{"asOf":"2026-07-26T19:03:20.865Z","block":"400-499 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-broad-st","address":"435 N BROAD ST","parcelNumber":"881580047","source":"https://property.phila.gov/?p=881580047","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RE","buildingCodeNew":"829","buildingClass":"PD PKG LOT COMMERCIAL","buildingClassNew":"APTS - HIGH RISE","useLabel":"Apartments","owner":"435 N BROAD ASSOCIATES LLC","coOwner":null,"marketValue":100445000,"landAssessment":10044500,"improvementAssessment":90400500,"livableArea":224000,"yearBuilt":2021,"lastSale":{"price":1,"date":"2020-06-12T04:00:00Z"},"openViolations":5,"violations":[{"number":"VI-2025-005565","date":"2025-01-31","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-03-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005561","date":"2025-01-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005563","date":"2025-01-31","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005560","date":"2025-01-31","code":"F-105.6.3","title":"HIGH-RISE BUILDING\n","status":"COMPLIED","resolutionDate":"2025-03-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-019465","date":"2026-04-07","code":"F-1104.30","title":"OCCUPANT LOAD SIGN\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019447","date":"2026-04-07","code":"F-5003.5","title":"HAZARD IDENTIFICATION SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019444","date":"2026-04-07","code":"F-404.2.1","title":"FIRE EVACUATION PLANS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019436","date":"2026-04-07","code":"F-1203.4.3","title":"RECORDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019434","date":"2026-04-07","code":"F-909.20.2","title":"SMOKE CONTROL SYSTEM RECORDS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-006896","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-01-31","completedDate":null,"violations":[{"number":"VI-2025-005565","date":"2025-01-31","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-03-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005561","date":"2025-01-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005563","date":"2025-01-31","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005560","date":"2025-01-31","code":"F-105.6.3","title":"HIGH-RISE BUILDING\n","status":"COMPLIED","resolutionDate":"2025-03-07","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-031986","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-07","completedDate":null,"violations":[{"number":"VI-2026-019465","date":"2026-04-07","code":"F-1104.30","title":"OCCUPANT LOAD SIGN\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019447","date":"2026-04-07","code":"F-5003.5","title":"HAZARD IDENTIFICATION SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019444","date":"2026-04-07","code":"F-404.2.1","title":"FIRE EVACUATION PLANS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019436","date":"2026-04-07","code":"F-1203.4.3","title":"RECORDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-019434","date":"2026-04-07","code":"F-909.20.2","title":"SMOKE CONTROL SYSTEM RECORDS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":4,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2025-006896","date":"2025-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006896","date":"2025-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006896","date":"2025-04-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006896","date":"2025-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006896","date":"2026-02-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-031986","date":"2026-04-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96067216846209,"lng":-75.16121401279057,"geom":{"type":"Polygon","coordinates":[[[-75.161526069,39.960971808],[-75.16078601,39.960873871],[-75.16090196,39.960372528],[-75.161642012,39.960470464],[-75.161526069,39.960971808]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-023993","type":"Sprinkler Certification","inspectionDate":"2025-04-04","result":"Certified","expirationDate":"2026-04-04","buildingId":"2000754"},{"number":"BC-2025-013435","type":"Sprinkler Certification","inspectionDate":"2025-04-04","result":"Deficient","expirationDate":null,"buildingId":"2000754"},{"number":"BC-2025-024735","type":"Fire Alarm Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"2000754"},{"number":"BC-2026-010298","type":"Fire Alarm Certification","inspectionDate":"2026-04-10","result":"Certified","expirationDate":"2027-04-10","buildingId":"2000754"},{"number":"BC-2026-015144","type":"Smoke Control Certification","inspectionDate":"2026-05-22","result":"Certified","expirationDate":"2027-05-22","buildingId":"2000754"},{"number":"BC-2026-019333","type":"Sprinkler Certification","inspectionDate":"2026-06-09","result":"Certified","expirationDate":"2027-06-09","buildingId":"2000754"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":18,"lotArea":39061,"zoning":"CMX4","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"250 GIBRALTER RD, HORSHAM PA, 19044","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":15549900,"taxable":15549900,"land":15549900,"improvement":0,"taxableLand":15549900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":15549900,"taxable":15549900,"land":15549900,"improvement":0,"taxableLand":15549900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":53631000,"taxable":32875803,"land":10726200,"improvement":42904800,"taxableLand":10726200,"taxableImprovement":22149603,"exemptLand":0,"exemptImprovement":20755197},{"y":2024,"v":97726200,"taxable":97726200,"land":10726200,"improvement":87000000,"taxableLand":10726200,"taxableImprovement":87000000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":107262000,"taxable":10726200,"land":10726200,"improvement":96535800,"taxableLand":10726200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":96535800},{"y":2026,"v":107262000,"taxable":10726200,"land":10726200,"improvement":96535800,"taxableLand":10726200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":96535800},{"y":2027,"v":100445000,"taxable":10044500,"land":10044500,"improvement":90400500,"taxableLand":10044500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":90400500}],"taxNow":150145,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-007292","date":"2020-11-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-11-17","scope":"FOR MINOR MODIFICATION OF PREVIOUSLY APPROVED ZONING PERMIT # 1046084 REDUCTIONS IN BUILDING HEIGHT, GROSS FLOOR AREA AND FLOOR AREA RATIO AND REMAIN SAME AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2020-004869","date":"2020-12-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-23","scope":"NEW CONSTRUCTION OF A 18 STORY HIGH-RISE STRUCTURE FOR USE AS THREE HUNDRED FORTY-FOUR (344) DWELLING UNITS WITH ACCESSORY PARKING AND AMENITY SPACES AND SHELL COMMERCIAL SPACES (SEPARATE FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. **AMENDED PERMIT REQUIRED PRIOR TO START OF WORK TO SUBMIT EXCAVATION SUPPORT DRAWINGS** *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 12/17/20 TO AMEND NEW CONSTRUCTION PERMIT CP-2020-004869 TO INCLUDE EXCAVATION SUPPORT DRAWINGS AS PER APPROVED PLANS AND ENGINEER CALCULATIONS."},{"number":"EP-2021-009234","date":"2021-08-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-26","scope":"NEW TEMPORARY POWER FOR HIGH VOLTAGE SERVICE TO CONSTRUCTION SITE, TEMP SHANTY FED ON PECO TRANSFORMER FOR CONSTRUCTION SITE NEEDS AS PER 2017 NEC"},{"number":"PP-2021-018293","date":"2021-10-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-09","scope":"Installation of sanitary and storm curb traps. Storm trap to be located outside of the storm water basin. Water distribution & fire service will be by others"},{"number":"GP-2021-010507","date":"2021-11-12","work":"Tower Crane","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-11-17","scope":"FOR THE ERECTION, CONTINUOUS OPERATION, AND DISASSEMBLY OF ONE (1) FREESTANDING TOWER CRANE AND FOUNDATION AS PER APPROVED PLANS AND SUPPLEMENTAL DOCUMENTATION. ALL WORK SHALL BE IN ACCORDANCE WITH STREETS DEPARTMENT APPROVAL (SR-2021-008456)."},{"number":"PP-2021-022546","date":"2021-12-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-22","scope":"Installing a new 6 inch water service to new construction."},{"number":"PP-2021-020902","date":"2022-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-23","scope":"INSTALL 10 HOT WATER HEATERS, 411 WATER CLOSETS, 407 LAVATORIES, 349 KITCHEN SINKS, 147 SHOWERS, 242 TUBS, 9 HOSE BIBBS, 3 MOP RECEPTORS, 15 FLOOR DRAINS, 1 BACKFLOW PREVENTER, 1 GREASE TRAP, 53 ROOF DRAINS AND 9 GARAGE DRAINS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-000495","date":"2022-03-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-23","scope":"FOR INSTALLATION OF A HVAC SYSTEM FOR NEW HIGH RISE BUILDING AS PER PLANS."},{"number":"EP-2022-000951","date":"2022-06-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-17","scope":"INSTALL A 13.2KV SERVICE, SWITCHGEAR, SWITCHBOARDS, SUBSTATIONS, METER MODULES, PANELS AND FEDERS. INSTALL A 500 KW GENERATOR AND TRANSFER SWITCHES. PROVIDE POWER FOR THE MECHANICAL, ELEVATOR AND HVAC EQUIPMENT. PROVIDE WIRING THROUGHOUT THE COMMON AREAS AND DWELLING UNITS. INTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. INSTALL A TWO-WAY COMMUNICATION SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72. ** NO ELECTRIC FIRE PUMP**"},{"number":"FP-2022-002114","date":"2022-08-22","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-19","scope":"Rough-In Permit for FP-2022-002096 Install fire sprinklers in new high-rise apartment building. Install automatic wet sprinkler system and standpipe to protect entire building as per NFPA 13 . Work includes new 8\" fire service, fire pump, and backflow preveter."},{"number":"FP-2022-002096","date":"2022-11-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 8\" MAIN FIRE SERVICE LINE WITH A 8\" BACKFLOW PREVENTION ASSEMBLY AND SIX (6) STANDPIPE RISERS COMPLYING WITH NFPA 14, AND A LISTED FIRE PUMP, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-003590","date":"2023-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-27","scope":"Fiber Backbone cable per NEC2017"},{"number":"ZP-2025-000940","date":"2025-06-25","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-18","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2025-006123","date":"2025-07-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-02-18","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN. 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, INCLUDING ALL ELECTRICAL WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"936094","type":"Dumpster License - Private Property","status":"Active","businessName":"435 North Broad Associates LLC","legalName":"435 North Broad Associates LLC","address":"435 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2023-10-20","latestIssueDate":"2023-10-20","expirationDate":null,"inactiveDate":null},{"number":"0961603","type":"Rental","status":"Active","businessName":"435 North Broad Associates LLC","legalName":"435 North Broad Associates LLC","address":"435 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":344,"issuedDate":"2024-09-20","latestIssueDate":"2025-10-08","expirationDate":"2026-09-19","inactiveDate":null},{"number":"0971391","type":"High Rise","status":"Active","businessName":"435 North Broad Associates LLC","legalName":"435 North Broad Associates LLC","address":"435 N BROAD ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2025-02-12","latestIssueDate":"2026-03-05","expirationDate":"2027-02-11","inactiveDate":null}],"licenseActivity":[{"number":"0971391","type":"High Rise","businessName":"435 North Broad Associates LLC","legalName":"435 North Broad Associates LLC","issuedDate":"2025-02-12","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-02-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0961603","type":"Rental","businessName":"435 North Broad Associates LLC","legalName":"435 North Broad Associates LLC","issuedDate":"2024-09-20","latestIssueDate":"2025-10-08","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"936094","type":"Dumpster License - Private Property","businessName":"435 North Broad Associates LLC","legalName":"435 North Broad Associates LLC","issuedDate":"2023-10-20","latestIssueDate":"2023-10-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":344,"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":["5 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"5 open L&I violations","finding":"9 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 (250 GIBRALTER RD, HORSHAM PA, 19044).","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":"5 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 7, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jun 9, 2027; Fire Alarm Certification: Certified through Apr 10, 2027; Smoke Control Certification: Certified through May 22, 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/"}]}