{"asOf":"2026-07-23T16:36:46.304Z","block":"4600-4699 WOODLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4600-4699-woodland-ave","address":"4620-22 WOODLAND AVE","parcelNumber":"881619900","source":"https://property.phila.gov/?p=881619900","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":"HAS INVESTMENT PARTNERS L","coOwner":null,"marketValue":584300,"landAssessment":116800,"improvementAssessment":467500,"livableArea":6175,"yearBuilt":1940,"lastSale":{"price":3,"date":"2011-06-27T04:00:00Z"},"openViolations":5,"violations":[{"number":"3233028","date":"2014-06-26","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3589697","date":"2015-06-09","code":"PM13-311.1","title":"REQUIRED GRAFFITI REMOVAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3589696","date":"2015-06-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-038550","date":"2026-06-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038551","date":"2026-06-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038552","date":"2026-06-03","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038553","date":"2026-06-03","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038554","date":"2026-06-03","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"3047955","date":"2013-12-18","code":"A-302.8/32","title":"INSURANCE - 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MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3091306","date":"2014-02-22","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3091304","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3091303","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"439419","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-06-26","completedDate":"2014-08-11","violations":[{"number":"3233028","date":"2014-06-26","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"484626","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-06-09","completedDate":"2018-02-22","violations":[{"number":"3589697","date":"2015-06-09","code":"PM13-311.1","title":"REQUIRED GRAFFITI REMOVAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3589696","date":"2015-06-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-063211","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-03","completedDate":null,"violations":[{"number":"VI-2026-038550","date":"2026-06-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038551","date":"2026-06-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038552","date":"2026-06-03","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038553","date":"2026-06-03","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038554","date":"2026-06-03","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"369632","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3047955","date":"2013-12-18","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3091303","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"487290","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3100734","date":"2014-02-22","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3100733","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"485221","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3100726","date":"2014-02-22","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3100725","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"484921","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3100721","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"484432","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3100712","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"482179","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3100718","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"474451","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3091306","date":"2014-02-22","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3091304","date":"2014-02-22","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2014,"n":11,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"439419","date":"2014-06-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"439419","date":"2014-08-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-063211","date":"2026-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-063211","date":"2026-07-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94355683937374,"lng":-75.21005074389146,"geom":{"type":"Polygon","coordinates":[[[-75.210307051,39.943770027],[-75.210240351,39.943828481],[-75.209800125,39.943453821],[-75.2099648,39.943336828],[-75.210214743,39.943552312],[-75.21012538,39.943615502],[-75.210307051,39.943770027]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":8566,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"426 S 44TH ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF AN 11' HIGH RETAINING WALL (SIDE FACING MAY STREET); FOR THE ERECTION OF A ONE (1) STORY ADDITION (SIDE, MAXIMUM HEIGHT 35', COMPLETELY WITHIN PROPERTY LINES) WITH CELLAR AND A THIRD FLOOR ADDITION (REAR, MAXI","status":"CLOSED","outcome":"Granted","date":"2011-09-07","number":"15694","relatedPermit":"344730"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":456000,"taxable":456000,"land":57855,"improvement":398145,"taxableLand":57855,"taxableImprovement":398145,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":456000,"taxable":456000,"land":57855,"improvement":398145,"taxableLand":57855,"taxableImprovement":398145,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":563600,"taxable":563600,"land":169080,"improvement":394520,"taxableLand":169080,"taxableImprovement":394520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":639800,"taxable":639800,"land":191940,"improvement":447860,"taxableLand":191940,"taxableImprovement":447860,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":641300,"taxable":641300,"land":192390,"improvement":448910,"taxableLand":192390,"taxableImprovement":448910,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":641300,"taxable":641300,"land":192390,"improvement":448910,"taxableLand":192390,"taxableImprovement":448910,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":641300,"taxable":641300,"land":192390,"improvement":448910,"taxableLand":192390,"taxableImprovement":448910,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":641300,"taxable":641300,"land":192300,"improvement":449000,"taxableLand":192300,"taxableImprovement":449000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":641300,"taxable":641300,"land":192300,"improvement":449000,"taxableLand":192300,"taxableImprovement":449000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":546200,"taxable":546200,"land":163860,"improvement":382340,"taxableLand":163860,"taxableImprovement":382340,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":546200,"taxable":546200,"land":163860,"improvement":382340,"taxableLand":163860,"taxableImprovement":382340,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":584300,"taxable":584300,"land":116800,"improvement":467500,"taxableLand":116800,"taxableImprovement":467500,"exemptLand":0,"exemptImprovement":0}],"taxNow":7646,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"344730","date":"2011-10-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-10-25","scope":"ZONING TO ADD A ONE STORY SPACE IN AN OPEN STAIR AREA"},{"number":"369632","date":"2012-09-05","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-08-13","scope":"650 SQ. FT. ADDITION TO AN EXISTING COMMERCIAL SPACE @ 1ST FLOOR FRONT AND A 1625 SQ. FT. ADDITION FOR TWO NEW DWELLING UNITS @ 3RD FLOOR REAR AND MINOR INTEROR ALTERATIONS SCATTERED THROUGHOUT THE EXISTING BUILDING PER SUBMITTED PLANS AS PART OF A BUILDING CONTAINING 6 DWELLING UNITS AND A VACANT COMMERCIAL SPACE."},{"number":"472892","date":"2013-05-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"USE SPACE AS DENIST OFFICE."},{"number":"485221","date":"2013-07-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"INSTALL TWO 38,000 BTU 92% GAS FURNACES. TWO 24,000 BTU AIR CONDENSER ALL NEW DUCT WORK."},{"number":"474451","date":"2013-07-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-18","scope":"ALTERATIONS TO INTERIOR FIRST FLOOR TO BE USED AS DENTIST OFFICE."},{"number":"482179","date":"2013-08-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-01","scope":"INSTALL NEW ELECTRICAL WIRING FOR NEW DENTIST OFFICES INCLUDING APPX 38 DUPLEX OUTLETS, 25 FIXTURES AND 10 SWITCHES PER 2008 NEC. INSTALLATION SHALL COMPLY WITH ARTICLE 517.13 OF THE 2008 NEC."},{"number":"484921","date":"2013-08-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-04","scope":"EXTEND EXISTING FIRE ALARM SYSTEM TO COVER NEW RENOVATIONS IN 1ST FLOOR COMMERCIAL SPACE FOR PROPOSED DENTIST OFFICES AS PER 2008 NEC & NFPA 72 (DENTIST OFFICES)"},{"number":"487290","date":"2013-08-30","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2020-10-16","scope":"REMOVAL OF A RETAINING WALL COMPLETELY WITHIN PROPERTY LINES AS PER APPROVED PLANS AND ATTACHED ENGINEER'S LETTER."},{"number":"484432","date":"2013-12-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-26","scope":"INSTALL MAIN DRAIN AND WASTE LINE AND STOCK AND SET FIXTURE 5 LAV SINK, 2 WC, 1 FLOOR SINKS, 3 DENTAL CHAIRS, 1 KITCHEN SINK AND 1 HOT WATER HEATER AND 1 SUMP PUMP (DENTAL OFFICE)"},{"number":"544438","date":"2014-08-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-08-11","scope":"AMEND PERMIT #474451 TO OMIT THE THIRD FLOOR WHICH WAS NEVER BUILT AND TO OMIT THE SPRINKLER REQUIREMENTS FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR THE FIRST FLOOR."},{"number":"PP-2023-008040","date":"2023-06-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-26","scope":"LATERAL SEAL ACCORDING TO THE 2018 PPC."},{"number":"DP-2023-001099","date":"2023-10-09","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-01-05","scope":"FOR THE COMPLETE DEMOLITION OF THE ATTACHED TWO-STORY STRUCTURE BY HAND AND HAND-HOLD DEVICES. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO THE START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. **********21 DAY POSING AND NOTICE REQUIRED PER A-303.2. DUST CONTROL REQUIRED PER DEPARTMENT OF PUBLIC HEALTH. ************"},{"number":"ZP-2023-008917","date":"2023-10-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"Improved","storyDelta":0.1,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"11 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"demo"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"demo"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"223456","type":"Rental","status":"Inactive","businessName":"PSHONE WARD (& SHARON WARD)","legalName":"PSHONE WARD","address":"4620-22 WOODLAND AVE","revenueCode":"3202","rentalCategory":null,"units":7,"issuedDate":"2003-09-03","latestIssueDate":"2003-09-03","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"345509","type":"Rental","status":"Inactive","businessName":"HAS INVESTMENTS PARTNERS LP","legalName":"HAS INVESTMENTS PARTNERS LP","address":"4620-22 WOODLAND AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2005-11-16","latestIssueDate":"2020-04-20","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"345509","type":"Rental","businessName":"HAS INVESTMENTS PARTNERS LP","legalName":"HAS INVESTMENTS PARTNERS LP","issuedDate":"2005-11-16","latestIssueDate":"2020-04-20","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"223456","type":"Rental","businessName":"PSHONE WARD (& SHARON WARD)","legalName":"PSHONE WARD","issuedDate":"2003-09-03","latestIssueDate":"2003-09-03","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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 2026"],"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","demolition activity 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":"Use permit #344730: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 487290 (Expired), PP-2023-008040 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"5 open L&I violations","finding":"19 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 8, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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":"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/"}],"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/"}]}