{"asOf":"2026-07-28T23:38:00.198Z","block":"600-699 S 42ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-s-42nd-st","address":"620 S 42ND ST","parcelNumber":"881616210","source":"https://property.phila.gov/?p=881616210","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":"ECG CAMPUS HOUSING LLC","coOwner":null,"marketValue":2478200,"landAssessment":247800,"improvementAssessment":2230400,"livableArea":9026,"yearBuilt":2019,"lastSale":{"price":6100000,"date":"2024-06-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-052379","date":"2025-07-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052380","date":"2025-07-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052381","date":"2025-07-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052382","date":"2025-07-18","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052387","date":"2025-07-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052388","date":"2025-07-18","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052389","date":"2025-07-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2025-072045","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-18","completedDate":"2025-10-29","violations":[{"number":"VI-2025-052379","date":"2025-07-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052380","date":"2025-07-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052381","date":"2025-07-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052382","date":"2025-07-18","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-072094","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-18","completedDate":"2025-10-28","violations":[{"number":"VI-2025-052387","date":"2025-07-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052388","date":"2025-07-18","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-052389","date":"2025-07-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2025-10-28","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2025-072045","date":"2025-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-072094","date":"2025-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-072094","date":"2025-10-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94782787119006,"lng":-75.20743965190049,"geom":{"type":"Polygon","coordinates":[[[-75.207177242,39.947800729],[-75.207699045,39.947784135],[-75.207703465,39.947854643],[-75.207180494,39.94787163],[-75.207177242,39.947800729]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-018058","type":"Fire Alarm Certification","inspectionDate":"2024-06-18","result":"Certified","expirationDate":"2025-06-18","buildingId":"1545557"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":3663,"zoning":"RSA5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"26 BUCK LANE, HAVERFORD PA, 19041","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 6/20/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #786123.","status":"CLOSED","outcome":"APPROVED","date":"2017-07-18","number":"31065","relatedPermit":"786123"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":437100,"taxable":437100,"land":124814,"improvement":312286,"taxableLand":124814,"taxableImprovement":312286,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":437100,"taxable":437100,"land":124814,"improvement":312286,"taxableLand":124814,"taxableImprovement":312286,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":360000,"taxable":120000,"land":120000,"improvement":240000,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":240000},{"y":2019,"v":1657400,"taxable":165740,"land":165740,"improvement":1491660,"taxableLand":165740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1491660},{"y":2020,"v":1669800,"taxable":166980,"land":166980,"improvement":1502820,"taxableLand":166980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1502820},{"y":2021,"v":1669800,"taxable":166980,"land":166980,"improvement":1502820,"taxableLand":166980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1502820},{"y":2022,"v":1669800,"taxable":166980,"land":166980,"improvement":1502820,"taxableLand":166980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1502820},{"y":2023,"v":2401000,"taxable":240100,"land":240100,"improvement":2160900,"taxableLand":240100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2160900},{"y":2024,"v":2401000,"taxable":240100,"land":240100,"improvement":2160900,"taxableLand":240100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2160900},{"y":2025,"v":2281000,"taxable":228100,"land":228100,"improvement":2052900,"taxableLand":228100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2052900},{"y":2026,"v":2281000,"taxable":228100,"land":228100,"improvement":2052900,"taxableLand":228100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2052900},{"y":2027,"v":2478200,"taxable":247800,"land":247800,"improvement":2230400,"taxableLand":247800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2230400}],"taxNow":3193,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"716274","date":"2016-09-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-09-07","scope":"FOR THE DEMOLITION OF EXISTING STRUCTURE;FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38' HIGH) WITH COVERED EGRESS CORRIDOR AT FIRST FLOOR. FOR A MULTI-FAMILY HOUSEHOLD LIVING ( EIGHT(8) DWELLING UNITS ) FROM FIRST FLOOR THROUGH FORTH FLOORS .SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"773175","date":"2017-05-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-17","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE ( MAX HEIGHT NTE 38 FT) WITH COVERED EGRESS CORRIDOR AT FIRST FLOOR AND OPEN COURT YARD .SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES:FOR A MULTI-FAMILY HOUSEHOLD LIVING EIGHT (8) DWELLING UNITS."},{"number":"790996","date":"2017-06-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-09-07","scope":"EZ INTERIOR DEMOLITION-INTERIOR DEMOLITION OF ALL NON-LOAD BEARING WALLS AND FININSHES. FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"794271","date":"2017-06-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-12","scope":"SEAL 5\" LATERAL & FAI -PA1#2017-1721925 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"794945","date":"2017-08-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-09-18","scope":"**ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO DEMOLITION WORK** FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE (3) STORY MASONRY SEMI-DETACHED STRUCTURE FORMERLY USED AS MULTI-FAMILY HOUSEHOLD LIVING; TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY; USE OF MECHANICAL EQUIPMENT SHALL BE LIMITED TO THE REMOVAL OF DEBRIS; PEDESTRIAN, ADJACENT PROPERTIES, AND RIGHT-OF-WAY PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES, AS PER PLAN. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 17.5 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC; SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE TO NEIGHBORING PROPERTIES REQUIRED PER A-303.2 * ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO DEMOLITION WORK * TO BE DEMOLISHED SIMULTANEOUSLY WITH 622 S 42ND ST"},{"number":"786123","date":"2017-08-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-08-20","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY EIGHT-FAMILY DWELLING AS PER APPROVED PLANS AND BBS VARIANCE NO. 31065. BUILDING TO BE FULLY SPRINKLERED PER *NFPA 13*. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"821824","date":"2017-11-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"814759","date":"2017-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"800AMP METER,(8)125 AMP METERS,(1)100AMP HOUSE,265 OUTLETS,111 SWITCHES,(38)3WAY,(4)4 WAY,SMOKES,C/O,TV,PHONE,45 GFI,180 LIGHTS AND 6 OUTSIDE LIGHTS PER 208 NEC (MULTI FAMILY)"},{"number":"805133","date":"2018-02-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-21","scope":"FURNISH AND INSTALL A NEW FIRE ALARM SYSTEM COMPLETE WITH ALL DEVICES AS PER NFPA 72"},{"number":"816026","date":"2018-03-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE SPLIT SYSTM AIR HANDLERS, ROOFTOP CONDENSING UNITS, ASSOCIATED REFRIGERANT PIPING, GRILLES/REGISTERS/DIFFUSERS, OUTDOOR AIR VENTILATION, EXHAUST FANS, FIRE DAMPER INSTALLATIONS, AND ASSOCIATED DUCTWORK."},{"number":"807576","date":"2018-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"NEW CONSTRUCTION: INTERIOR/EXTERIOR PLUMBING; (4) STORY STRUCTURE; EIGHT-FAMILY DWELLING HOUSE DRAIN, CT/FAI, LAT, 1- 1/2\" DWS W/ BACKFLOW PROTECTION , AREA DRAIN; SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION; 23-WC, 23-LAV, 19-BT, 4-SH, 8-KIT, 8-WB THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"PP-2020-006633","date":"2020-08-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-15","scope":"REPAIR 1\" SERVICE ONLY PPC 2018"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"demo"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":6100000},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"221946","type":"Rental","status":"Inactive","businessName":"THOMAS & BETTY J HARRIS","legalName":"THOMAS & BETTY J HARRIS","address":"620 S 42ND ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-03-18","latestIssueDate":"2007-04-04","expirationDate":"2008-02-29","inactiveDate":"2008-02-13"},{"number":"425121","type":"Rental","status":"Inactive","businessName":"L & H PROPERTIES LLC","legalName":"L & H PROPERTIES LLC","address":"620 S 42ND ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2007-10-01","latestIssueDate":"2014-06-21","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"839411","type":"Rental","status":"Inactive","businessName":"620 Science LLC","legalName":"620 Science LLC","address":"620 S 42ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2020-03-07","latestIssueDate":"2024-01-22","expirationDate":"2025-03-06","inactiveDate":"2025-05-05"},{"number":"0987090","type":"Rental","status":"Active","businessName":"ECG campus housing LLC","legalName":"ECG campus housing LLC","address":"620 S 42ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2025-08-25","latestIssueDate":"2025-08-25","expirationDate":"2026-08-24","inactiveDate":null}],"licenseActivity":[{"number":"0987090","type":"Rental","businessName":"ECG campus housing LLC","legalName":"ECG campus housing LLC","issuedDate":"2025-08-25","latestIssueDate":"2025-08-25","closureDate":null,"expirationDate":"2026-08-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"839411","type":"Rental","businessName":"620 Science LLC","legalName":"620 Science LLC","issuedDate":"2020-03-07","latestIssueDate":"2024-01-22","closureDate":"2025-05-05","expirationDate":"2025-03-06","inactiveDate":"2025-05-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"425121","type":"Rental","businessName":"L & H PROPERTIES LLC","legalName":"L & H PROPERTIES LLC","issuedDate":"2007-10-01","latestIssueDate":"2014-06-21","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"221946","type":"Rental","businessName":"THOMAS & BETTY J HARRIS","legalName":"THOMAS & BETTY J HARRIS","issuedDate":"2004-03-18","latestIssueDate":"2007-04-04","closureDate":"2008-02-13","expirationDate":"2008-02-29","inactiveDate":"2008-02-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":8,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #716274: 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":"Fire Alarm Certification: Certified through Jun 18, 2025","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (26 BUCK LANE, HAVERFORD PA, 19041).","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 28, 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":"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 7 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/"}]}