{"asOf":"2026-07-23T12:17:13.205Z","block":"1400-1499 BROWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-brown-st","address":"1431-33 BROWN ST","parcelNumber":"881819802","source":"https://property.phila.gov/?p=881819802","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":"SIDEBURNS DEVELOPMENT LLC","coOwner":null,"marketValue":1718700,"landAssessment":171800,"improvementAssessment":1546900,"livableArea":11062,"yearBuilt":2018,"lastSale":{"price":400000,"date":"2017-09-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"733388","date":"2007-11-09","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"733387","date":"2007-11-09","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"745348","date":"2007-11-23","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"745345","date":"2007-11-23","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"745346","date":"2007-11-23","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"745347","date":"2007-11-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1918830","date":"2010-12-13","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1918829","date":"2010-12-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2792207","date":"2013-02-26","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4371948","date":"2017-07-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4371949","date":"2017-07-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"134600","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-11-13","completedDate":"2012-06-27","violations":[{"number":"733388","date":"2007-11-09","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"733387","date":"2007-11-09","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"135878","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-11-26","completedDate":"2009-02-05","violations":[{"number":"745348","date":"2007-11-23","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"745345","date":"2007-11-23","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"745346","date":"2007-11-23","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"745347","date":"2007-11-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"261469","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-12-13","completedDate":"2011-01-05","violations":[{"number":"1918830","date":"2010-12-13","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1918829","date":"2010-12-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"370745","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-02-27","completedDate":"2013-08-13","violations":[{"number":"2792207","date":"2013-02-26","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"591954","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-07-05","completedDate":"2017-09-18","violations":[{"number":"4371948","date":"2017-07-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4371949","date":"2017-07-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":6,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[{"caseNumber":"63358","date":"2006-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91374","date":"2006-11-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91374","date":"2007-11-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"134600","date":"2007-11-09","type":"BRU INSP","status":"FAILED"},{"caseNumber":"134600","date":"2007-11-09","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"63358","date":"2007-11-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"135878","date":"2007-11-23","type":"BRU INSP","status":"FAILED"},{"caseNumber":"135878","date":"2009-02-05","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"370745","date":"2013-02-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370745","date":"2013-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370745","date":"2013-05-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"370745","date":"2013-08-13","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":2,"passes":0},{"y":2013,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96820584182487,"lng":-75.16150583005191,"geom":{"type":"Polygon","coordinates":[[[-75.161588587,39.968124643],[-75.161549751,39.96830334],[-75.161423073,39.96828704],[-75.161461909,39.968108344],[-75.161588587,39.968124643]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2376,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2137 E NORRIS STREET, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM TWO EXISTING LOTS (1431, 1433 BROWN ST) FOR THE ERECTION OF AN ATTCHED STRUCTURE (MAXIMUM HEIGHT 38 FEET) WITH A ROOF DECK ABOVE ACCESSED BY TWO PILOT HOUSES (FOR ROOF ACCESS ONL","status":"CLOSED","outcome":"Granted with conditions","date":"2016-09-14","number":"27688","relatedPermit":"670117"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":36300,"taxable":0,"land":36300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":36300,"exemptImprovement":0},{"y":2017,"v":36300,"taxable":36300,"land":36300,"improvement":0,"taxableLand":36300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1305000,"taxable":130500,"land":130500,"improvement":1174500,"taxableLand":130500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1174500},{"y":2022,"v":1305000,"taxable":130500,"land":130500,"improvement":1174500,"taxableLand":130500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1174500},{"y":2023,"v":1798800,"taxable":179880,"land":179880,"improvement":1618920,"taxableLand":179880,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1618920},{"y":2024,"v":1798800,"taxable":179880,"land":179880,"improvement":1618920,"taxableLand":179880,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1618920},{"y":2025,"v":1618900,"taxable":161890,"land":161890,"improvement":1457010,"taxableLand":161890,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1457010},{"y":2026,"v":1618900,"taxable":161890,"land":161890,"improvement":1457010,"taxableLand":161890,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1457010},{"y":2027,"v":1718700,"taxable":171800,"land":171800,"improvement":1546900,"taxableLand":171800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1546900}],"taxNow":2266,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"741734","date":"2016-12-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"LOT CONSLIDATION OF TWO LOTS INTO ONE LOT."},{"number":"670117","date":"2016-12-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"LOT CONSLIDATION OF TWO LOTS INTO ONE LOT. ZONING\\USE FOR THE PROPOSED NEW CONSTRUCTION OF A FOUR STORY, 10 UNIT MULTI-FAMILY APARTMENT BUILDING ON THE VACANT LOT LOCATED AT 1431-33 BROWN ST. BUILDING WILL CONTAIN A BASEMENT FOR MECHANICAL USE ONLY. TWO PILOT HOUSES AND A ROOF DECK. THE FIRST FLOOR WILL CONTAIN FOUR SINGLE FAMILY APARTMENT AND TWO APARTMENT UNITS ON THE SECOND THIRD AND FOURTH FLOORS. AS SHOWN ON THE SIGNED AND SEALED DRAWING PROVIDED"},{"number":"764108","date":"2017-03-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-07","scope":"LOT CONSLIDATION OF TWO LOTS INTO ONE LOT. ZONING\\USE FOR THE PROPOSED NEW CONSTRUCTION OF A FOUR STORY, 10 UNIT MULTI-FAMILY APARTMENT BUILDING ON THE VACANT LOT LOCATED AT 1431-33 BROWN ST. BUILDING WILL CONTAIN A BASEMENT FOR MECHANICAL USE ONLY. TWO PILOT HOUSES AND A ROOF DECK. THE FIRST FLOOR WILL CONTAIN FOUR SINGLE FAMILY APARTMENT AND TWO APARTMENT UNITS ON THE SECOND THIRD AND FOURTH FLOORS. AS SHOWN ON THE SIGNED AND SEALED DRAWING PROVIDED"},{"number":"806008","date":"2017-08-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-08-11","scope":"FOR AN INCREASE IN HEIGHT TO 43 FEET AND A REDUCTION IN DWELLING UNITS TO 9 UNITS ON PREVIOUSLY APPROVED CAL # 27688."},{"number":"800971","date":"2017-09-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-12-14","scope":"FOR THE ERECTION OF A NEW, FOUR (4) STORY ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY PILOT HOUSES (TO ENCLOSE ACCESS STAIRS ONLY) ABOVE THE FOURTH STORY ROOF, TO BE USED AS MULTI-FAMILY HOUSEHOLD LIVING (NINE (9) DWELLING UNITS), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK; BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R MINIMUM OR BETTER; CLASS I STANDPIPES INSTALLED AS PER NFPA 14 REQUIRED WITHIN EXIT STAIRWAYS."},{"number":"833326","date":"2017-11-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"FOUNDATION WORK AS PART OF NEW CONSTRUCTION PERMIT 800971 TO INCLUDE UNDERPINNING (TO BE MONITORED BY PA LICENSED PE AT ALL TIMES) AS PER APPROVED PLANS."},{"number":"843833","date":"2018-02-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING INCLUDING NEW 2\" MAIN FIRE SERVICE LINE, 2\" WILKINS 3500XL BACKFLOW PREVENTION ASSEMBLY AND TWO (2) WET STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"877264","date":"2018-06-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 14 TOILETS 14 SINKS 14 TUB/SHOWER 9 KITCHEN SINK 9 LAUNDRY PER 2004 PHILADELPHIA PLUMBING CODE"},{"number":"887995","date":"2018-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-17","scope":"INSTALL 1.5 WATER SERVICE,CURB TRAP,FAI AND HOUSE DRAIN PA20181632(MULTI FAMILY)\"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":"875245","date":"2018-07-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"INSTALLATION OF 800AMP SERVICE COMPLETE WITH 10 GANG METER SOCKET, PANELS, GROUNDING, WIRE AND INSTALL DEVICES, SWITCHES, RECEPTS, LIGHTS & SMOKE/CO DETECTORS AS PER 2008 NEC (CC DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"877567","date":"2018-08-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED PERMIT AP#800971 TO ELIMINATE A BASEMENT STAIR, RECONFIGURE BASEMENT & FIRST FLOOR LAYOUTS, AND A CHANGE OF OCCUPANCY WITHIN THE BASEMENT TO GROUPS S-2/R-2 (SEPARATED BY MINIMUM TWO (2) HOUR RATED ASSEMBLIES), AS PER PLANS; NO OTHER CHANGES ON THIS PERMIT."},{"number":"901188","date":"2018-09-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"INSTALLATION OF HVAC SYSTEM THROUGOUT NEW FOUR STORY BUILDING WITH NINE DWELLING UNITS AND STORAGE AS PER APPROVED PLANS."},{"number":"864695","date":"2018-12-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-12-24","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 833326 TO CORRECT ADDRESS IN TITLE BLOCK AS PER APPROVED PLANS."},{"number":"939412","date":"2019-01-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-29","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"960004","date":"2019-03-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-29","scope":"REMOVE & REPLACE ALL DAMAGED SHEETROCK ON AFFECTED AREAS WITH WATER DAMAGE FROM STANDPIPE. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). (MULTI-FAMILY)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Alteration"}],"rented":false,"licenses":[{"number":"817678","type":"Rental","status":"Expired","businessName":"Sideburns Development, LLC","legalName":"Sideburns Development, LLC ","address":"1431-33 BROWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2019-07-10","latestIssueDate":"2025-07-09","expirationDate":"2026-07-09","inactiveDate":null}],"licenseActivity":[{"number":"817678","type":"Rental","businessName":"Sideburns Development, LLC","legalName":"Sideburns Development, LLC ","issuedDate":"2019-07-10","latestIssueDate":"2025-07-09","closureDate":"2026-07-09","expirationDate":"2026-07-09","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 3495% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $36,300 to $1,305,000","no permit shown in 2020-2022"],"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":"Appeal #27688: CLOSED · Granted with conditions; related permit 670117. Use permit #764108: 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"6 failed, 1 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 13, 2013.","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":"3 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":"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 11 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/"}]}