{"asOf":"2026-07-29T16:28:09.595Z","block":"1800-1899 N CROSKEY ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-croskey-st","address":"1850 N CROSKEY ST","parcelNumber":"886701225","source":"https://property.phila.gov/?p=886701225","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"620","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"RELIGIOUS","useLabel":"Apartment building","owner":"1850 N CROSKEY","coOwner":"DEVELOPMENT","marketValue":391600,"landAssessment":78300,"improvementAssessment":313300,"livableArea":8988,"yearBuilt":1912,"lastSale":{"price":1,"date":"2008-02-19T05:00:00Z"},"openViolations":1,"violations":[{"number":"1732043","date":"2010-06-22","code":"PM-305.3/1","title":"INT S-MAINT SANI/RODENTPROOF","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1732044","date":"2010-06-22","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1732042","date":"2010-06-22","code":"PM-303.5/3","title":"INT A-EXTERMINATE, OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-080491","date":"2025-10-08","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-053163","date":"2026-07-14","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"241095","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-06-28","completedDate":"2010-07-21","violations":[{"number":"1732043","date":"2010-06-22","code":"PM-305.3/1","title":"INT S-MAINT SANI/RODENTPROOF","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1732044","date":"2010-06-22","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1732042","date":"2010-06-22","code":"PM-303.5/3","title":"INT A-EXTERMINATE, OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-111689","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-09","completedDate":"2025-11-19","violations":[{"number":"VI-2025-080491","date":"2025-10-08","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-087081","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053163","date":"2026-07-14","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"241095","date":"2010-06-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"241095","date":"2010-07-20","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-111689","date":"2025-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111689","date":"2025-11-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-087081","date":"2026-07-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98309643190755,"lng":-75.17136177325781,"geom":{"type":"Polygon","coordinates":[[[-75.171197796,39.98322656],[-75.17126262,39.982929398],[-75.1715257,39.982966516],[-75.171461301,39.983263076],[-75.171197796,39.98322656]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-005502","type":"Fire Alarm Certification","inspectionDate":"2024-01-24","result":"Certified","expirationDate":"2025-01-24","buildingId":"1064194"},{"number":"BC-2024-016654","type":"Sprinkler Certification","inspectionDate":"2024-04-04","result":"Certified","expirationDate":"2025-04-04","buildingId":"1064194"},{"number":"BC-2024-032521","type":"Fire Alarm Certification","inspectionDate":"2024-12-02","result":"Certified","expirationDate":"2025-12-02","buildingId":"1064194"},{"number":"BC-2025-003139","type":"Sprinkler Certification","inspectionDate":"2025-02-04","result":"Deficient","expirationDate":null,"buildingId":"1064194"},{"number":"BC-2025-028257","type":"Sprinkler Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1064194"},{"number":"BC-2026-002723","type":"Fire Alarm Certification","inspectionDate":"2025-11-17","result":"Certified","expirationDate":"2026-11-17","buildingId":"1064194"},{"number":"BC-2026-003041","type":"Sprinkler Certification","inspectionDate":"2026-02-02","result":"Certified","expirationDate":"2027-02-02","buildingId":"1064194"},{"number":"BC-2026-019484","type":"Special Hazards Certification","inspectionDate":"2026-07-09","result":"Deficient","expirationDate":null,"buildingId":"1064194"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":9119,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1415 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A (4) STORY ELEVATOR TOWER AND STAIR FOR EGRESS TO AN EXISTING \"ROOMING HOUSE\".","status":"CLOSED","outcome":"Granted with conditions","date":"2007-06-20","number":"2097","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":336000,"taxable":0,"land":38573,"improvement":297427,"taxableLand":0,"taxableImprovement":0,"exemptLand":38573,"exemptImprovement":297427},{"y":2017,"v":336000,"taxable":0,"land":38573,"improvement":297427,"taxableLand":0,"taxableImprovement":0,"exemptLand":38573,"exemptImprovement":297427},{"y":2018,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2019,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2020,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2021,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2022,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2023,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2024,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2025,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2026,"v":373600,"taxable":0,"land":93400,"improvement":280200,"taxableLand":0,"taxableImprovement":0,"exemptLand":93400,"exemptImprovement":280200},{"y":2027,"v":391600,"taxable":0,"land":78300,"improvement":313300,"taxableLand":0,"taxableImprovement":0,"exemptLand":78300,"exemptImprovement":313300}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"76751","date":"2007-09-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-09-19","scope":"NEW 4 STORY ELEVATOR TO SERVE ALL FLOORS AND NEW EGRESS STAIR TO GRADE FROM BASEMENT"},{"number":"103718","date":"2007-11-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-05","scope":"INTERIOR ALTERATIONS TO MAKE BUILDING ACCESSIBLE AS PER PLAN."},{"number":"142425","date":"2008-04-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-05-05","scope":"INSTALL DUCTWORK, PIPING AND MECHANICAL UNITS."},{"number":"152820","date":"2008-05-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-26","scope":"FIXTURE INSTALLATION"},{"number":"152823","date":"2008-05-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-26","scope":"FIXTURE INSTALLATION"},{"number":"153760","date":"2008-06-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-12-29","scope":"RELOCATE 36 HEADS"},{"number":"150878","date":"2008-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-09","scope":"ELECT WORK AS PER NEC 2005. INSTALL CAT5E CABLING TO EACH VOICE/DATA OUTLETS AS SHOWN. ADD FIRE ALARM DEVICES TO EXISTING SYSTEM AS SHOWN. 400AMP SVS(NORTH DIST)"},{"number":"186628","date":"2008-11-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-11-12","scope":"REPLACE WATER DISTRIBUTION LINE"},{"number":"190272","date":"2008-12-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-12-02","scope":"ERECT AN OUTDOOR SCULPTURE ON AN EXISTING LOT, LEGALIZE RE-APPORTIONMENT OF LOT LINES BETWEEN TWO PARCELS (1850 N. CROSKEY ST. & 1847 N. 23RD ST.)"},{"number":"290460","date":"2010-07-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-22","scope":"REPLACING EXISTING 4 BOILERS WITH 3 NEW 95% GAS BOILERS(MULTI-FAMILY) **NO DUCTWORK**"},{"number":"PP-2021-018271","date":"2021-10-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-08","scope":"Replace house trap and fresh air inlet"},{"number":"CP-2024-004836","date":"2024-10-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-14","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO AN EXISTING I-1 OCCUPANCY; ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-001931","date":"2025-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-14","scope":"Furnish and install a new bathroom Furnish and install new fixtures"},{"number":"MP-2025-002163","date":"2025-04-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-07","scope":"FOR THE REPLACEMENT OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"EP-2025-004285","date":"2025-10-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-14","scope":"Renovation to an existing multifamily building to include: Disconnect/reconnect existing mechanical equipment on existing circuitry, replace existing lighting fixtures, add emergency lighting fixtures connected to existing circuits, add lighting controls, add 120-volt smoke/CO alarms as per 2017 NEC. Add fire alarm devices connected to the existing system as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"206841","type":"Food Preparing and Serving","status":"Active","businessName":"PROJECT HOME","legalName":"PROJECT HOME","address":"1850 N CROSKEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-07-08","latestIssueDate":"2026-04-08","expirationDate":"2027-04-30","inactiveDate":null},{"number":"216325","type":"Rental","status":"Closed","businessName":"PROJECT HOME INC (KATE'S PLACE)","legalName":"PROJECT HOME INC","address":"1850 N CROSKEY ST","revenueCode":"3202","rentalCategory":null,"units":24,"issuedDate":"2004-10-28","latestIssueDate":"2009-07-29","expirationDate":"2010-02-28","inactiveDate":"2010-06-03"},{"number":"487414","type":"Rental","status":"Active","businessName":"1850 N CROSKEY DEVELOPMENT CORP","legalName":"1850 N CROSKEY DEVELOPMENT CORP","address":"1850 N CROSKEY ST","revenueCode":"3202","rentalCategory":"Other|Rooming House / Boarding House","units":24,"issuedDate":"2009-11-06","latestIssueDate":"2026-02-23","expirationDate":"2027-02-28","inactiveDate":null},{"number":"527754","type":"Dumpster License - Private Property","status":"Active","businessName":"1850 N CROSKEY DEVELOPMENT CORP","legalName":"1850 N CROSKEY DEVELOPMENT CORP","address":"1850 N CROSKEY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-03-16","latestIssueDate":"2013-10-16","expirationDate":null,"inactiveDate":null},{"number":"667111","type":"Dumpster License - Private Property","status":"Active","businessName":"1850 N CROSKEY DEVELOPMENT CORP","legalName":"1850 N CROSKEY DEVELOPMENT CORP","address":"1850 N CROSKEY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-06-04","latestIssueDate":"2015-06-04","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"667111","type":"Dumpster License - Private Property","businessName":"1850 N CROSKEY DEVELOPMENT CORP","legalName":"1850 N CROSKEY DEVELOPMENT CORP","issuedDate":"2011-03-16","latestIssueDate":"2015-06-04","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"487414","type":"Rental","businessName":"1850 N CROSKEY DEVELOPMENT CORP","legalName":"1850 N CROSKEY DEVELOPMENT CORP","issuedDate":"2009-11-06","latestIssueDate":"2026-02-23","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"216325","type":"Rental","businessName":"PROJECT HOME INC (KATE'S PLACE)","legalName":"PROJECT HOME INC","issuedDate":"2004-10-28","latestIssueDate":"2009-07-29","closureDate":"2010-06-03","expirationDate":"2010-02-28","inactiveDate":"2010-06-03","status":"Closed","statusLabel":"Inactive","active":false},{"number":"206841","type":"Food Preparing and Serving","businessName":"PROJECT HOME","legalName":"PROJECT HOME","issuedDate":"2004-07-08","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":24,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Nov 17, 2026; Sprinkler Certification: Certified through Feb 2, 2027; Special Hazards Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #2097: CLOSED · Granted with conditions. Use permit #76751: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"5 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":"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 1912 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 14, 2026.","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":"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 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/"}],"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/"}]}