{"asOf":"2026-07-29T08:38:25.970Z","block":"4800-4899 PARKSIDE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-parkside-ave","address":"4862-70 PARKSIDE AVE","parcelNumber":"882000416","source":"https://property.phila.gov/?p=882000416","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"ZO0","buildingCodeNew":null,"buildingClass":"MISC SEPTA DEPOT MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"CITY OF PHILA","coOwner":"DEPT OF PUBLIC PROP","marketValue":205400,"landAssessment":143700,"improvementAssessment":61700,"livableArea":320,"yearBuilt":1925,"lastSale":{"price":1,"date":"1954-08-31T04:00:00Z"},"openViolations":7,"violations":[{"number":"VI-2020-040560","date":"2020-10-07","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-06-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-040561","date":"2020-10-07","code":"FC-13-304.1.2","title":"VEGETATION","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-040558","date":"2020-10-07","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2021-06-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-040562","date":"2020-10-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-040559","date":"2020-10-07","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":"2021-06-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-085413","date":"2022-11-10","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085421","date":"2022-11-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085420","date":"2022-11-10","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085419","date":"2022-11-10","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085418","date":"2022-11-10","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2022-12-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085417","date":"2022-11-10","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085416","date":"2022-11-10","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085415","date":"2022-11-10","code":"A-301.1/67","title":"MASONRY FENCE WALL","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085414","date":"2022-11-10","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085447","date":"2022-11-10","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085449","date":"2022-11-10","code":"2017 NEC ARTICLE 230.54 (A)(B)","title":"SERVICE HEAD-RAINTIGHT REQ'D","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085448","date":"2022-11-10","code":"2017 NEC ARTICLE 230.27","title":"SERVICE HEAD-LOCATE PROPERLY","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085453","date":"2022-11-10","code":"2017 NEC ARTICLE 250.53 (A) (2","title":"GROUND-SUPPLEMENT WATER PIPE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085452","date":"2022-11-10","code":"E-1201.1/23","title":"GROUND-WATERPIPE <5FT TO ENTR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085451","date":"2022-11-10","code":"2017 NEC ARTICLE 230.6 (1)(2)(","title":"PROTECT-CONDUCTORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085450","date":"2022-11-10","code":"2017 NEC ARTICLE 230.70 (A) (1","title":"SERVICE DISC-READY ACCESS LOC","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080406","date":"2025-10-08","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-08","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-070406","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PUBLIC PROPERTY","status":"CLOSED","createdDate":"2020-10-07","completedDate":"2021-06-24","violations":[{"number":"VI-2020-040560","date":"2020-10-07","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-06-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-040561","date":"2020-10-07","code":"FC-13-304.1.2","title":"VEGETATION","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-040558","date":"2020-10-07","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2021-06-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-040562","date":"2020-10-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-040559","date":"2020-10-07","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":"2021-06-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-114494","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-11-10","completedDate":null,"violations":[{"number":"VI-2022-085413","date":"2022-11-10","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085421","date":"2022-11-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085420","date":"2022-11-10","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085419","date":"2022-11-10","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085418","date":"2022-11-10","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2022-12-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085417","date":"2022-11-10","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-09-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085416","date":"2022-11-10","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085415","date":"2022-11-10","code":"A-301.1/67","title":"MASONRY FENCE WALL","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-085414","date":"2022-11-10","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-114508","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-11-11","completedDate":null,"violations":[{"number":"VI-2022-085447","date":"2022-11-10","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085449","date":"2022-11-10","code":"2017 NEC ARTICLE 230.54 (A)(B)","title":"SERVICE HEAD-RAINTIGHT REQ'D","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085448","date":"2022-11-10","code":"2017 NEC ARTICLE 230.27","title":"SERVICE HEAD-LOCATE PROPERLY","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085453","date":"2022-11-10","code":"2017 NEC ARTICLE 250.53 (A) (2","title":"GROUND-SUPPLEMENT WATER PIPE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085452","date":"2022-11-10","code":"E-1201.1/23","title":"GROUND-WATERPIPE <5FT TO ENTR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085451","date":"2022-11-10","code":"2017 NEC ARTICLE 230.6 (1)(2)(","title":"PROTECT-CONDUCTORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-085450","date":"2022-11-10","code":"2017 NEC ARTICLE 230.70 (A) (1","title":"SERVICE DISC-READY ACCESS LOC","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-111621","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-10-08","completedDate":null,"violations":[{"number":"VI-2025-080406","date":"2025-10-08","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-08","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":5,"worst":null},{"y":2022,"n":16,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-070406","date":"2020-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-070406","date":"2021-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2022-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114508","date":"2022-11-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114508","date":"2022-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2022-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2023-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2023-10-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2023-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-07-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-114494","date":"2024-12-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-111621","date":"2025-10-08","type":null,"status":null}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":7,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97854954648071,"lng":-75.21675193035205,"geom":{"type":"Polygon","coordinates":[[[-75.21671421,39.978229819],[-75.217100149,39.978372934],[-75.216788977,39.978869723],[-75.216404512,39.978726347],[-75.21671421,39.978229819]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":1,"lotArea":24000,"zoning":"ICMX","grade":"D","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1401 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":199500,"taxable":0,"land":39900,"improvement":159600,"taxableLand":0,"taxableImprovement":0,"exemptLand":39900,"exemptImprovement":159600},{"y":2027,"v":205400,"taxable":0,"land":143700,"improvement":61700,"taxableLand":0,"taxableImprovement":0,"exemptLand":143700,"exemptImprovement":61700}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2022-011482","date":"2022-11-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-06-22","scope":"Install temporary electrical power for 4 120V outlets with GFCI protections as per 2017 nec"},{"number":"ZP-2022-013390","date":"2023-02-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TEMPORARY DETACHED SHIPPING CONTAINER STRUCTURES ON THE SAME LOT WITH ONE (1) EXISTING PERMANENT DETACHED STRUCTURE. SIZES AND LOCATIONS AS SHOWN ON PLANS."},{"number":"CP-2022-007156","date":"2023-02-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-16","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO AN EXISTING ONE (1) STORY STRUCTURE AND FOR THE ERECTION OF TEMPORARY SHIPPING CONTAINER STRUCTURES FOR USE AS GROUP M RETAIL SALES OF CONSUMER GOODS, WEARING APPAREL & ACCESSORIES, AND SUNDRIES, PHARMACEUTICALS, & CONVENIENCE GOODS WITH ACCESSORY OFFICES AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC SECTION 3103 AND PHILADELPHIA L&I CODE BULLETIN A-1501 R1. DURATION OF TEMPORARY USES AND STRUCTURES NOT TO EXCEED 180 DAYS. IF USES AND STRUCTURES ARE TO REMAIN AFTER 180 DAYS, SEPARATE PERMITS ARE REQUIRED TO BRING ALL STRUCTURES INTO FULL COMPLIANCE WITH THE REQUIREMENTS OF THE 2018 UNIFORM CONSTRUCTION CODE FOR PHILADELPHIA FOR NEW CONSTRUCTION. SEE ZP-2022-013390 FOR ZONING APPROVAL."},{"number":"EP-2022-011936","date":"2023-04-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-10-27","scope":"1 80 KVA generator gas powered to supply temp power to 2- 60 amp spider boxes with 6 outlets each to supply 12 120v extension cords as per 2017 NEC. Permit valid through December 18th."},{"number":"MP-2022-005815","date":"2023-05-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-03-16","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM AS PER PLANS."},{"number":"ZP-2023-003489","date":"2023-05-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Building Supplies and Equipment; Assembly and Entertainment; Retail Sales - Pets and Pet Supplies; Eating and Drinking Establishments - Prepared Food Shop; Eating and Drinking Establishments - Take-Out Restaurant; Retail Sales - Food, Beverages, and Groceries"},{"number":"PP-2023-004587","date":"2023-05-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-05-23","scope":"REPAIR/REPLACE MD, CT, FAI & 1\" WDP"},{"number":"EP-2023-002283","date":"2023-06-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-06","scope":"Installation of a 400 amp electric service as per 2017 NEC."},{"number":"EP-2024-000623","date":"2024-01-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-23","scope":"All installations will be in accordance with the scope below, the local jurisdiction having the authority, and the 2017 NEC Code Book. . Included: • Furnish all labor (Merit). No interior wiring. • Furnish & Install (2) 200 amp, NEMA 3R panel boards with breakers. • Furnish & install PVC raceways, support & aluminum feeder wires per container. • Furnish & install container unit breakers & wiring terminations. • Furnish & install container interconnected grounding system. • Furnish & install the completion of feeder raceway & wiring from the 200 amp disconnect to the 200 amp outdoor panel. • Furnish & install grounding system. • Permits & inspection."},{"number":"PP-2024-002454","date":"2024-03-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-03-16","scope":"REPLACE 3 toilets, 1 urinal, 1 HWH, 2 lavatories"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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":["7 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024"],"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":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: EP-2022-011482 (Expired), CP-2022-007156 (Expired), EP-2022-011936 (Expired), MP-2022-005815 (Expired), PP-2023-004587 (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":"7 open L&I violations","finding":"22 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 8, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 commercial. 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/"}]}