{"asOf":"2026-07-24T19:32:55.726Z","block":"4100-4199 CHESTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-chester-ave","address":"4128 CHESTER AVE","parcelNumber":"881609610","source":"https://property.phila.gov/?p=881609610","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"LULUS REAL ESTATE LLC","coOwner":null,"marketValue":1354500,"landAssessment":270900,"improvementAssessment":1083600,"livableArea":7029,"yearBuilt":2014,"lastSale":{"price":1600000,"date":"2016-08-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"1546235","date":"2009-08-27","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1546233","date":"2009-08-27","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1546234","date":"2009-08-27","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1748320","date":"2010-07-12","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1748318","date":"2010-07-12","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1748319","date":"2010-07-12","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3249947","date":"2014-05-05","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3249948","date":"2014-06-09","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3946450","date":"2015-01-30","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3670605","date":"2015-08-10","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"212605","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-09-01","completedDate":"2010-07-12","violations":[{"number":"1546235","date":"2009-08-27","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1546233","date":"2009-08-27","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1546234","date":"2009-08-27","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"242649","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2010-07-12","completedDate":"2010-09-27","violations":[{"number":"1748320","date":"2010-07-12","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1748318","date":"2010-07-12","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1748319","date":"2010-07-12","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"429306","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-05-05","completedDate":"2016-05-17","violations":[{"number":"3249947","date":"2014-05-05","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3249948","date":"2014-06-09","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"573337","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3946450","date":"2015-01-30","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"524145","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3670605","date":"2015-08-10","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"212605","date":"2009-08-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"212605","date":"2009-12-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"212605","date":"2010-07-12","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"242649","date":"2010-07-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"242649","date":"2010-07-13","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"242649","date":"2010-07-13","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"242649","date":"2010-08-04","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"242649","date":"2010-08-04","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"242649","date":"2010-09-24","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"429306","date":"2014-05-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"429306","date":"2014-06-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"429306","date":"2014-07-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"429306","date":"2014-09-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"584569","date":"2017-05-19","type":"BP_BLDG","status":"CLOSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":5},{"y":2014,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948228668642535,"lng":-75.20671874539077,"geom":{"type":"Polygon","coordinates":[[[-75.206770615,39.948372887],[-75.206679715,39.948375264],[-75.206666878,39.948084448],[-75.206757773,39.948082071],[-75.206770615,39.948372887]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-030042","type":"Sprinkler Certification","inspectionDate":"2024-10-24","result":"Certified","expirationDate":"2025-10-24","buildingId":"1550346"},{"number":"BC-2025-012319","type":"Fire Alarm Certification","inspectionDate":"2025-05-07","result":"Certified","expirationDate":"2026-05-07","buildingId":"1550346"},{"number":"BC-2025-028200","type":"Sprinkler Certification","inspectionDate":"2025-10-21","result":"Certified","expirationDate":"2026-10-21","buildingId":"1550346"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":2703,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"126 S 11TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"NO PROPER SERVICE OF NOTICE - RECEIVED NOTICE OF VIOLATIONS ONE DAY PRIOR TO FINAL APPEAL DATE. ROOF AND WALLS ARE NOT IN DANGER OF FURTHER COLLAPSE.","status":"OPEN","outcome":"City affirmed","date":"2010-03-10","number":"9954","relatedPermit":"212605"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":720000,"taxable":196700,"land":92091,"improvement":627909,"taxableLand":92091,"taxableImprovement":104609,"exemptLand":0,"exemptImprovement":523300},{"y":2017,"v":720000,"taxable":92091,"land":92091,"improvement":627909,"taxableLand":92091,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":627909},{"y":2018,"v":927000,"taxable":92700,"land":92700,"improvement":834300,"taxableLand":92700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":834300},{"y":2019,"v":1055900,"taxable":105590,"land":105590,"improvement":950310,"taxableLand":105590,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":950310},{"y":2020,"v":1063800,"taxable":106380,"land":106380,"improvement":957420,"taxableLand":106380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":957420},{"y":2021,"v":1063800,"taxable":106380,"land":106380,"improvement":957420,"taxableLand":106380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":957420},{"y":2022,"v":1063800,"taxable":106380,"land":106380,"improvement":957420,"taxableLand":106380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":957420},{"y":2023,"v":1552600,"taxable":155260,"land":155260,"improvement":1397340,"taxableLand":155260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1397340},{"y":2024,"v":1552600,"taxable":155260,"land":155260,"improvement":1397340,"taxableLand":155260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1397340},{"y":2025,"v":1350800,"taxable":202620,"land":202620,"improvement":1148180,"taxableLand":202620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1148180},{"y":2026,"v":1350800,"taxable":202620,"land":202620,"improvement":1148180,"taxableLand":202620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1148180},{"y":2027,"v":1354500,"taxable":1354500,"land":270900,"improvement":1083600,"taxableLand":270900,"taxableImprovement":1083600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2836,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"514180","date":"2014-01-30","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-01-30","scope":"FOR THE RELOCATION OF LOTLINES TO CREATE TWO LOTS FROM THREE LOTS AS PER PLANS. FOR THE ERECTION OF A THREE STORY STRUCTURE ON EACH LOT AS PER PLANS. EACH TO CONTAIN SIX RESIDENTIAL UNITS."},{"number":"522988","date":"2014-03-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-03-10","scope":"FOR THE RELOCATION OF LOTLINES TO CREATE TWO LOTS FROM THREE LOTS AS PER PLANS. FOR THE ERECTION OF A THREE STORY STRUCTURE ON EACH LOT AS PER PLANS. EACH TO CONTAIN SIX RESIDENTIAL UNITS."},{"number":"524145","date":"2014-04-08","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH CELLAR FOR USE AS A SIX (6) FAMILY DWELLING. UNITS ON THE 1ST FLOOR ARE TO BE TYPE B DWELLING UNITS. ENTIRE BUILDING TO BE FULLY SPRINKLERED. PROPOSED FOUNDATION SHALL BE IN ACCORDANCE WITH GEOTECHNICAL RECOMMENDATIONS, PER GEOTECHNICAL REPORT. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. REGISTERED DESIGN PROFESSIONALS SHALL BE ON SITE FOR ALL SPECIAL INSPECTION AS PER ATTACHED DOCUMENTS."},{"number":"550964","date":"2014-09-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-03","scope":"INSTALL NEW PLUMBING SYSTEM INCLUDING WC, BT, LAVS, SINK, DW, WM, WH & DOMESTIC WATER (MULTI UNITS) - NOTE: CHANGE OF CONTRACTOR EFFECTIVE 05.29.2015 \"FIXTURES/FINAL ONLY\""},{"number":"559102","date":"2014-09-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-03","scope":"HVAC < 2000 CFM INSTALLATION OF (6) 90% HVAC SYSTEM AND ASSOCIATED DUCT WORK. SINGLE SPACE HVAC SYSTEMS HVAC / DUCTWORK ENTIRELY WITHIN THE SINGLE SPACE TENANT.NO DUCTWORK PENETRATION OF TENANT SEPARATION ASSEMBLIES ( WALLS, CEILINGS, OR ROOF ) OR COMBINING/SHARING DUCT WORK FOR MULTIPLY UNITS. CONDENSOR UNITS TO BE LOCATED IN THE REAR YARD. HVAC CAPACITY NOT TO EXCEED 2000 CFM / 5 TONS FOR EACH SYSTEM"},{"number":"568472","date":"2014-12-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-26","scope":"INSTALL ALL WIRING, RECEPTS, SWITCHES, FIXTURES THROUGH OUT NEW CONSTRUCTION 6 FAMILY DWELLING, 400AMP SERVICES WITH 7 METERS AS PER 2008 NEC (WEST DISTRICT)INSTALL FIRE ALARM SYSTEM, 1 CONTROAL, 8 SMOKES, 4 HEAT DETECTORS, 2 PULL STATIONS, 16 STROBES, 12 HORN STROBES AS PER NFPA72"},{"number":"576200","date":"2015-01-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-02","scope":"AMENDING BLDG PERMIT# 524145, INCLUDE A RETAINING WALL AT THE REAR OF THE PROPERTY, REDUCE HEIGHT OF BASEMENT LEVEL, SUBSTITUTE OSB FOR PLYWOOD IN WALL BRACING PER ENGINEER'S SUPPORTING DOCUMENTATION, AND USE OF LIMESTONE AT THE BASE AS PER APPROVED PLANS."},{"number":"594492","date":"2015-05-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"FOR AN AMENDMENT TO PERMIT 576200 , 524145 AS PER PLANS AND LETTER, BILEVEL AND NON ACCESSIBLITY ISSUE."},{"number":"622841","date":"2015-07-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-20","scope":"EXCAVATE SIDEWALK AND STREET TO INSTALL 1 1/2\" COPPER WATER SERVICE SELF-CERTIFICATIONS 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. PA1CALL20151551912"},{"number":"693062","date":"2016-05-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"INSTALL LATERAL, CURB TRAP AND FAI PA20161240598 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"694759","date":"2016-06-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-06-07","scope":"NEW 2\" FIRE SERVICE. NEW PIPE, HANGERS, AND FITTINGS. NEW CITY APPROVED 1-1/2 INCH BACKFLOW PREVENTION ASSEMBLY,NEW FIRE DEPARTMENT CONNECTION. INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM THROUGHOUT BUILDING IN ACCORDANCE WITH NFPA 13R"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"sale","p":1600000}],"rented":true,"licenses":[{"number":"277374","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN J GILLESPIE","legalName":"JOHN J GILLESPIE","address":"4128 CHESTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-03-17","latestIssueDate":"2002-03-17","expirationDate":"2003-02-28","inactiveDate":null},{"number":"739696","type":"Rental","status":"Active","businessName":"LULUS REAL ESTATE LLC","legalName":"LULUS REAL ESTATE LLC","address":"4128 CHESTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2017-05-24","latestIssueDate":"2026-04-30","expirationDate":"2027-05-23","inactiveDate":null}],"licenseActivity":[{"number":"739696","type":"Rental","businessName":"LULUS REAL ESTATE LLC","legalName":"LULUS REAL ESTATE LLC","issuedDate":"2017-05-24","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-05-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"277374","type":"Vacant Residential Property / Lot","businessName":"JOHN J GILLESPIE","legalName":"JOHN J GILLESPIE","issuedDate":"2002-03-17","latestIssueDate":"2002-03-17","closureDate":"2003-02-28","expirationDate":"2003-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 46% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,063,800 to $1,552,600","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":"Use permit #522988: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 21, 2026; Fire Alarm Certification: Certified through May 7, 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":"5 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on May 19, 2017.","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":"Vacant Residential Property / Lot #277374: Inactive","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 multi-family. 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 10 historical violations across 5 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/"}]}