{"asOf":"2026-07-26T13:53:20.695Z","block":"1400-1499 POINT BREEZE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-point-breeze-ave","address":"1420 POINT BREEZE AVE","parcelNumber":"881577345","source":"https://property.phila.gov/?p=881577345","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"804","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"1422 POINT BREEZE LLC","coOwner":null,"marketValue":9300500,"landAssessment":930000,"improvementAssessment":8370500,"livableArea":35628,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-037643","date":"2024-05-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-037644","date":"2024-05-13","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-080871","date":"2025-10-09","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-09","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-030943","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-15","completedDate":"2025-09-15","violations":[{"number":"VI-2024-037643","date":"2024-05-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-037644","date":"2024-05-13","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-112066","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-09","completedDate":"2025-11-18","violations":[{"number":"VI-2025-080871","date":"2025-10-09","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-09","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-030943","date":"2024-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030943","date":"2025-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030943","date":"2025-09-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-112066","date":"2025-10-09","type":null,"status":null}],"inspYears":[{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93399278125232,"lng":-75.18035383185492,"geom":{"type":"Polygon","coordinates":[[[-75.180329844,39.933779282],[-75.180583861,39.933924957],[-75.180426937,39.934206971],[-75.180361244,39.934199357],[-75.180364545,39.934182393],[-75.180095749,39.934026618],[-75.180329844,39.933779282]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-017222","type":"Fire Alarm Certification","inspectionDate":"2024-04-25","result":"Certified","expirationDate":"2025-04-25","buildingId":"1550374"},{"number":"BC-2025-005660","type":"Sprinkler Certification","inspectionDate":"2025-01-23","result":"Certified","expirationDate":"2026-01-23","buildingId":"1550374"},{"number":"BC-2025-022222","type":"Fire Alarm Certification","inspectionDate":"2025-08-20","result":"Certified","expirationDate":"2026-08-20","buildingId":"1550374"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":4,"lotArea":11377,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"6950 NORWITCH DR, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[{"type":"ZBA Appeal Against L&I","grounds":"APPEAL AGAINST L&I ZP 2020-000995","status":"In Process","outcome":"Withdrawn","date":"2022-03-31","number":"HA-2021-001525","relatedPermit":"ZP-2020-000995"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Permit for the proposed use, Group Medical Dental Health Practitioner, within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2025-03-25","number":"ZP-2024-009938","relatedPermit":"ZP-2024-009938"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":135800,"taxable":135800,"land":135800,"improvement":0,"taxableLand":135800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":135800,"taxable":135800,"land":135800,"improvement":0,"taxableLand":135800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":9148000,"taxable":914800,"land":914800,"improvement":8233200,"taxableLand":914800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8233200},{"y":2024,"v":9148000,"taxable":914800,"land":914800,"improvement":8233200,"taxableLand":914800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8233200},{"y":2025,"v":9148000,"taxable":914800,"land":914800,"improvement":8233200,"taxableLand":914800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8233200},{"y":2026,"v":9148000,"taxable":914800,"land":914800,"improvement":8233200,"taxableLand":914800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8233200},{"y":2027,"v":9300500,"taxable":930000,"land":930000,"improvement":8370500,"taxableLand":930000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8370500}],"taxNow":12805,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-000995","date":"2020-09-17","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-14","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM FOUR (4) ZONING LOTS WITH TWO (2) OPA ACCOUNTS (1420 AND 1428-32 POINT BREEZE AVENUE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2020-008018","date":"2020-10-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-08-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOTHOUSES TO ACCESS ROOF DECK WITH 42-INCH GUARD RAILS, UTILIING GREEN ROOF BONUS AND MIXED-INCOME BONUS; FOR USE AS VACANT COMMERCIAL ON THE GOUND FLOOR (SEPARATE USE PERMIT REQUIRED PRIOR TO OCCUPANCY) AND HOUSEHOLD LIVING (FORTY-TWO (42) DWELLING UNITS) ON FLOORS 2-4; FOR THE CREATION OF TWENTY (20) CLASS IA BICYCLE SPACES ALONG AN ACCESSIBLE ROUTE (ROOF DECK ACCESSORY TO RESIDENTAL UNITS ONLY). SIZE AND LOCATION AS SHOWN IN THE APPLCIATION/PLANS."},{"number":"CP-2020-002377","date":"2020-12-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-08","scope":"**Amendment dated 6/18/2021: Architectural and Structural changes due to moving location of PECO vault, revisions to accommodate existing foundations** **Amendment dated 2/19/2021: Enlargement of elevator shaft, and enlargement of bathrooms within Type A units** For the erection of a four (4) story attached structure (w/resident-only roof deck accessed via pilot houses & elevator, and green roof) to be used as vacant retail space at the ground floor (separate fit-out/CO permit required prior to occupancy) with Group R-2 (forty-two (42) dwelling units; including one (1) Type A Unit w/remaining to be Type B Units) at the ground floor through fourth floors, with accessory residential storage w/in the basement, as per plans; separate permits required for all MEP/FSP work; separate PA L&I permit required for installation of elevator; sprinklers to be installed throughout as per NFPA 13 w/standpipes w/in exit stairways installed as per NFPA 14; pedestrian protection to be provided as per Section 3306 in the 2018 IBC at all times during construction; see ZP-2020-000995 for zoning/use approval."},{"number":"FP-2021-000453","date":"2021-03-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-02","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MIXED-USE STRUCTURE WITH BASEMENT AND ROOF DECK ACCESS STRUCTURES TO INCLUDE NEW FOUR (4) INCH FIRE SERVICE LINE, FOUR (4) INCH BACKFLOW PREVENTION DEVICE, AND FIRE PUMP. FOR THE INSTALLATION OF CLASS I MANUAL WET STANDPIPES SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 AND NFPA 14 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2021-007014","date":"2021-11-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-02","scope":"FOR THE INSTALLATION OF APPLIANCES, REGISTERS / DIFFUSERS / GRILLES, AND ASSOCIATED DUCTWORK THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-002377 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2021-013554","date":"2021-11-18","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-08","scope":"Rough-In Permit for EP-2021-012999 Wire up apt and commercial space with outlets, lights, switches, smoke detectors, c/o detectors. fire alarm as per 2017 nec and nfpa 72"},{"number":"EP-2021-012999","date":"2021-12-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-08","scope":"Install service and gear( to approved drawings) . Fire pump service and related equipment, Wire up forty-two(42) apartments and commercial space with outlets, lights , switches , 11ov interconnected smoke alarms. Install complete fire alarm system w/ low frequency sounders in all sleeping areas(living rms and bedrooms) ,tamper switches and flow switches. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2021-014293","date":"2021-12-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-03","scope":"For the installation of the storm and sanitary house drains, curb traps, fresh air inlets, and the main water distribution pipe. Size and locations per the approved PWD Site Utility Plan. Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"ZP-2024-009938","date":"2025-02-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"CP-2025-002714","date":"2025-07-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-10","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. MECHANICAL ALTERATIONS TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS MEDICAL, DENTAL AND HEALTH PRACTITIONER-GROUP MEDICAL, DENTIAL, AND HEALTH PRACTITIONER. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2025-007950","date":"2025-08-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-03","scope":"Plumbing Permit (Interior) for combo CP-2025-002714"},{"number":"MP-2025-003361","date":"2025-09-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-02-02","scope":"Mechanical / Fuel Gas Permit for combo CP-2025-002714"},{"number":"FP-2025-001858","date":"2025-09-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-02-03","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate approximately 35 sprinkler heads to suit new commercial space layout."},{"number":"EP-2025-005848","date":"2025-09-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-21","scope":"Electrical Permit for combo CP-2025-002714"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"201315","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"YOUNGS HARVEST SUPERMARKET","legalName":"YOUNGS HARVEST SUPERMARKET","address":"1420 POINT BREEZE AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-04-30","latestIssueDate":"2013-05-11","expirationDate":"2014-04-30","inactiveDate":null},{"number":"641373","type":"Food Preparing and Serving","status":"Inactive","businessName":"TAMARA JOHNSON (PLAYPEN ACADEMY)","legalName":"TAMARA JOHNSON","address":"1420 POINT BREEZE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-09-12","latestIssueDate":"2018-04-25","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"906612","type":"Rental","status":"Active","businessName":"1422 Point Breeze LLC","legalName":"1422 Point Breeze LLC ","address":"1420 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":42,"issuedDate":"2022-09-21","latestIssueDate":"2025-12-23","expirationDate":"2026-09-20","inactiveDate":null}],"licenseActivity":[{"number":"906612","type":"Rental","businessName":"1422 Point Breeze LLC","legalName":"1422 Point Breeze LLC ","issuedDate":"2022-09-21","latestIssueDate":"2025-12-23","closureDate":null,"expirationDate":"2026-09-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"641373","type":"Food Preparing and Serving","businessName":"TAMARA JOHNSON (PLAYPEN ACADEMY)","legalName":"TAMARA JOHNSON","issuedDate":"2014-09-12","latestIssueDate":"2018-04-25","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201315","type":"Food Establishment, Retail Perm Location (Large)","businessName":"YOUNGS HARVEST SUPERMARKET","legalName":"YOUNGS HARVEST SUPERMARKET","issuedDate":"2004-04-30","latestIssueDate":"2013-05-11","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":42,"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":["6 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 6636% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $135,800 to $9,148,000","no permit shown in 2022-2024"],"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 #ZP-2024-009938: Completed · Granted with conditions; related permit ZP-2024-009938.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 20, 2026; Sprinkler Certification: Certified through Jan 23, 2026","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 9, 2025.","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 Perm Location (Large) #201315: Inactive; Food Preparing and Serving #641373: Inactive since Jun 29, 2019","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":"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 2 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/"}]}