{"asOf":"2026-07-25T02:32:43.134Z","block":"2200-2299 E TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-e-tioga-st","address":"2201 E TIOGA ST","parcelNumber":"886000248","source":"https://property.phila.gov/?p=886000248","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":"804","buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Multi-family","owner":"SEPVIVA LOFTS LLC","coOwner":null,"marketValue":855300,"landAssessment":855300,"improvementAssessment":0,"livableArea":63660,"yearBuilt":2026,"lastSale":{"price":50000,"date":"2024-12-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-006058","date":"2020-05-19","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-033224","date":"2021-05-27","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-07-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-070398","date":"2021-10-06","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-032389","date":"2022-05-11","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-11","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-069414","date":"2022-09-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-034547","date":"2024-05-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-034548","date":"2024-05-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-081078","date":"2024-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-057002","date":"2025-07-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-08-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-017400","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-19","completedDate":"2020-08-18","violations":[{"number":"VI-2020-006058","date":"2020-05-19","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-08-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-045104","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-27","completedDate":"2021-07-27","violations":[{"number":"VI-2021-033224","date":"2021-05-27","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-07-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-098056","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-06","completedDate":"2021-12-09","violations":[{"number":"VI-2021-070398","date":"2021-10-06","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-042449","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-11","completedDate":"2022-06-13","violations":[{"number":"VI-2022-032389","date":"2022-05-11","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-11","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-094529","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-14","completedDate":"2022-12-05","violations":[{"number":"VI-2022-069414","date":"2022-09-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-042601","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-08","completedDate":"2024-07-07","violations":[{"number":"VI-2024-034547","date":"2024-05-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-034548","date":"2024-05-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-105734","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-25","completedDate":"2024-11-27","violations":[{"number":"VI-2024-081078","date":"2024-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-079036","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-31","completedDate":"2025-08-26","violations":[{"number":"VI-2025-057002","date":"2025-07-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-08-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-017400","date":"2020-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-017400","date":"2020-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045104","date":"2021-05-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045104","date":"2021-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045104","date":"2021-07-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-098056","date":"2021-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-098056","date":"2021-12-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-042449","date":"2022-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-042449","date":"2022-06-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-094529","date":"2022-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-094529","date":"2022-12-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-042601","date":"2024-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-042601","date":"2024-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-042601","date":"2024-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-105734","date":"2024-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-105734","date":"2024-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-079036","date":"2025-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-079036","date":"2025-08-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":3,"passes":2},{"y":2022,"fails":2,"passes":2},{"y":2024,"fails":5,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99487644272534,"lng":-75.10083427204536,"geom":{"type":"Polygon","coordinates":[[[-75.100378686,39.99511901],[-75.100287921,39.99499258],[-75.101194915,39.994520961],[-75.101394877,39.994747324],[-75.10046419,39.995239015],[-75.100378686,39.99511901]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":4,"lotArea":31295,"zoning":"ICMX","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1500 MARKET ST SUITE 3310E, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN.\n\nFOR MULTI-FAMILY HOUSEHOLD LIVING SEVENTY-THREE (73) UNITS, AND ACCESSORY OFF STREET INTERIOR AND SURFACE PARKING SIXTY-TWO","status":"Completed","outcome":"Granted with conditions","date":"2023-02-13","number":"ZP-2021-015462","relatedPermit":"ZP-2021-015462"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1046800,"taxable":1046800,"land":1046800,"improvement":0,"taxableLand":1046800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":855300,"taxable":855300,"land":855300,"improvement":0,"taxableLand":855300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":14653,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-015462","date":"2023-01-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"**AMENDMENT APPROVED ON 1/09/2024: TO AMENDMENT PREVIOUSLY APPROVED ZONING PERMIT # ZP-2021-015462, TO DOCUMENT THE CHANGES FOR REDUCTION OF MULTI-FAMILY HOUSEHOLD LIVING SEVENTY (70) UNITS TO FIFTY-ONE 51 UNITS , NO RESIDENTIAL UNIT ON THE GROUND FLOOR; VEHICLE PARKING REDUCED FROM 62 SPACES TO 44 SPACES; CLASS 1A BIKE PARKING SPACES REDUCED FROM 25 TO 17 ( STILL ALONG AN ACCESSIBLE ROUTE); ELEVATOR PENTHOUSE INCREASED; FAR REDUCED FROM 64,869 SF (207 %) TO 64,115 (205%) - CHANGE OF 2%; OPEN PARKING LOT AREA IS REDUCED, AND AN OPEN PLAY AREA ADDED. THE OPEN PARKING LOT AREA REDUCED FROM 11,633 SF (100%) TO 6,980 SF (58%), TOTAL OUTDOOR PLAY AREA OPEN AREA: 5,043 SF (62%) , AND THE REMAINING PERMIT SAME AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE PLANS** FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2024-005800","date":"2025-06-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING WITH GROUND FLOOR PARKING GARAGE/LOT AREA AND ROOF ACCESS STRUCTURE (NO ROOF DECK) FOR USE AS FIFTY-ONE (51) DWELLING UNITS AND ACCESSORY PARKING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 1/25/26 AMEND NEW CONSTRUCTION PERMIT CP-2024-005800 FOR CHANGES TO FIRST FLOOR LAYOUT AS PER APPROVED PLANS. AMENDMENT APPROVED 7/22/26 AMEND NEW CONSTRUCTION PERMIT CP-2024-005800 TO INCLUDE GREEN ROOF AS PER APPROVED PLANS."},{"number":"OP-2025-000340","date":"2025-08-29","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2026-02-03","scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work if applicable."},{"number":"EP-2025-008432","date":"2025-09-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-05","scope":"Install new 200 amp panel for jobsite temp. power. Install power feed for job site trailer"},{"number":"GP-2026-000246","date":"2026-01-20","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"**TANK REMOVAL PERMIT** FOR THE REMOVAL OF ONE (1) 13,500 GALLON UNDERGROUND OIL STORAGE TANK (UST). REMOVE ANY PRODUCT/WATER FROM TANK, CLEAN TANK, CONDUCT A CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOIL. CONTINGENCY PLAN IN PLACE IN THE CASE CONTAMINATED SOILS DISCOVERED AND BACKFILL. ALL WORK TO BE COMPLETED IN ACCORDANCE WITH PA DEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT."},{"number":"FP-2025-002350","date":"2026-03-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AUTOMATIC WET AND DRY SPRINKLER SYSTEMS IN ACCORDANCE WITH NFPA 13 TO INCLUDE A FOUR (4) INCH FIRE SERVICE LINE AND A FOUR (4) INCH BACKFLOW PREVENTER. CLASS 1 MANUAL WET STANDPIPES TO BE INSTALLED IN EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-005800 FOR ASSOCIATED BUILDING PERMIT."},{"number":"SP-2026-000207","date":"2026-03-16","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR THE EARTHWORK EXCAVATION AND SITE IMPROVEMENTS TO INCLUDE SITE DEMOLITION, GRADING, UNDERGROUND STORM AND SANITARY UTILITY INSTALLATION INCLUDING STORMWATER MANAGEMENT SYSTEM, RAIN GARDENS, CLEANOUTS, PRECAST STRUCTURES, AND TIE-INS TO EXISTING CITY MAIN PER APPROVED PLANS."},{"number":"PP-2026-003557","date":"2026-03-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY AND STORM CTs, FAIs, MDs & 2\" WDP CURB TO BUILDING."},{"number":"EP-2026-000606","date":"2026-04-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Provide new incoming service for residential units (1600 amp) and 1000 amp for the rest of the building. Install all branch circuits for power and lighting. Install tel/CATV and low voltage systems. Install power for elevators as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"PP-2025-016031","date":"2026-04-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF 4 STORY 51 DWELLING APARTMENT BUILDING WITH AMENITY SPACES FOR RESIDENTS. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"MP-2026-000872","date":"2026-07-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Tank Install/Removal"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"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":["10 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-015462: Completed · Granted with conditions; related permit ZP-2021-015462.","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":"9 permits not marked completed: CP-2024-005800 (Issued), OP-2025-000340 (Expired), GP-2026-000246 (Issued), FP-2025-002350 (Issued), SP-2026-000207 (Issued). 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":"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":"13 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 26, 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":"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":"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 9 historical violations across 8 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/"}]}