{"asOf":"2026-07-23T17:13:25.534Z","block":"5300-5399 CEDAR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-cedar-ave","address":"5334-36 CEDAR AVE","parcelNumber":"881713300","source":"https://property.phila.gov/?p=881713300","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":"YSG INVESTMENTS LLC","coOwner":null,"marketValue":1061000,"landAssessment":106100,"improvementAssessment":954900,"livableArea":7214,"yearBuilt":2019,"lastSale":{"price":1,"date":"2018-04-25T04:00:00Z"},"openViolations":1,"violations":[{"number":"3757812","date":"2015-09-09","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4749584","date":"2018-07-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4749583","date":"2018-07-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4749582","date":"2018-07-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5059855","date":"2019-04-30","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211966050","date":"2019-07-01","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":"2020-07-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007690","date":"2026-02-09","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"501515","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-09-09","completedDate":"2018-11-02","violations":[{"number":"3757812","date":"2015-09-09","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"645468","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-23","completedDate":"2018-11-02","violations":[{"number":"4749584","date":"2018-07-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4749583","date":"2018-07-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4749582","date":"2018-07-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"682186","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2019-04-30","completedDate":"2020-02-18","violations":[{"number":"5059855","date":"2019-04-30","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"693440","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-07-01","completedDate":"2020-07-15","violations":[{"number":"211966050","date":"2019-07-01","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":"2020-07-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-011845","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-02-10","completedDate":null,"violations":[{"number":"VI-2026-007690","date":"2026-02-09","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"501515","date":"2018-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"501515","date":"2018-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"645468","date":"2018-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"645468","date":"2018-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"501515","date":"2018-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"682186","date":"2019-04-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"682186","date":"2019-05-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"693440","date":"2019-07-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"682186","date":"2020-02-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"693440","date":"2020-07-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-011845","date":"2026-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011845","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011845","date":"2026-05-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":0,"passes":2},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.950575059818014,"lng":-75.2299656297649,"geom":{"type":"Polygon","coordinates":[[[-75.229924118,39.950513057],[-75.229944613,39.950416178],[-75.230052399,39.950429555],[-75.229985532,39.950734856],[-75.229879332,39.950721626],[-75.229924118,39.950513057]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-000826","type":"Fire Alarm Certification","inspectionDate":"2022-12-15","result":"Certified","expirationDate":"2023-12-15","buildingId":"1439258"},{"number":"BC-2024-000098","type":"Sprinkler Certification","inspectionDate":"2023-04-05","result":"Certified","expirationDate":"2024-04-05","buildingId":"1439256"},{"number":"BC-2024-000092","type":"Fire Alarm Certification","inspectionDate":"2023-12-19","result":"Certified","expirationDate":"2024-12-19","buildingId":"1439258"},{"number":"BC-2025-032072","type":"Fire Alarm Certification","inspectionDate":"2025-11-13","result":"Certified","expirationDate":"2026-11-13","buildingId":"1439258"},{"number":"BC-2026-001390","type":"Sprinkler Certification","inspectionDate":"2025-11-21","result":"Deficient","expirationDate":null,"buildingId":"1439256"},{"number":"BC-2026-019691","type":"Sprinkler Certification","inspectionDate":"2026-07-09","result":"Certified","expirationDate":"2027-07-09","buildingId":"1439256"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":3360,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"509 WALDRON TERRACE, MERION STATION PA, 19066","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":95300,"taxable":95300,"land":20606,"improvement":74694,"taxableLand":20606,"taxableImprovement":74694,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":95300,"taxable":95300,"land":20606,"improvement":74694,"taxableLand":20606,"taxableImprovement":74694,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":126600,"taxable":126600,"land":37980,"improvement":88620,"taxableLand":37980,"taxableImprovement":88620,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":164200,"taxable":164200,"land":65700,"improvement":98500,"taxableLand":65700,"taxableImprovement":98500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":696800,"taxable":69680,"land":69680,"improvement":627120,"taxableLand":69680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":627120},{"y":2021,"v":696800,"taxable":69680,"land":69680,"improvement":627120,"taxableLand":69680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":627120},{"y":2022,"v":696800,"taxable":69680,"land":69680,"improvement":627120,"taxableLand":69680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":627120},{"y":2023,"v":934900,"taxable":93490,"land":93490,"improvement":841410,"taxableLand":93490,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":841410},{"y":2024,"v":934900,"taxable":93490,"land":93490,"improvement":841410,"taxableLand":93490,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":841410},{"y":2025,"v":841400,"taxable":84140,"land":84140,"improvement":757260,"taxableLand":84140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":757260},{"y":2026,"v":841400,"taxable":84140,"land":84140,"improvement":757260,"taxableLand":84140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":757260},{"y":2027,"v":1061000,"taxable":106100,"land":106100,"improvement":954900,"taxableLand":106100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":954900}],"taxNow":1178,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"354167","date":"2011-07-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-08-30","scope":"REPAIRING EXISTING ROOF. REPAIRS TO INCLUDE INSTALLATION OF 90 WEIGHT ROOFING PAPER TO TOP MAIN ROOF. (675 SQ.FT.)"},{"number":"865252","date":"2018-04-18","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-04-18","scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT, FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2)EXISTING DEEDED LOTS WITH ONE (1) OPA ACCOUNT (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"887739","date":"2018-06-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-25","scope":"COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR, FRONT ROOF DECK OVER TWO STORY PORTION AND WITH COVERED PORCH ON FRONT TO USE AS EIGHT (8) FAMILY (MULTI-FAMILY)HOUSEHOLD LIVING (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"900244","date":"2018-08-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-06","scope":"SEAL LATERAL PA20182090305 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":"890737","date":"2018-08-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-12-30","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE; FOR USE AS AN 8 FAMILY DWELLING. TYPE B DWELLING UNITS REQUIRED AT THE BASEMENT LEVEL. ENTIRE BUILDING TO BE SPRINKLERED PER NFPA 13R @ MIN. SCOPE OF WORK TO INCLUDE UNDERPINNING (CONTINUOUSLY INSPECTED). ADA RAMP REQUIRED TO THE BASEMENT LEVEL DWELLING UNITS. SEPARATE PERMIT REQUIRED MEP AND FIRE SUPPRESSION WORK."},{"number":"900480","date":"2018-09-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-11-02","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"903687","date":"2018-10-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-11-28","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A ONE AND A HALF (1-1/2) INCH BACKFLOW PREVENTION ASSEMBLY WITH A TWO (2) INCH FIRE SERVICE MAIN TO SERVE A THREE (3) STORY ABOVE GRADE PLANE STRUCTURE, FOR USE AS A EIGHT DWELLING UNITS. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13R."},{"number":"915932","date":"2018-11-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-08","scope":"INSTALL 600AMP SERVICE WITH GROUNDING,9 METERS(8 APARTMENTS AND 1 HOUSE) AND WIRING THROUGHOUT 8 FAMILY DWELLLING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,CO DETECTORS,LOW VOLTAGE PHONE,CABLE AND DOORBELL AS PER 2008 NEC (WEST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,PULLS,LIGHTS AND PANEL AS PER NFPA72"},{"number":"961893","date":"2019-03-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"INSTALL CURB TRAP, MAIN DRAIN AND 1-1/2\" WATER SERVICE, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"966782","date":"2019-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-23","scope":"NEW CONSTRUCTION:INTERIOR PLUMBING;(3) STORY STRUCTURE; FOR USE AS AN 8 FAMILY DWELLING. TYPE B DWELLING UNITS"},{"number":"996683","date":"2019-07-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-23","scope":"INSTALL (8) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"demo"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"insp","w":"Inspection failed ×3"},{"y":2020,"k":"insp","w":"Inspection passed ×2"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"784888","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Y&G Real Estate LLC","legalName":"Y&G Real Estate LLC","address":"5334-36 CEDAR AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-08-01","latestIssueDate":"2018-08-01","expirationDate":"2019-07-31","inactiveDate":"2019-09-29"},{"number":"791309","type":"Rental","status":"Active","businessName":"Y&G Real Estate LLC","legalName":"Y&G Real Estate LLC","address":"5334-36 CEDAR AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2018-10-09","latestIssueDate":"2025-11-18","expirationDate":"2026-10-08","inactiveDate":null}],"licenseActivity":[{"number":"791309","type":"Rental","businessName":"Y&G Real Estate LLC","legalName":"Y&G Real Estate LLC","issuedDate":"2018-10-09","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-10-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"784888","type":"Vacant Residential Property / Lot","businessName":"Y&G Real Estate LLC","legalName":"Y&G Real Estate LLC","issuedDate":"2018-08-01","latestIssueDate":"2018-08-01","closureDate":"2019-09-29","expirationDate":"2019-07-31","inactiveDate":"2019-09-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":8,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","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":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $841,400 to $1,061,000","no permit shown in 2026-2028"],"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 #887739: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"7 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 (509 WALDRON TERRACE, MERION STATION PA, 19066).","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":"6 failed, 2 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 11, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #784888: Closed since Sep 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 13, 2026; Sprinkler Certification: Certified through Jul 9, 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/"}]}