{"asOf":"2026-07-22T23:53:06.853Z","block":"3900-3999 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-spruce-st","address":"3907-15 SPRUCE ST","parcelNumber":"881822560","source":"https://property.phila.gov/?p=881822560","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"CE0","buildingCodeNew":"613","buildingClass":"APTS DORMITORY MASONRY","buildingClassNew":"COLLEGES & UNIVERSITY","useLabel":"Apartment building","owner":"TRUSTEES OF THE UNIVERSIT","coOwner":null,"marketValue":14587200,"landAssessment":2917400,"improvementAssessment":11669800,"livableArea":76300,"yearBuilt":1970,"lastSale":{"price":4,"date":"2009-06-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"3271341","date":"2014-07-25","code":"A-302.8/30","title":"PERM - MUST 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WEST","certifications":[{"number":"BC-2022-004535","type":"Fire Alarm Certification","inspectionDate":"2022-03-09","result":"Certified","expirationDate":"2023-03-09","buildingId":"1537201"},{"number":"BC-2023-021516","type":"Sprinkler Certification","inspectionDate":"2023-03-07","result":"Certified","expirationDate":"2024-03-07","buildingId":"1537201"},{"number":"BC-2023-007850","type":"Fire Alarm Certification","inspectionDate":"2023-03-07","result":"Certified","expirationDate":"2024-03-07","buildingId":"1537201"},{"number":"BC-2024-007843","type":"Sprinkler Certification","inspectionDate":"2024-03-04","result":"Certified","expirationDate":"2025-03-04","buildingId":"1537201"},{"number":"BC-2024-010627","type":"Sprinkler Certification","inspectionDate":"2024-03-04","result":"Certified","expirationDate":"2025-03-04","buildingId":"1475403"},{"number":"BC-2024-009839","type":"Fire Alarm 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Certification","inspectionDate":"2026-03-09","result":"Certified","expirationDate":"2027-03-09","buildingId":"1537201"},{"number":"BC-2026-010148","type":"Fire Alarm Certification","inspectionDate":"2026-03-11","result":"Certified","expirationDate":"2027-03-11","buildingId":"1475403"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":59914,"zoning":"SPINS","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3451 WALNUT ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33229100,"taxable":0,"land":599100,"improvement":32630000,"taxableLand":0,"taxableImprovement":0,"exemptLand":599100,"exemptImprovement":32630000},{"y":2017,"v":33229100,"taxable":0,"land":599100,"improvement":32630000,"taxableLand":0,"taxableImprovement":0,"exemptLand":599100,"exemptImprovement":32630000},{"y":2018,"v":11835900,"taxable":0,"land":2958975,"improvement":8876925,"taxableLand":0,"taxableImprovement":0,"exemptLand":2958975,"exemptImprovement":8876925},{"y":2019,"v":12190900,"taxable":0,"land":3047725,"improvement":9143175,"taxableLand":0,"taxableImprovement":0,"exemptLand":3047725,"exemptImprovement":9143175},{"y":2020,"v":12394400,"taxable":0,"land":3098600,"improvement":9295800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3098600,"exemptImprovement":9295800},{"y":2021,"v":12394400,"taxable":0,"land":3098600,"improvement":9295800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3098600,"exemptImprovement":9295800},{"y":2022,"v":12394400,"taxable":0,"land":3098600,"improvement":9295800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3098600,"exemptImprovement":9295800},{"y":2023,"v":12394400,"taxable":0,"land":3098600,"improvement":9295800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3098600,"exemptImprovement":9295800},{"y":2024,"v":12394400,"taxable":0,"land":3098600,"improvement":9295800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3098600,"exemptImprovement":9295800},{"y":2025,"v":13440000,"taxable":0,"land":3360000,"improvement":10080000,"taxableLand":0,"taxableImprovement":0,"exemptLand":3360000,"exemptImprovement":10080000},{"y":2026,"v":13440000,"taxable":0,"land":3360000,"improvement":10080000,"taxableLand":0,"taxableImprovement":0,"exemptLand":3360000,"exemptImprovement":10080000},{"y":2027,"v":14587200,"taxable":0,"land":2917400,"improvement":11669800,"taxableLand":0,"taxableImprovement":0,"exemptLand":2917400,"exemptImprovement":11669800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"158968","date":"2008-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"THROUGHOUT GREGORY CLASS OF 25 AKA VAN PELT, REMOVE AND REPLACE LIGHT FIXTURES IN HALLWAYS."},{"number":"158961","date":"2008-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"THROUGHOUT VAN PELT, REMOVE AND REPLACE LIGHT FIXTURES IN HALLWAYS."},{"number":"389450","date":"2012-03-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-10","scope":"INTERIOR ALTERATIONS, UPGRADES TO FINISHES FOR EXISTING CAMPUS DORMITORY AS PER PLANS. NO CHANGE IN USE OR OCCUPANCY. ADDITIONAL PERMITS REQ: ELECTRICL, PLUMBING, HVAC, SPRINKLERS."},{"number":"400713","date":"2012-05-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-07","scope":"REMOVAL OF OLD FIXTURE W/REPLACEMENT OF NEW, ALSO (1) NEW REFRIGERTOR VALVE BOX."},{"number":"401940","date":"2012-05-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 100A PANEL WITH NEW. INSTALL RECEPTS, GFCI, LIGHT FIXTURES, REUSE EXISTING WIRING AND ADD NEW CIRCS AS PER 2008 NEC(DORM)(WEST DIST)"},{"number":"406941","date":"2012-05-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-09-10","scope":"RELOCATION OF 26 SPRINKLERS IN APTS 310 AND 411"},{"number":"415616","date":"2012-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL (8) 120V SINGLE STATION SMOKE DETECTORS, WIRING TO EXISTING CIRCUIT. INSTALL (5) HORN/STROBE, (2) STROBE, WIRING TO EXISTING HOUSE SNAC PANEL PER NFPA 72"},{"number":"21913","date":"2012-10-10","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-10-15","scope":"TENT 20'X35'FOR ASSEMBLY USE"},{"number":"522991","date":"2014-03-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"VAN PELT BUILDING & CLASS OF 1925 BUILDING: INTERIOR & EXTERIOR ALTERATIONS, RENOVATIONS & REPAIRS, CIVIL SITE WORK IMPROVEMENTS WITHIN UNIVERSITY PROPERTY, UPGRADES TO FINISHES, STRUCTURAL WORK AND MODIFICATIONS, CONCRETE SLAB AND FRAMING REPAIRS, EXTERIOR FACADE REPAIRS -BRICK AND GROUTING, FOR EXISTING CAMPUS DORMITORIES AS PER PLANS. NO CHANGE IN USE OR OCCUPANCY. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS. CO ATTACHED AS A MATTER OF RECORD TO CERTIFY BUILDINGS & TYPE OF CONSTRUCTION."},{"number":"533597","date":"2014-04-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"REPLACEMENT OF FIXTURES WATER CLOSET, LAVY SINKS, TUBS CONNECT TO EXISTING PIPING"},{"number":"534306","date":"2014-05-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"RELOCATE SPRINKLERS TO FIT NEW WALL/CEILING LAYOUT."},{"number":"530281","date":"2014-05-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-13","scope":"REPLACEMENT OF EXISTING PANEL BOARDS,REPLACE DORMITORY RECEPTACLES WITH NEW TAMPER RESISTANT RECEPTACLES.REPLACE EXISTING LIGHTING IN DORMS.NEW LIGHTING AND RECEPTACLES IN RENOVATED COMMON AREAS PER 2008 NEC & NFPA 72(UNIVERSITY COMPLEX)"},{"number":"530431","date":"2014-05-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"PARTIAL DEMOLITION / REMOVAL OF EXISTING MECHANICAL EQUIPMENT AND SYSTEMS INCLUDING PUMPS, PIPING, HEAT EXCHANGERS, EXHAUST FANS; REPLACEMENT OF PUMPS, HEAT EXCHANGERS, ASSOCIATED PIPING AND EXHAUST FANS; INSTALLATION OF NEW SPLIT SYSTEMS WITH HEAT PUMPS, AIR HANDLING UNITS, VAV BOXES, ASSOCIATED PIPING AND DUCTWORK INCLUDING GRILLES, REGISTERS, DIFFUSERS AND DAMPERS PER PLANS (DORMITORY BUILDINGS). SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"533595","date":"2014-06-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"NEW SEWERAGE PIT & INTECPTOR FOR LAUNDRY ROOM & INSTALL SINKS & WC NEW FROM EXISTING STACK (UNIVERSITY DORMS)"},{"number":"539957","date":"2014-07-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"RECONFIGURATION OF EXISTING SPRINKLER SYSTEM (NFPA 13) ON THE FIRST FLOOR OF GREGORY BUILDING AS PER PLAN. BACKFLOW SYSTEM EXISTING."},{"number":"543637","date":"2014-07-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-27","scope":"INSTALLATION OF NEW HVAC SYSTEM TO INCLUDE NEW VRV DUCTLESS SPLIT SYSTEM, 2 SPLIT SYSTEMS AND ALL ASSOCIATED DUCTWORK AND GRD'S AS PER APPROVED PLANS."},{"number":"544982","date":"2014-08-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-04","scope":"CONDUIT AND WIRING TO HVAC EQUIPMENT ONLY! CONDUIT AND WIRE TO NEW SUB-PANEL THAT WILL FEED THE HVAC EQUIPMENT - ALL WORK WILL BE IN COMPLIANCE WITH THE 2008 NEC"},{"number":"578948","date":"2014-12-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-09-23","scope":"INTERIOR ALTERATIONS AS PER PLANS."},{"number":"582100","date":"2014-12-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-09-23","scope":"RELOCATING 4 SPRINKLER IN THE VAN PELT COLLEGE HOUSE BASEMENT OFFICES AND WORK SHOP SPACES"},{"number":"586939","date":"2015-01-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-07-17","scope":"VAN-PELT B-12 BASEMENT THRU 4TH FLOORS PLUMBING ALTERATIONS - FURNISH AND INSTALL A DUPLEX EJECTOR SYSTEM AND RELATED PIPING/FIXTURES - 4\" FRESH AIR INLET REQUIRED AT EJECTOR TO COMPLY WITH SECTION P-1106.1 OF THE PHILADELPHIA PLUMBING CODE - INSTALLATION WILL BE PER THE APPROVED PLAN AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"596334","date":"2015-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-08-18","scope":"FURNISH AND INSTALL COUNTER TOP RECEPTS IN KITCHENS, EXHSAUST FAN IN GRINDER PUMP, LIGHTS FOR 2 BATHROOMS , OCCUPANCY SENSORS, RELOCATE POWER FOR ATC PANEL PER 2008 NEC (WEST DISTRICT) FURNISH AND INSTALL ADDITIONAL FIRE ALARM SIGNALING DEVICES AS PER NFPA72"},{"number":"25137","date":"2017-09-14","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"10/13/17 ERECT ASSEMBLY TENTS 20X35, 20X25, 15X15"},{"number":"26230","date":"2019-04-29","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"05/01/19 ERECT ASSEMBLY TENT 30X15"},{"number":"1055847","date":"2020-03-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-20","scope":"**ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK**FOR PRESCRIPTIVE ALTERATIONS TO TWO (2) EXISTING FOUR (4) STORY DETACHED STRUCTURES USED AS GROUP R-2 (STUDENT DORMITORIES) TO FACILITATE MECHANICAL & HVAC WORK THROUGHOUT THE INTERIOR AND FOR STRUCTURAL WORK TO ROOF TO FACILITATE INSTALLATION OF NEW ROOFTOP UNITS, AND FOR REPLACEMENT OF EXTERIOR WINDOWS, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDINGS FULLY SPRINKLERED; NO CHANGE TO NUMBER OF DORM ROOMS OR TO PARTITION LAYOUT.**2018 IEBC**"},{"number":"MP-2020-000318","date":"2020-05-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-03-29","scope":"FOR THE INSTALLATION OF ROOFTOP UNITS, THREE HUNDRED NINE (309) FCU's (195 IN VAN PELT BUILDING & 114 IN CLASS OF 1925 BUILDING), ASSOCIATED PIPING AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL & PLUMBING. *IMC 2018*"},{"number":"EP-2020-000744","date":"2020-12-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-09","scope":"Fire Alarm modifications. Install 2- 100 amp sub panels and 2- 225amp sub panels and 2- 800amp feeder panels. Install new conduit and wire for FCU's. Demo existing pumps and replace with new pumps. Relocating existing outlets. Install new feeder wires in existing underground conduits. Remove old wire in underground conduits AS PER THE 2017 NEC & 2016 NFPA-72"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Operations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"315135","type":"Rental","status":"Active","businessName":"UNIVERSITY OF PENN HOUSING SERVICES (ATTN: PAUL KILBRIDE)","legalName":"UNIVERSITY OF PENN HOUSING SERVICES","address":"3907-15 SPRUCE ST","revenueCode":"3202","rentalCategory":"Dormitories","units":58,"issuedDate":"2005-05-21","latestIssueDate":"2026-02-25","expirationDate":"2027-02-28","inactiveDate":null},{"number":"547011","type":"Dumpster License - Private Property","status":"Active","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","address":"3907-15 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-10-21","latestIssueDate":"2013-09-09","expirationDate":null,"inactiveDate":null},{"number":"547005","type":"Dumpster License - Private Property","status":"Active","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","address":"3907-15 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-10-21","latestIssueDate":"2013-09-06","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"547011","type":"Dumpster License - Private Property","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","issuedDate":"2011-10-21","latestIssueDate":"2013-09-09","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"315135","type":"Rental","businessName":"UNIVERSITY OF PENN HOUSING SERVICES (ATTN: PAUL KILBRIDE)","legalName":"UNIVERSITY OF PENN HOUSING SERVICES","issuedDate":"2005-05-21","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","units":58,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"1 permit not marked completed: MP-2020-000318 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 11, 2027; Sprinkler Certification: Certified through Mar 12, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1970 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 3 historical violations across 3 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/"}]}