{"asOf":"2026-07-27T20:06:32.044Z","block":"2300-2399 FITZWATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-fitzwater-st","address":"2319-27 FITZWATER ST","parcelNumber":"881576201","source":"https://property.phila.gov/?p=881576201","ownerType":"investor","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":"2327 FITZWATER STREET LLC","coOwner":null,"marketValue":4266200,"landAssessment":853200,"improvementAssessment":3413000,"livableArea":32338,"yearBuilt":1899,"lastSale":{"price":4843304,"date":"2024-06-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"1001714","date":"2008-06-25","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"VI-2026-035742","date":"2026-05-26","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-07-13","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"3150228","date":"2014-04-08","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3459801","date":"2015-01-29","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"166949","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-06-26","completedDate":null,"violations":[{"number":"1001714","date":"2008-06-25","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-058496","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-27","completedDate":"2026-07-13","violations":[{"number":"VI-2026-035742","date":"2026-05-26","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-07-13","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"507540","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3150228","date":"2014-04-08","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"495788","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3459801","date":"2015-01-29","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"166949","date":"2008-06-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-058496","date":"2026-05-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-058496","date":"2026-07-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94396178683898,"lng":-75.18133298148348,"geom":{"type":"Polygon","coordinates":[[[-75.181734873,39.943849852],[-75.181207425,39.944170256],[-75.181046125,39.944150057],[-75.181072317,39.944030106],[-75.181172256,39.943969901],[-75.181212594,39.943785164],[-75.181734873,39.943849852]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":4,"lotArea":11310,"zoning":"RM1","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"846 N TANEY ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR INFILL ADDITION OF TWO (2) FLOORS, PROPOSED ROOF DECK ABOVE THE TWO (2) STORY PORTION TO BUILDING #1 AND PROPOSED THIRTY (30) DWELLING UNITS IN BUILDING # 1 ON THE SAME LOT WITH PROPOSED EIGHT (8) FAMILY DWELLING IN BUILDING # 2 ","status":"CLOSED","outcome":"Granted","date":"2012-06-26","number":"17687","relatedPermit":"395034"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5890000,"taxable":1034800,"land":460312,"improvement":5429688,"taxableLand":460312,"taxableImprovement":574488,"exemptLand":0,"exemptImprovement":4855200},{"y":2017,"v":5890000,"taxable":1034800,"land":460312,"improvement":5429688,"taxableLand":460312,"taxableImprovement":574488,"exemptLand":0,"exemptImprovement":4855200},{"y":2018,"v":7004000,"taxable":1367352,"land":700400,"improvement":6303600,"taxableLand":700400,"taxableImprovement":666952,"exemptLand":0,"exemptImprovement":5636648},{"y":2019,"v":7214100,"taxable":1408369,"land":721410,"improvement":6492690,"taxableLand":721410,"taxableImprovement":686959,"exemptLand":0,"exemptImprovement":5805731},{"y":2020,"v":7286200,"taxable":1422445,"land":728620,"improvement":6557580,"taxableLand":728620,"taxableImprovement":693825,"exemptLand":0,"exemptImprovement":5863755},{"y":2021,"v":7286200,"taxable":1422445,"land":728620,"improvement":6557580,"taxableLand":728620,"taxableImprovement":693825,"exemptLand":0,"exemptImprovement":5863755},{"y":2022,"v":7286200,"taxable":1422445,"land":728620,"improvement":6557580,"taxableLand":728620,"taxableImprovement":693825,"exemptLand":0,"exemptImprovement":5863755},{"y":2023,"v":7286200,"taxable":1449954,"land":728620,"improvement":6557580,"taxableLand":728620,"taxableImprovement":721334,"exemptLand":0,"exemptImprovement":5836246},{"y":2024,"v":7286200,"taxable":1449954,"land":728620,"improvement":6557580,"taxableLand":728620,"taxableImprovement":721334,"exemptLand":0,"exemptImprovement":5836246},{"y":2025,"v":4600000,"taxable":4600000,"land":690000,"improvement":3910000,"taxableLand":690000,"taxableImprovement":3910000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4600000,"taxable":4600000,"land":690000,"improvement":3910000,"taxableLand":690000,"taxableImprovement":3910000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4266200,"taxable":4266200,"land":853200,"improvement":3413000,"taxableLand":853200,"taxableImprovement":3413000,"exemptLand":0,"exemptImprovement":0}],"taxNow":64391,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"343295","date":"2011-07-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-07-28","scope":"C/O APPLICATION FOR EXISTING CHURCH - ACCESSORY ASSEMBLY PROGRAM, ACCESSORY OFFICES AND RECTORY. NO CO ON RECORD. NO WORK."},{"number":"398299","date":"2012-04-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-10","scope":"SUMMER CAMP 2012 THAT WILL PROVIDE ACADEMIC ENRICHMENT BEFORE AND AFTER CARE AS WELL AS MUSIC AND INSTRUMENT ENRICHMENT. THE SUMMER CAMP IS BEING OPERATED BY THE CHURCH."},{"number":"396162","date":"2012-04-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-04-13","scope":"AMEND PRIOR PERMIT AP343295 FOR UPDATED CERTIFICATE OF OCCUPANCY TO REFLECT ACCESSORY AFTER SCHOOL PROGRAM AND USE GROUP E, IN EXISTING CHURCH, NO CO ON RECORD. NO WORK."},{"number":"395034","date":"2013-02-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-02-15","scope":"FOR INFILL ADDITION OF TWO (2) FLOORS, PROPOSED ROOF DECK ABOVE THE TWO (2) STORY PORTION TO BUILDING #1 AND PROPOSED THIRTY (30) DWELLING UNITS IN BUILDING # 1 ON THE SAME LOT WITH PROPOSED EIGHT (8) FAMILY DWELLING IN BUILDING # 2 CREATES A CONDITION OF MULTIPLE MAIN USES ON A LOT AND FOR THE ERECTION OF 3'-6\" HIGH, 6' HIGH AND 7' HIGH FENCE COMPLETELY WITHIN THE PROPERTY LINE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"475896","date":"2013-07-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-11","scope":"CONSTRUCTION OF AN ENTRANCE CANOPY AS PER PLANS."},{"number":"476805","date":"2013-10-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-14","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING BUILDING FOR A CHANGE IN OCCUPANCY TO A MULT-FAMILY DWELLING. BUILDING FOR USE AS THIRTY FAMILY DWELIING. BUILDING TO BE FULLY SPRINKLERED. ALTERATIONS TO INCLUDE A CHANGE IN EXISTING LAYOUT ON EACH FLOOR AND PROVIDE ACCESSIBILITY IMPROVEMENTS. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"504738","date":"2014-01-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-14","scope":"ELECTRICAL FIT OUT OF 30 APARTMENTS AS PER NEC 2008 - THE SANCTUARY"},{"number":"453956","date":"2014-02-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-02-06","scope":"PRELIMINARY PLAN REVIEW FOR CONVERSION OF CHURCH AND RECTORY INTO 38 APARTMENTS PER PLANS, SEE ATTACHED LETTER"},{"number":"507540","date":"2014-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-26","scope":"COMPLETE PLUMBING SYSTEM FOR 30 RESIDENTIAL APARTMENTS: 30 KITCHEN SINKS, 30 TUB SHOWER COMBOS, 30 WASHING MACHINE DRAINS, 7 SHOWERS, 3 AREA DRAINS, 2 FLOOR DRAINS, 38 WATER CLOSETS, 38 LAVY SINKS"},{"number":"495788","date":"2014-02-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-04-09","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING BUILDING FOR A CHANGE IN OCCUPANCY TO A MULT-FAMILY DWELLING. BUILDING FOR USE AS EIGHT FAMILY DWELIING. BUILDING TO BE FULLY SPRINKLERED. ALTERATIONS TO INCLUDE A CHANGE IN EXISTING LAYOUT ON EACH FLOOR AND PROVIDE ACCESSIBILITY IMPROVEMENTS. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"523078","date":"2014-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-14","scope":"FIRE ALARM FIT-OUT OF 30 APARTMENTS (MULTI FAMILY) AS PER NEC 2008"},{"number":"526024","date":"2014-04-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-14","scope":"INSTALLATION OF MECHANICAL UNITS AND DUCTWORK/REGISTERS/DIFFUSERS AND RELATED PIPING"},{"number":"534520","date":"2014-05-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-01-12","scope":"APPLICATION TO CORRECT EST COST OF WORK TO READ $457,500.00. PERMIT #526024"},{"number":"523096","date":"2014-05-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-09-26","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 TO INCLUDE A 6\" BACKFLOW SYSTEM, 6\" SERVICE LINE AND A FIRE PUMP AS PER PLANS."},{"number":"533987","date":"2014-06-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-25","scope":"8\"SEWER CONNECTION (APT BLDG)"},{"number":"546798","date":"2014-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-08","scope":"3\" WATER SERVICE PA20141702062 (APT BLDG)\"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":"564518","date":"2014-09-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"TCO TO ENTIRE PROJECT-ALL FLOORS AND COMMON SPACE (3 FLOORS AND 30 UNITS) PERMIT #476805"},{"number":"584892","date":"2015-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-01-29","scope":"HOUSE TRAP, FAI, HOUSE DRAIN - PA1 2014-3580030 \"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":"585884","date":"2015-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-06","scope":"INSTALL 1 1/2 WATER SERVICE FROM CITY MAIN TO METER-PA#20143580030-\"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":"GM-2024-009004","date":"2024-10-10","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-04-25","scope":"EZ PERMIT RE-ROOFING - For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"GM-2024-010907","date":"2024-12-11","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-03-10","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2025-000459","date":"2025-02-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-06-08","scope":"FOR EXTERIOR FACADE REPAIRS TO INCLUDE REPOINTING, REPLACEMENT OF ELEMENTS IN KIND, MASONRY/BRICK REPLACEMENT, ROOFING AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"657911","type":"Rental","status":"Inactive","businessName":"FITWATER SANCUTARY LP","legalName":"FITWATER SANCUTARY LP","address":"2319-27 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2015-03-13","latestIssueDate":"2024-04-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"0954158","type":"Rental","status":"Active","businessName":"2327 Fitzwater Street LLC","legalName":"2327 Fitzwater Street LLC","address":"2319-27 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2024-06-14","latestIssueDate":"2026-04-30","expirationDate":"2027-06-13","inactiveDate":null}],"licenseActivity":[{"number":"0954158","type":"Rental","businessName":"2327 Fitzwater Street LLC","legalName":"2327 Fitzwater Street LLC","issuedDate":"2024-06-14","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-06-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"657911","type":"Rental","businessName":"FITWATER SANCUTARY LP","legalName":"FITWATER SANCUTARY LP","issuedDate":"2015-03-13","latestIssueDate":"2024-04-29","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":30,"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":"Appeal #17687: CLOSED · Granted; related permit 395034. Use permit #398299: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 564518 (EXPIRED), GM-2024-009004 (Expired), CP-2025-000459 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 1899 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":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 8, 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":"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 4 historical violations across 4 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/"}]}