{"asOf":"2026-07-25T12:22:27.337Z","block":"1800-1899 E CLEARFIELD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-e-clearfield-st","address":"1815-17 E CLEARFIELD ST","parcelNumber":"886900402","source":"https://property.phila.gov/?p=886900402","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"216","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"LIFE CARE FACILITY-ASSTD LVNG","useLabel":"Apartment building","owner":"ROCK MINISTRIES OF PHILA","coOwner":null,"marketValue":228500,"landAssessment":45700,"improvementAssessment":182800,"livableArea":2760,"yearBuilt":1925,"lastSale":{"price":1,"date":"2017-09-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"1399806","date":"2008-09-08","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2046050","date":"2009-10-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2046051","date":"2011-03-16","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2046118","date":"2011-03-17","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2046120","date":"2011-03-17","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2046119","date":"2011-03-17","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2353290","date":"2012-01-23","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2353288","date":"2012-01-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2353289","date":"2012-01-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3262833","date":"2013-09-16","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3175627","date":"2014-05-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3175628","date":"2014-05-12","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3223066","date":"2014-05-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3585471","date":"2014-12-11","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3585470","date":"2014-12-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3583445","date":"2014-12-11","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695314","date":"2015-08-31","code":"A-302.8/30","title":"PERM - 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MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2012,"n":3,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":6,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"177633","date":"2008-09-08","type":"BRU INSP","status":"FAILED"},{"caseNumber":"177633","date":"2009-07-21","type":"BRU INSP","status":"FAILED"},{"caseNumber":"216704","date":"2009-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"216704","date":"2010-10-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269570","date":"2011-03-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"177633","date":"2011-03-16","type":"BRU INSP","status":"PASSED"},{"caseNumber":"216704","date":"2011-03-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"216704","date":"2011-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"216704","date":"2011-04-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"269570","date":"2011-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269570","date":"2011-04-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"313213","date":"2012-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"313213","date":"2012-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"313213","date":"2012-03-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"408810","date":"2013-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"408811","date":"2013-09-16","type":"HCEU INSP","status":"NONE"},{"caseNumber":"408810","date":"2014-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430789","date":"2014-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430806","date":"2014-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430806","date":"2014-06-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430789","date":"2014-07-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"408810","date":"2014-07-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"430806","date":"2014-07-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"463245","date":"2014-12-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463248","date":"2014-12-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463245","date":"2015-01-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463248","date":"2015-01-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463245","date":"2015-04-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463248","date":"2015-04-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463248","date":"2015-06-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463245","date":"2015-06-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463248","date":"2015-12-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"463245","date":"2015-12-26","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":3,"passes":2},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":6,"passes":0},{"y":2015,"fails":6,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99482148881804,"lng":-75.11521941159586,"geom":{"type":"Polygon","coordinates":[[[-75.115087301,39.994840495],[-75.115292246,39.994734922],[-75.115352702,39.994798888],[-75.115149035,39.994909375],[-75.115087301,39.994840495]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":1043,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2755 KENSINGTON AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"THE PROPERTY HAD BEEN LISTED FOR SALE AT THE TIME OF THE FIRE. IT WAS APPARENTLY INFESTED BY SQUATTERS WHO SET THE FIRE. THE PROPERTY HAS BEEN CLEANED AND SEALED WITH A SALE CURRENTLY PENDING.","status":"OPEN","outcome":"City affirmed","date":"2009-02-11","number":"7408","relatedPermit":"177633"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION/PERMIT FOR THE RELOCATION OF LOT LINES FROM TWO (2) DEEDED LOTS [1815 & 1817 E CLEARFIELD ST] TO ONE (1) LOT FOR THE PROPOSED USE OF A GROUP LIVING FACILITY FOR 14 PERSONS CAPABLE OF SELF-PRESERVATION. SIZE AND LOCATION AS","status":"OPEN","outcome":"Granted with conditions","date":"2017-03-21","number":"29779","relatedPermit":"731960"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":29700,"taxable":29700,"land":8340,"improvement":21360,"taxableLand":8340,"taxableImprovement":21360,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":29700,"taxable":29700,"land":9207,"improvement":20493,"taxableLand":9207,"taxableImprovement":20493,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2020,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2021,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2022,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2023,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2024,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2025,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2026,"v":57300,"taxable":0,"land":17190,"improvement":40110,"taxableLand":0,"taxableImprovement":0,"exemptLand":17190,"exemptImprovement":40110},{"y":2027,"v":228500,"taxable":0,"land":45700,"improvement":182800,"taxableLand":0,"taxableImprovement":0,"exemptLand":45700,"exemptImprovement":182800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"586244","date":"2015-05-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-26","scope":"FOR THE REMEDIATION OF UNSAFE STRUCTURES (CASE #463245 & #463248) TO REMOVE AND REPLACE DAMAGED ROOF STRUCTURES WITH NEW RAFTERS AND SHEATHING, FRACTURED PARTY WALL SECTION AS NOTED, DAMAGED FRONT PORCH ROOF, DAMAGED STAIRS INSTALLATION OF NEW PLYWOOD AT EXTERIOR WALL OPENINGS, AND DAMAGED JOIST FRAMING THROUGHOUT, TO INCLUDE TEMPORARY SHORING OF EXTERIOR WALL AT 1815 CLEARFIELD ST. SEPARATE PERMIT TO BE REQUIRED FOR NON-STRUCTURAL REPAIRS/ALTERATIONS."},{"number":"586245","date":"2015-05-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-26","scope":"FOR THE REMEDIATION OF UNSAFE STRUCTURES (CASE #463245 & #463248) TO REMOVE AND REPLACE DAMAGED ROOF STRUCTURES WITH NEW RAFTERS AND SHEATHING, FRACTURED PARTY WALL SECTION AS NOTED, DAMAGED FRONT PORCH ROOF, DAMAGED STAIRS INSTALLATION OF NEW PLYWOOD AT EXTERIOR WALL OPENINGS, AND DAMAGED JOIST FRAMING THROUGHOUT, TO INCLUDE TEMPORARY SHORING OF EXTERIOR WALL AT 1815 CLEARFIELD ST. SEPARATE PERMIT TO BE REQUIRED FOR NON-STRUCTURAL REPAIRS/ALTERATIONS. (SEE AP#586244 FOR APPROVED STRUCTURAL ALTERATION PLANS.)"},{"number":"644163","date":"2015-10-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-23","scope":"INSTALL 200 AMP SERVICE AS PER 2008 NEC (EAST DISTRICT)"},{"number":"731960","date":"2017-06-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-06-16","scope":"CONSOLIDATION OF 1815 E CLEARFIED AND 1817 E CLEARFIELD STREET"},{"number":"790909","date":"2017-06-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-06-16","scope":"CONSOLIDATION OF 1815 E CLEARFIED AND 1817 E CLEARFIELD STREET"},{"number":"813433","date":"2017-09-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-09-12","scope":"FOR THE USE OF A GROUP LIVING FACILITY FOR A MAXIMUM OF 14 PERSONS CAPABLE OF SELF-PRESERVATION PER PROVISO (SEE CAL NO. 29779). NO SIGNS UNDER THIS PERMIT."},{"number":"799286","date":"2017-10-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-14","scope":"ALTERATIONS TO AN EXISTING STRUCTURE TO ACCOMMODATE THE USE AS CONGREGATE LIVING FACILITY FOR 14 PERSONS CAPABLE OF SELF-PRESERVATION (SEE ZBA PROVISO). WORK TO INCLUDE NON-STRUCTURAL ALTERATIONS, FINISHES AND INFILL OF EXISTING OPENINGS IN EXTERIOR WALL. ALL INFILL CONSTRUCTION TO BE FIRE-RETARDANT TREATED WOOD TO MAINTAIN CONSTRUCTION TYPE OF BUILDING. ALL STRUCTURAL REPAIRS COMPLETED UNDER PREVIOUS PERMITS, NO STRUCTURAL WORK APPROVED ON THIS APPLICATIONS. STRUCTURE TO BE FULLY SPRINKLERED."},{"number":"854632","date":"2018-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"200A PANEL & INSTALL RECEPTACLES, LIGHTS AND MULTIPLE STATION INTER- SMOKE ALARMS AS PER NEC 2008 EAST DISTRICT"},{"number":"848131","date":"2018-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-11","scope":"ALTERATIONS: INTERIOR PLUMBING; CONGREGATE LIVING FACILITY FOR 14 PERSONS CAPABLE OF SELF-PRESERVATION; 2-WATER CLOSETS, 3-LAVS, 1-URINAL, 3-SHOWERS, 1-KITCHEN SINK, 1-DISHWASHER & 1-WATER HEATER & STACK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"883994","date":"2018-07-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-14","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A RESIDENTIAL OCCUPANCY SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"}],"rented":false,"licenses":[{"number":"466179","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MATTIACCI JOHN A (BRIAN MCQUOID AGENT)","legalName":"MATTIACCI JOHN A","address":"1815-17 E CLEARFIELD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-02-10","latestIssueDate":"2009-02-10","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"466179","type":"Vacant Residential Property / Lot","businessName":"MATTIACCI JOHN A (BRIAN MCQUOID AGENT)","legalName":"MATTIACCI JOHN A","issuedDate":"2009-02-10","latestIssueDate":"2009-02-10","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 299% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $57,300 to $228,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29779: OPEN · Granted with conditions; related permit 731960. Use permit #813433: 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"22 failed, 4 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 26, 2015.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #466179: Inactive since Dec 22, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 historical violations across 10 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/"}]}