{"asOf":"2026-07-24T22:26:57.094Z","block":"3100-3199 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-diamond-st","address":"3146 DIAMOND ST","parcelNumber":"886922018","source":"https://property.phila.gov/?p=886922018","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"DIAMOND ST HOUSING PA","coOwner":null,"marketValue":43800,"landAssessment":10900,"improvementAssessment":32900,"livableArea":2263,"yearBuilt":1915,"lastSale":{"price":1,"date":"2015-05-06T04:00:00Z"},"openViolations":2,"violations":[{"number":"3431241","date":"2014-10-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431240","date":"2014-10-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4219895","date":"2017-02-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4219896","date":"2017-02-07","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-090252","date":"2025-11-17","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090251","date":"2025-11-17","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"3829363","date":"2016-01-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"458283","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-10-24","completedDate":"2015-04-16","violations":[{"number":"3431241","date":"2014-10-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431240","date":"2014-10-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"572161","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-02-07","completedDate":"2017-04-18","violations":[{"number":"4219895","date":"2017-02-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4219896","date":"2017-02-07","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-125498","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-11-18","completedDate":null,"violations":[{"number":"VI-2025-090252","date":"2025-11-17","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090251","date":"2025-11-17","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"579666","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3829363","date":"2016-01-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"458283","date":"2014-10-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"458283","date":"2014-12-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"458283","date":"2015-02-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"572161","date":"2017-02-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"572161","date":"2017-02-21","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2025-125498","date":"2025-11-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2017,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98820958878547,"lng":-75.18532062816705,"geom":{"type":"Polygon","coordinates":[[[-75.185321013,39.988333995],[-75.185263745,39.98832667],[-75.185313934,39.988084191],[-75.185377488,39.988092688],[-75.185321013,39.988333995]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":1,"lotArea":1665,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"230 WYOMING AVE, KINGSTON PA, 18704","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":420.71,"principal":302.63,"interest":4.54,"penalty":3.03}],"taxNet":420.71,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26200,"taxable":26200,"land":6781,"improvement":19419,"taxableLand":6781,"taxableImprovement":19419,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":26200,"taxable":26200,"land":13624,"improvement":12576,"taxableLand":13624,"taxableImprovement":12576,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":43800,"taxable":43800,"land":10950,"improvement":32850,"taxableLand":10950,"taxableImprovement":32850,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":43800,"taxable":43800,"land":10950,"improvement":32850,"taxableLand":10950,"taxableImprovement":32850,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":43800,"taxable":43800,"land":10900,"improvement":32900,"taxableLand":10900,"taxableImprovement":32900,"exemptLand":0,"exemptImprovement":0}],"taxNow":613,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"572557","date":"2014-11-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-11-06","scope":"FIRST FLOOR TO CHANGE FROM GROCERY STORE TO ONE APT SECOND FLOOR TO REMAIN ONE APT"},{"number":"579666","date":"2015-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-17","scope":"INTERIOR/EXTERIOR RENOVATIONS TO 2 FAMILY DWELLING AS PER PLANS, GENERAL REHAB AND FLOOR FRAMING,ACCESSIBILITY UPGRADES FOR THE DIAMOND STREETS PROPERTIES 2900- 3205 DIAMOND ST. ALL PLANS/APPROVALS CONTAINED ON THIS PERMIT FOR 20 PROPERTIES."},{"number":"642193","date":"2015-10-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-09","scope":"INSTALL 4 LAVS,4 TOILETS,2 TUBS,2 KITCHEN SINKS,1 RAIN CONDUCTOR,1 YARD DRAIN,2 WASHER BOXES AND 4 FLOOR DRAINS (TWO FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"646035","date":"2015-10-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-17","scope":"NEW 100A SERVICE, NEW BRANCH CIRCUTIS, POWER DEVICES, HVAC TIE-INS, LIGHTS AND CONTROLS, TELE/DATA CABLING AND DEVICES, 100V SMOKE AND C/O DETECTORS, 3- GANG-METER , HOUSE PANEL...IN ACCORDANCE WITH 2008 NEC FOR A TWO FAMILY BUILDING"},{"number":"643563","date":"2015-11-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-17","scope":"FOR THE INSTALLATION OF A TWO (2) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE FOR A TWO FAMILY DWELLING. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D."},{"number":"677193","date":"2016-03-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-06","scope":"COMBO WATER SERV & LATERAL PA 20160742697 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"696349","date":"2016-06-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-09","scope":"INSTALL A 80,000 BTU HEATER 96% WITH 1 1/2 TON A/C RELATED DUCTWORK LOCATED IN BASEMENT. INSTALL A 60,000 BTU HEATER 96% WITH 2 1/2 TON A/C RELATED DUCTWORK LOCATED ON 3RD FLOOR (ALL UNITS SELF CONTAINED WITHIN INDIVIDUAL TENANT SPACE AND NO PENETRATIONS THROUGH RATED ASSY'S.)"},{"number":"709590","date":"2016-07-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-09","scope":"INSTALL CURB TRAP FAI & HOUSE DRAIN-PA1#2016-1970432-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"728044","date":"2016-10-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-10-10","scope":"AMEND PREVIOUSLY ISSUED PERMIT #579666 TO DOCUMENT THE INSTALLATION OF NFPA 13D FIRE SPRINKLER SYSTEM ON THE CERTIFICATE OF OCCUPANCY"},{"number":"759592","date":"2017-02-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-22","scope":"MAKE SAFE PERMIT - FILL ALL VOIDS AND JOIST POCKETS IN REAR MASONRY WALL, STUCCO WALL AND MAKE WEATHERTIGHT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"205683","type":"Food Preparing and Serving","status":"Inactive","businessName":"PERALTA GROCERY","legalName":"PERALTA GROCERY","address":"3146 DIAMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-05-08","latestIssueDate":"2001-05-08","expirationDate":"2002-04-30","inactiveDate":null},{"number":"203204","type":"Food Preparing and Serving","status":"Inactive","businessName":"COMA GROCERY","legalName":"COMA GROCERY","address":"3146 DIAMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-17","latestIssueDate":"2004-06-17","expirationDate":"2005-04-30","inactiveDate":"2005-06-29"},{"number":"280858","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CESAR COMA (T/A  COMA GROCERY)","legalName":"CESAR COMA","address":"3146 DIAMOND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"310305","type":"Food Preparing and Serving","status":"Inactive","businessName":"PAULINO RODRIGUEZ (JEFFERSON FOOD MARKET)","legalName":"PAULINO RODRIGUEZ","address":"3146 DIAMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-03-19","latestIssueDate":"2008-04-16","expirationDate":"2009-04-30","inactiveDate":"2009-06-03"},{"number":"681742","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DIAMOND STREET HOUSING PARTNERSHIP","legalName":"DIAMOND STREET HOUSING PARTNERSHIP","address":"3146 DIAMOND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-10-24","latestIssueDate":"2015-10-24","expirationDate":"2016-06-30","inactiveDate":"2016-08-29"},{"number":"710852","type":"Rental","status":"Active","businessName":"DIAMOND STREET HOUSING PARTNERSHIP","legalName":"DIAMOND STREET HOUSING PARTNERSHIP ","address":"3146 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-08-12","latestIssueDate":"2025-08-11","expirationDate":"2026-08-11","inactiveDate":null}],"licenseActivity":[{"number":"710852","type":"Rental","businessName":"DIAMOND STREET HOUSING PARTNERSHIP","legalName":"DIAMOND STREET HOUSING PARTNERSHIP ","issuedDate":"2016-08-12","latestIssueDate":"2025-08-11","closureDate":null,"expirationDate":"2026-08-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"681742","type":"Vacant Residential Property / Lot","businessName":"DIAMOND STREET HOUSING PARTNERSHIP","legalName":"DIAMOND STREET HOUSING PARTNERSHIP","issuedDate":"2015-10-24","latestIssueDate":"2015-10-24","closureDate":"2016-08-29","expirationDate":"2016-06-30","inactiveDate":"2016-08-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"310305","type":"Food Preparing and Serving","businessName":"PAULINO RODRIGUEZ (JEFFERSON FOOD MARKET)","legalName":"PAULINO RODRIGUEZ","issuedDate":"2005-03-19","latestIssueDate":"2008-04-16","closureDate":"2009-06-03","expirationDate":"2009-04-30","inactiveDate":"2009-06-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280858","type":"Dumpster License - Private Property","businessName":"CESAR COMA (T/A  COMA GROCERY)","legalName":"CESAR COMA","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203204","type":"Food Preparing and Serving","businessName":"COMA GROCERY","legalName":"COMA GROCERY","issuedDate":"2004-06-17","latestIssueDate":"2004-06-17","closureDate":"2005-06-29","expirationDate":"2005-04-30","inactiveDate":"2005-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205683","type":"Food Preparing and Serving","businessName":"PERALTA GROCERY","legalName":"PERALTA GROCERY","issuedDate":"2001-05-08","latestIssueDate":"2001-05-08","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #572557: 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":"2 open L&I violations","finding":"7 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (230 WYOMING AVE, KINGSTON PA, 18704).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1915 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":"4 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Nov 18, 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":"2 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":"Food Preparing and Serving #205683: Inactive; Food Preparing and Serving #203204: Inactive since Jun 29, 2005; Dumpster License - Private Property #280858: Inactive; Food Preparing and Serving #310305: Inactive since Jun 3, 2009","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":"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}