{"asOf":"2026-07-29T02:57:17.313Z","block":"200-299 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-n-23rd-st","address":"230 N 23RD ST","parcelNumber":"881554500","source":"https://property.phila.gov/?p=881554500","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":"EDGEWATER OWNER II LLC","coOwner":null,"marketValue":45051900,"landAssessment":4505100,"improvementAssessment":40546800,"livableArea":148981,"yearBuilt":2022,"lastSale":{"price":10,"date":"2021-07-07T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2026-014691","date":"2026-03-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014692","date":"2026-03-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-026660","date":"2026-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-026661","date":"2026-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-023464","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-16","completedDate":"2026-04-29","violations":[{"number":"VI-2026-014691","date":"2026-03-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014692","date":"2026-03-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2026-044060","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-29","completedDate":null,"violations":[{"number":"VI-2026-026660","date":"2026-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-026661","date":"2026-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2026-023464","date":"2026-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-023464","date":"2026-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-044060","date":"2026-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-044060","date":"2026-07-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95895900141044,"lng":-75.17726083787244,"geom":{"type":"Polygon","coordinates":[[[-75.17689607,39.958693478],[-75.177720893,39.958798588],[-75.177633886,39.959196111],[-75.177045475,39.959175415],[-75.176921947,39.959138307],[-75.176814169,39.959074074],[-75.17689607,39.958693478]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":7,"lotArea":37397,"zoning":"RMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4445 WILLARD AVE STE 900, CHEVY CHASE MD, 20815","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED BUILDING WITH BALCONIES ALONG THE FACADE OF THE BUILDING AND THE ERECTION OF A ROOF DECK AND ROOF TOP POOL WITH PARAPET WALLS (5'-0\" IN HEIGHT). PROPOSED STRUCTURE FOR USE AS A 240 FAMILY DWELLING,","status":"CLOSED","outcome":"Granted with conditions","date":"2013-07-17","number":"20425","relatedPermit":"455865"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1881200,"taxable":1881200,"land":1881200,"improvement":0,"taxableLand":1881200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1881200,"taxable":1881200,"land":1881200,"improvement":0,"taxableLand":1881200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1881200,"taxable":1881200,"land":1881200,"improvement":0,"taxableLand":1881200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1937600,"taxable":1937600,"land":1937600,"improvement":0,"taxableLand":1937600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1937600,"taxable":1937600,"land":1937600,"improvement":0,"taxableLand":1937600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1937600,"taxable":1937600,"land":1937600,"improvement":0,"taxableLand":1937600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4797300,"taxable":4317570,"land":4317570,"improvement":479730,"taxableLand":4317570,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479730},{"y":2023,"v":40777100,"taxable":19788890,"land":4797310,"improvement":35979790,"taxableLand":4797310,"taxableImprovement":14991580,"exemptLand":0,"exemptImprovement":20988210},{"y":2024,"v":47973100,"taxable":4797310,"land":4797310,"improvement":43175790,"taxableLand":4797310,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":43175790},{"y":2025,"v":47973100,"taxable":4797310,"land":4797310,"improvement":43175790,"taxableLand":4797310,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":43175790},{"y":2026,"v":47973100,"taxable":4797310,"land":4797310,"improvement":43175790,"taxableLand":4797310,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":43175790},{"y":2027,"v":45051900,"taxable":4505100,"land":4505100,"improvement":40546800,"taxableLand":4505100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":40546800}],"taxNow":67153,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-002593","date":"2020-10-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-11-03","scope":"For the erection of a semi-detached structure. Size and location as shown in scanned plan. For use as a mult-family household living (174 dwelling units) also to include 47 accessory parking spaces provided in garage at 2301 Race Street (garage located less than 1,000 feet away from building and is shared by same ownership pursuant to Section 14-802(9) of the Code), 58 bicycle spaces and 1 loading space. All per attached plans. **No sign approved on this permit** All prior permits and approvals to remain.**Amended as of 10/17/2023 for a pergola addition on top of the roof of the structure.**"},{"number":"ZP-2020-008997","date":"2020-11-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2020-005469","date":"2020-12-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-03","scope":"NEW CONSTRUCTION OF A SEVEN (7) STORY STRUCTURE FOR USE AS ONE HUNDRED EIGHTY (180) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (1ST & 2ND FLOORS - TYPE IA AND 3RD THROUGH 7TH FLOORS - TYPE IIIA). LEVELS 3 THROUGH 7 TO BE OF MODULAR CONSTRUCTION. FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 8/4/23 AMEND NEW CONSTRUCTION PERMIT CP-2020-005469 TO UPDATE DECK CONSTRUCTION DETAILS AS PER APPROVED PLANS. AMENDMENT APPROVED 10/23/23 AMEND NEW CONSTRUCTION PERMIT CP-2020-005469 TO INCLUDE INSTALLATION OF PRE-MANUFACTURED PERGOLA ON ROOF TOP DECK AS PER APPROVED PLANS."},{"number":"GP-2021-010889","date":"2021-11-19","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-12-06","scope":"TANK REMOVAL PERMIT - REMOVAL OF ONE (1) 2,500 GALLON HEATING OIL UNDERGROUND STORAGE TANK (UST) REMOVE ANY PETROLEUM PRODUCT/WATER FROM TANK, CLEAN TANK, CONDUCT A CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOIL. CONTINGENCY PLAN IN PLACE IN THE CASE CONTAMINATED SOILS DISCOVERED AND BACKFILL. ALL WORK COMPLETED IN ACCORDANCE WITH PADEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT. NO OTHER WORK APPRVOED ON THIS MUST BACK FILL AFTER EXCAVATION"},{"number":"EP-2022-001824","date":"2022-02-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-02","scope":"Installation of (2) 100 amp 240v temporary overhead services. (2) Quad receptacles per service. All work per NEC2017"},{"number":"PP-2022-001375","date":"2022-03-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-01","scope":"INSTALL 4 INCH WATER SERVICE, 1 HOUSE DRAIN, 1 CURB TRAP, 1 FAI, 2 BOOSTER PUMPS, 3 SUMP PUMPS, 1 MOP SINK, 37 WASHING MACHINE BOXES, 1 ICE MAKER, 1 HOSE BIBB, 6 FLOOR DRAINS, 3 FLOOR SINKS, 1 BACKFLOW PREVENTERS, 14 ROOF DRAINS, 40 HOT WATER HEATERS, 40 KITCHEN SINKS, 42 SHOWER/TUBS AND 42 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"ZP-2022-006162","date":"2022-06-14","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-05-16","scope":"FOR THE ERECTION OF TWO STATICALLY ILLUMINATED FLAT WALL SIGNS ACCESSORY TO THE EXISTING APARTMENT BUILDING , SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"FP-2022-001806","date":"2022-07-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-31","scope":"FOR THE INSTALLATION OF A 6-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY, STANDPIPES, AND FIRE PUMP IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2022-005216","date":"2022-10-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-01","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2022-015043","date":"2022-11-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-01","scope":"PLUMBING SCOPE PRIMARILY ON LEVELS 3 THROUGH 7, ALREADY BUILT AND PLUMBED (MODULAR CONSTRUCTION – TYPE IIIA). PLUMBER TO ONLY MAKE FINAL CONNECTION TO NEWLY INSTALLED SANITARY WASTE AND VENT STACKS INSTALLED BY MODULAR MANUFATURER. TO STUB-DOWN THROUGH 3RD FLOOR PODIUM TO BE CONTINUED BY OTHER. Install (5) Mop sinks(other); (4) hose bibs; (2) outdoor sinks(other"},{"number":"MP-2022-003844","date":"2022-11-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-01","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK AT THE 3RD THROUGH 7TH FLOORS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-005469 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2022-009510","date":"2022-12-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-12","scope":"NEW CONSTRUCTION OF A SEVEN (7) STORY STRUCTURE WITH A ROOF DECK ACCOMMODATING ONE HUNDRED EIGHTY (180) DWELLING UNITS AS PER APPROVED PLANS. LEVEL 3 THROUGH 7 TO BE MODULAR CONSTRUCTION – TYPE IIIA. SCOPE OF WORK TO INCLUDE THE FOLLOWING; COMPLETE 13.2kv SERVICE, (1) 1725kva TRANSFORMER, (1) 112.5kva TRANSFORMER FOR FIRE PUMP, ALL PANEL BOARDS AND DISCONNECTS, ALL WIRING, DEVICES AND LIGHTING FOR FORTY (40) CONVENTIONALLY BUILT APARTMENTS. ALL WIRING, DEVICES, AND LIGHTING FOR HALLWAYS, EXTERIOR AND ROOF DECK AS PER 2017 NEC."},{"number":"GP-2022-006221","date":"2023-02-08","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-05-16","scope":"FOR THE INSTALLATION OF TWO (2) ILLUMINATED WALL SIGNS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Tank Install/Removal"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"312623","type":"Hazardous Materials","status":"Inactive","businessName":"JEFFREY M. BROWN ASSOCIATES (CONSTRUCTION MANAGERS)","legalName":"JEFFREY M. BROWN ASSOCIATES","address":"230 N 23RD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-04-07","latestIssueDate":"2005-04-07","expirationDate":"2005-05-31","inactiveDate":"2005-05-02"},{"number":"0959263","type":"Rental","status":"Active","businessName":"Edgewater Owner ll LLC","legalName":"Edgewater Owner ll LLC","address":"230 N 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":180,"issuedDate":"2024-08-20","latestIssueDate":"2025-08-13","expirationDate":"2026-08-19","inactiveDate":null}],"licenseActivity":[{"number":"0959263","type":"Rental","businessName":"Edgewater Owner ll LLC","legalName":"Edgewater Owner ll LLC","issuedDate":"2024-08-20","latestIssueDate":"2025-08-13","closureDate":null,"expirationDate":"2026-08-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"312623","type":"Hazardous Materials","businessName":"JEFFREY M. BROWN ASSOCIATES (CONSTRUCTION MANAGERS)","legalName":"JEFFREY M. BROWN ASSOCIATES","issuedDate":"2005-04-07","latestIssueDate":"2005-04-07","closureDate":"2005-05-02","expirationDate":"2005-05-31","inactiveDate":"2005-05-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":180,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"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 #20425: CLOSED · Granted with conditions; related permit 455865.","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":"2 open L&I violations","finding":"4 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":"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 (4445 WILLARD AVE STE 900, CHEVY CHASE MD, 20815).","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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 15, 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":"Hazardous Materials #312623: Inactive since May 2, 2005","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}