLETIN B-1302 DEMOLITION STANDARDS AND ACTIVITY CONTROLS. ASBESTOS ABATEMENT REQUIRED. ACTIVE STREET CLOSURE PERMIT REQUIRED FROM PHILADELPHIA STREETS DEPARTMENT. SITE SAFETY PLAN SHALL BE MAINTAINED ON SITE AT ALL TIMES."},{"number":"659578","date":"2016-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-16","scope":"SITEWORK: INSTALL (2) 6-IN CI STORM LATERALS FROM (1) 2' X 2' X 3'-6\" MIN. CATCH BASIN TO STREET MAIN. SELF-CERTIFICATION'S ARE NOT PERMITTED & ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH SHALL HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION. SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"714064","date":"2016-08-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-25","scope":"INSTALL NEW 3/4 WATER LINE STREEET TO CURB AND NEW BACKFLOW-PA1#20162232327-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"858562","date":"2018-04-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ROOF DECK AT SEVENTH(7TH) FLOOR AND BALCONY AT 6TH FLOOR WITH ELEVATOR AND STAIR PENTHOUSES .SIZE AND LOCATION AS SHOWN IN THE APPLICATIONFOR A MULTI-FAMILY HOUSEHOLD LIVING ( EIGHTEEN(18 DWELLING UNITS) FROM SECOND FLOOR THROUGH SEVENTH(7TH ) FLOORS WITH SIX(6) ACCESSORY PARKING SPACES INCLUDING WITH ONE(1) H/C SPACE AND ONE(1) VAN ACCESSIBLE SPACE AND WITH SIX(6) BICYCLE SPACES IN AN ACCESSIBLE ROUTE AT FIRST FLOOR. (PLEASE SEE APP #453128 FOR COMMON DRIVEWAY EASEMENT ON THE REAR)."},{"number":"945893","date":"2019-02-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-25","scope":"NEW 7-STORY BUILDING, WITH ELEVATOR & STAIR PENTHOUSE. FOR USE AS (12) DWELLING UNITS, 4 ACCESSORY PARKING SPACES (1 ACCESSIBLE) & STORAGE FOR 4 BICYCLES ALONG AN ACCESSIBLE ROUTE."},{"number":"1042634","date":"2020-03-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-20","scope":"FOR THE ERECTION OF AN ATTACHED SEVEN-STORY STRUCTURE OF TYPE IA CONSTRUCTION BELOW THE THIRD STORY AND OF TYPE IIIB CONSTRUCTION AT THE THIRD STORY AND ABOVE WITH A THREE HOUR FIRE RATED SEPARATION BETWEEN THE SECOND STORY CREATING SEPARATE BUILDINGS. FOR UTILITY, PARKING AND BUILDING ACCESS AT THE BASEMENT/FIRST FLOOR AND TWO DWELLING UNITS AT THE SECOND FLOOR AS PER PLANS. SEPARATE PERMIT REQUIRED FOR THE 3RD THROUGH 7TH FLOORS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"1053510","date":"2020-03-04","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-01-24","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR THE 3RD TO 7TH FLOOR OF A NEW ATTACHED STRUCTURE FOR TEN (10) TOTAL DWELLING UNITS AS PER PLANS. SEE PERMIT 1042634 FOR PLANS."},{"number":"EP-2020-007318","date":"2021-01-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-13","scope":"Install New 600amp 3 Phase Main Service With Single Phase Out To 12 Apts, 1 House Meter, 1 Fire Pump And 3 Spare Meters, Electrical Fit Out Of 12 Apts And Common Spaces Plus Electric To Fire Pump. To Nec Code 2014 Installation Of Fire Alarm System To NFPA 72"},{"number":"PP-2021-004586","date":"2021-07-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-18","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"MP-2021-003799","date":"2021-10-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-03","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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 ALL OTHER WORK; SEE AP#1042634 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2021-003136","date":"2021-12-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, 14 AND 20, TO INCLUDE A FOUR (4) INCH DIAMETER SERVICE LINE & BACKFLOW PREVENTION ASSEMBLY, FOUR (4) INCH STANDPIPE INSTALLATIONS, DRY RISER INSTALLATION, AND LISTED FIRE PUMP INSTALLATION."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"916870","type":"Rental","status":"Active","businessName":"HAMILTON 1220 SQUARE LLC","legalName":" HAMILTON 1220 SQUARE LLC ","address":"1220 HAMILTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2023-02-16","latestIssueDate":"2026-02-16","expirationDate":"2027-02-15","inactiveDate":null}],"licenseActivity":[{"number":"916870","type":"Rental","businessName":"HAMILTON 1220 SQUARE LLC","legalName":" HAMILTON 1220 SQUARE LLC ","issuedDate":"2023-02-16","latestIssueDate":"2026-02-16","closureDate":null,"expirationDate":"2027-02-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":12,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 54% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,027,000 to $3,125,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19067: OPEN · Granted with conditions; related permit 422833. Use permit #91350: 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (509 CONSHOHOCKEN STATE RD, NARBERTH PA, 19072).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 11, 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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Aug 6, 2026; Fire Alarm Certification: Certified through Jun 17, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}