{"asOf":"2026-07-24T06:08:26.733Z","block":"400-499 W LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-lehigh-ave","address":"425 W LEHIGH AVE","parcelNumber":"882920174","source":"https://property.phila.gov/?p=882920174","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"YF0","buildingCodeNew":"238","buildingClass":"HEALTH FAC CLINIC MASONRY","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Commercial","owner":"SHREIM LLC","coOwner":null,"marketValue":1625600,"landAssessment":325100,"improvementAssessment":1300500,"livableArea":11211,"yearBuilt":2013,"lastSale":{"price":1,"date":"2008-09-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"473564","date":"2007-01-23","code":"LR-1","title":"RENEW LIC 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VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2140944","date":"2011-05-23","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2140947","date":"2011-05-23","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2140945","date":"2011-05-23","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2140948","date":"2011-06-13","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-044888","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-19","completedDate":"2025-08-07","violations":[{"number":"VI-2025-033778","date":"2025-05-19","code":"F-904.12","title":"COMMERCIAL COOKING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-08-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033779","date":"2025-05-19","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-08-07","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2011,"n":5,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"99113","date":"2007-01-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"99113","date":"2007-02-21","type":"BC 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EAST","certifications":[{"number":"BC-2022-010952","type":"Fire Alarm Certification","inspectionDate":"2022-05-18","result":"Certified","expirationDate":"2023-05-18","buildingId":"1027941"},{"number":"BC-2024-017098","type":"Fire Alarm Certification","inspectionDate":"2023-10-24","result":"Certified","expirationDate":"2024-10-24","buildingId":"1027941"},{"number":"BC-2025-019266","type":"Fire Alarm Certification","inspectionDate":"2024-10-21","result":"Certified","expirationDate":"2025-10-21","buildingId":"1027941"},{"number":"BC-2025-013194","type":"Special Hazards Certification","inspectionDate":"2025-04-16","result":"Deficient","expirationDate":null,"buildingId":"1027941"},{"number":"BC-2025-020745","type":"Special Hazards Certification","inspectionDate":"2025-04-16","result":"Certified","expirationDate":"2026-04-16","buildingId":"1027941"},{"number":"BC-2026-005027","type":"Fire Alarm Certification","inspectionDate":"2025-10-06","result":"Certified","expirationDate":"2026-10-06","buildingId":"1027941"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":6717,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"125 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 1/22/2013, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #448808.","status":"OPEN","outcome":"APPROVED","date":"2013-03-21","number":"19804","relatedPermit":"448808"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR  GROUP PRACTITIONER ON ALL THREE (3) FLOORS IN AN EXISTING STRUCTURE","status":"CLOSED","outcome":"Granted","date":"2014-02-26","number":"22108","relatedPermit":"511032"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":817200,"taxable":67200,"land":67200,"improvement":750000,"taxableLand":67200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":750000},{"y":2017,"v":817200,"taxable":67200,"land":67200,"improvement":750000,"taxableLand":67200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":750000},{"y":2018,"v":887800,"taxable":177560,"land":177560,"improvement":710240,"taxableLand":177560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":710240},{"y":2019,"v":1467600,"taxable":146760,"land":146760,"improvement":1320840,"taxableLand":146760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1320840},{"y":2020,"v":1467600,"taxable":146760,"land":146760,"improvement":1320840,"taxableLand":146760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1320840},{"y":2021,"v":1467600,"taxable":146760,"land":146760,"improvement":1320840,"taxableLand":146760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1320840},{"y":2022,"v":1467600,"taxable":146760,"land":146760,"improvement":1320840,"taxableLand":146760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1320840},{"y":2023,"v":1603700,"taxable":1603700,"land":320737,"improvement":1282963,"taxableLand":320737,"taxableImprovement":1282963,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1603700,"taxable":1603700,"land":320737,"improvement":1282963,"taxableLand":320737,"taxableImprovement":1282963,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1625600,"taxable":1625600,"land":325120,"improvement":1300480,"taxableLand":325120,"taxableImprovement":1300480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1625600,"taxable":1625600,"land":325120,"improvement":1300480,"taxableLand":325120,"taxableImprovement":1300480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1625600,"taxable":1625600,"land":325100,"improvement":1300500,"taxableLand":325100,"taxableImprovement":1300500,"exemptLand":0,"exemptImprovement":0}],"taxNow":22755,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"227801","date":"2009-07-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-07-24","scope":"FOR THE ERECTION OF A THREE (3) STORY SEMI-DETACHED STRUCTURE (NTE 35' HIGH, NO BASEMENT/CELLAR) TO INCLUDE A FRONT BAY WINDOW AT THE SECOND AND THIRD FLOORS AND AN ENTRANCE CANOPY; AND FOR THE CREATION OF FIVE (5) ACCESSORY OPEN-AIR PARKING SPACES (INCLUDING ONE HANDICAP ACCESSIBLE SPACE) WITH A LANDSCAPED BUFFER ALONG LAWRENCE STREET AND LEHIGH AVENUE STREET FRONTAGE, (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).FOR USE AS PROFESSIONAL OFFICES ONLY WITH THE EXCEPTION OF MEDICAL OFFICES (AS PER ZBA PROVISO)."},{"number":"227800","date":"2009-07-24","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-07-24","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS, (SEE AP#166648 FOR RELOCATION PLANS)."},{"number":"228601","date":"2010-01-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2012-04-04","scope":"CONSTRUCT NEW 3 STORY BUILDING WITH BASEMENT(NO UNDERPINNING PROPOSED OR APPROVED OF FROM THIS OFFICE). MUST PROTECT/ SUPPORT/LATERAL BRACING FOR EXPOSED ADJACENT FOUNDATIONS. ASSOCIATED SITE AND CIVIL WORK, AS PER SUBMITTED PLANS. TYPE 5A CONSTRUCTION ,FLOORS AND ROOF AND STRUCTURAL FRAMING REQUIRE FIRE RATINGS AS PER CODE AND INDICATED ON PLANS."},{"number":"291928","date":"2010-08-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2012-08-11","scope":"REVISIONS TO PRIOR PERMIT 228601/266025 FOR ADDITIONAL UNDERPINNING WORK, AS INDICATED PER SUBMITTED PLANS. SPECIAL INSEPCTIONS BY REGISTERED ENGINEER STILL APPLY. MUST INSPECT BRACING OF ADJACENT FOUNDATION/WALL AND UNDERPINNING."},{"number":"299530","date":"2010-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-01","scope":"REPLACE CURB TRAP TO LATERAL TO MAIN IN STREET #2010-2440857"},{"number":"298778","date":"2010-09-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"AMENDING BLDG. PERMIT #228601 TO REFLECT REVISIONS FOR EXTERIOR BEARING WALLS FROM WOOD FRAMING AND STUCCO TO CONSTRUCTED REINFORCED MASONRY FOR RETAIL OFFICE BLDG. AT LOCATIONS SHOWN ON PLANS. REVISE TJI JOIST SPANS, SIZES, CANTILEVERS. REMAINS TYPE 5A CONSTRUCTION AS PER ATTACHED LETTER. PRIOR REQUIREMENTS AND MARKINGS AND APPROVALS REMAIN AS INDICATED ON PRIOR PERMITS 2286001 & 266025.MUST MAINTAIN TYPE 5A CONSTRUCTION, 1 HOUR FIRE RATED FLOORS/ROOF-CEILINGS, AND EXTERIOR WALLS(SINCE REMAINING EXTERIOR WALLS MAINTAIN COMBUSTIBLE CONSTRUCTION AS INDICATED ON PLANS)."},{"number":"314883","date":"2010-12-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"INSTALL NEW 5\" LATERAL FROM MAIN SEWER TO CURB TRAP AND CATCH BASIN"},{"number":"338465","date":"2011-05-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"100AMP TEMP SERVICE WILL BE IN PLACE FOR 6 MONTHS, 20 CIRCUIT BREAKER PANEL, OUT DOOR RATED FORM GFI, RECEPTS AT PANEL LOCATION AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"346301","date":"2011-07-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"REVISIONS TO PRIOR PERMIT AP228601 & 298778 TO SHOW MODIFIED /OFFSET LOCATION OF WEST WALL AT 1ST FLOOR LEVEL DUE EXISTING SITE/FOUNDATION CONDITIONS. RELOCATE ACCESSIBLE BATHROOMS AS INDICATED. CO PART OF AP228601"},{"number":"338464","date":"2011-07-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 400AMP 3 PHASE 120/208V SERVICE, FOUR METERS, 3 TENANT AND 1 HOUSE FOR RETAIL AND OFFICE BUILDING, TO CORRECT A WHITE BOX PER 2008 NEC (NORTH DIST)TENANT FIT OUTS WILL REWUIRE ADDITIONAL PERMITS - INSTALL FIRE ALARM SYSTEM TO BUILDING"},{"number":"347946","date":"2011-08-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"REFER TO AP# 336826 FOR ADDITIONAL FIXTURES."},{"number":"371294","date":"2011-11-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"INSTALLATION OF NEW HVAC SYSTEM, MECHANICALS, PIPING, RTU'S, DUCTWORK, AS PER SUBMITTED PLANS AND SPECIFICATIONS."},{"number":"379076","date":"2011-12-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"ERECT 8' HIGH IRON FENCE 1\"X 1\"VERTICAL PICKETS AND 15/8\" RAILS. INSTALLED ON PERIMETER OF LOT. NEW CONSTRUCTION PERMIT #228601"},{"number":"423863","date":"2012-08-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-08-23","scope":"USE TO DAYCARE CENTER ON ALL 3 FLOORS"},{"number":"418053","date":"2012-09-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"NEW 2\" FIRE SERVICE, NEW BACKFLOW PREVENTOER, SPRINKLER SYSTEM THROUGH OUT"},{"number":"436893","date":"2012-11-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-18","scope":"(WIRING TO LIGHT FIXTURES IS EXISTING TO REMAIN)INSTALL 4 EXHAUST FANS,45 LIGHT FIXTURES,4 GFCI,4 EXIT SIGNS,6 SW AS PER 2008 NEC(DAYCARE)"},{"number":"436974","date":"2012-11-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"8 TOILETS,8 LAVS,3 HS,2 MS,1-3 COMPARTMENT SINK (COMMERCIAL FIT OUT)"},{"number":"436538","date":"2013-01-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"INTERIOR ALTERATION TO CREATE NEW BATHROOMS. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED."},{"number":"454968","date":"2013-03-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"TO AMEND PERMIT NUMBER 436538 TO REPLACE INTERIOR STEEL FRAMING FOR PROPOSED BATHROOMS WITH WOOD FRAMING."},{"number":"448808","date":"2013-05-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"AMEND PERMIT NO 436538 TO INCLUDE CHANGE OF OCCUPANCY FOR DAYCARE CENTER AND CREATION OF ELEVATOR LOBBY. SEE BBS VARIANCE 19804."},{"number":"511032","date":"2014-03-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-11","scope":"TREATMENT OF PATIENTS IN OFFICE SETTING BY MEDICAL AND HEALTH PRACTITIONERS (NO OVERNIGHT STAYS) WITH ACCESSORY ADMINISTRATIVE OFFICES"},{"number":"523804","date":"2014-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-09","scope":"LEVEL III ALTERATION AS PER PLAN."},{"number":"532528","date":"2014-04-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-09","scope":"INSTALL 1 WATER CLOSET, 1 LAVY SINK, 2 DRINKING FOUNTAINS AND 2 SINKS"},{"number":"532170","date":"2014-05-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-24","scope":"ALTERATIONS TO EXISTING HVAC SYSTEM THROUGHOUT BUILDING AS PER APPROVED PLANS."},{"number":"534944","date":"2014-05-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-06-09","scope":"RELOCATE 50 EXISTING SPRINKLER HEADS(COMMERCIAL)"},{"number":"535683","date":"2014-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-06","scope":"RE INSTALL 6 HORN STROBES EXISTING TO UNDER NEW DROP CEILINGS AS PER NFPA72 (NORTH DISTRICT)"},{"number":"266025","date":"2014-05-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-05-13","scope":"REVISIONS TO PRIOR PERMIT AP228601 FOR CHANGES TO FOUNDATION AND TO A CONCRETE SLAB ON GRADE AS PER SUBMITTED PLANS. SPECIAL INSPECTIONS STILL APPLY. NO UNDERPINNING/UNDERMINING ADJACENT FOUNDATIONS. MUST ADEQUATELY BRACE ADJACENT FOUNDATIONS FROM LATERAL MOVEMEMENT."},{"number":"532326","date":"2014-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RETORFIT EXISTING INTERIOR OF BUILDING FOR NEW TENANT CONFIGURATION, INSTALL RECEPTS, SWITCHES, MOTION SENSORS AND FIXTURES AS PER NEC 2008 APPLICATION ALSO INCLUDES TELE/DATA WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Administrative"},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"205079","type":"Food Preparing and Serving","status":"Inactive","businessName":"TRAN CAN KENT","legalName":"TRAN CAN KENT","address":"425 W LEHIGH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-06-08","latestIssueDate":"2000-06-08","expirationDate":"2001-04-30","inactiveDate":null}],"licenseActivity":[{"number":"205079","type":"Food Preparing and Serving","businessName":"TRAN CAN KENT","legalName":"TRAN CAN KENT","issuedDate":"2000-06-08","latestIssueDate":"2000-06-08","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #227801: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 6, 2026; Special Hazards Certification: Certified through Apr 16, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 7, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #205079: Inactive","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 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/"}]}