{"asOf":"2026-07-11T11:39:24.747Z","block":"1900-1999 CHRISTIAN ST","blockUrl":"https://blockreport.homes/block/1900-1999-christian-st","address":"1942 CHRISTIAN ST","parcelNumber":"301195710","source":"https://property.phila.gov/?p=301195710","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"CHRISTIAN STREET ASSOC","coOwner":"LTD","marketValue":933500,"livableArea":3420,"yearBuilt":1920,"lastSale":{"price":410000,"date":"1988-03-30T05:00:00Z"},"openViolations":2,"violations":[{"number":"1074422","date":"2008-08-18","code":"19-2602.1/1","title":"CAL LO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2019011","date":"2010-11-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2019010","date":"2010-11-12","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2019012","date":"2010-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2549500","date":"2012-08-22","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2549502","date":"2012-09-27","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3031610","date":"2013-07-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3087588","date":"2014-02-18","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3087589","date":"2014-02-18","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3424361","date":"2014-08-08","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3741907","date":"2015-10-14","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741908","date":"2015-10-14","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741904","date":"2015-10-14","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741905","date":"2015-10-14","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741906","date":"2015-10-14","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-043318","date":"2021-07-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-043319","date":"2021-07-06","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"175984","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-08-25","completedDate":"2009-02-05","violations":[{"number":"1074422","date":"2008-08-18","code":"19-2602.1/1","title":"CAL LO","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"258657","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-11-16","completedDate":"2011-05-05","violations":[{"number":"2019011","date":"2010-11-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2019010","date":"2010-11-12","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2019012","date":"2010-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"345905","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2012-08-22","completedDate":"2015-08-05","violations":[{"number":"2549500","date":"2012-08-22","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2549502","date":"2012-09-27","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"390577","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2013-07-10","completedDate":null,"violations":[{"number":"3031610","date":"2013-07-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"419297","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-02-19","completedDate":"2014-03-11","violations":[{"number":"3087588","date":"2014-02-18","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3087589","date":"2014-02-18","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"447340","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-08-11","completedDate":"2019-12-07","violations":[{"number":"3424361","date":"2014-08-08","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"506689","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2015-10-16","completedDate":"2015-11-25","violations":[{"number":"3741907","date":"2015-10-14","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741908","date":"2015-10-14","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741904","date":"2015-10-14","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741905","date":"2015-10-14","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3741906","date":"2015-10-14","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-060435","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-07-07","completedDate":null,"violations":[{"number":"VI-2021-043318","date":"2021-07-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-043319","date":"2021-07-06","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2015,"n":5,"worst":null},{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"175984","date":"2008-08-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"175984","date":"2009-02-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"258657","date":"2010-11-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"258657","date":"2010-12-21","type":"CI INSP","status":"CLOSED"},{"caseNumber":"258657","date":"2010-12-21","type":"CI INSP","status":"CLOSED"},{"caseNumber":"258657","date":"2011-03-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"258657","date":"2011-05-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"345905","date":"2012-08-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"345905","date":"2012-09-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"390577","date":"2013-07-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"390577","date":"2013-10-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"390577","date":"2013-12-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"419297","date":"2014-02-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"419297","date":"2014-03-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"447340","date":"2014-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"447340","date":"2014-10-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"447340","date":"2014-12-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"506689","date":"2015-10-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"506689","date":"2015-11-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"390577","date":"2016-02-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-060435","date":"2021-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060435","date":"2021-08-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060435","date":"2021-09-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":3,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2016,"fails":0,"passes":1},{"y":2021,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941015924613396,"lng":-75.17576048235169,"geom":{"type":"Polygon","coordinates":[[[-75.175708169,39.941115045],[-75.175749391,39.940909153],[-75.175812941,39.940917108],[-75.175771328,39.941122814],[-75.175708169,39.941115045]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-001879","type":"Fire Alarm Certification","inspectionDate":"2021-05-06","result":"Deficient","expirationDate":null,"buildingId":"1407901"},{"number":"BC-2021-001883","type":"Sprinkler Certification","inspectionDate":"2021-05-06","result":"Certified","expirationDate":"2022-05-06","buildingId":"1407901"},{"number":"BC-2025-027699","type":"Sprinkler Certification","inspectionDate":"2025-03-07","result":"Certified","expirationDate":"2026-03-07","buildingId":"1407901"},{"number":"BC-2025-019969","type":"Fire Alarm Certification","inspectionDate":"2025-07-14","result":"Certified","expirationDate":"2026-07-14","buildingId":"1407901"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1368,"zoning":"RM1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"725 CUTHBERT BLVD, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":264400,"taxable":264400},{"y":2017,"v":264400,"taxable":264400},{"y":2018,"v":264400,"taxable":264400},{"y":2019,"v":650000,"taxable":650000},{"y":2020,"v":635300,"taxable":635300},{"y":2021,"v":635300,"taxable":635300},{"y":2022,"v":635300,"taxable":635300},{"y":2023,"v":813600,"taxable":813600},{"y":2024,"v":813600,"taxable":813600},{"y":2025,"v":922500,"taxable":922500},{"y":2026,"v":922500,"taxable":922500},{"y":2027,"v":933500,"taxable":933500}],"taxNow":12913,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"422531","date":"2012-08-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-08-16","scope":"PARTIAL DEMOLITION OF THE ONE (1) STORY STRUCTURE ON THE REAR AS PART AN EXISTING THREE (3) FAMILY DWELLING AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"422545","date":"2012-08-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-25","scope":"DEMOLITION OF EXISTING 1 STORY SHED."},{"number":"424446","date":"2012-08-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-01-03","scope":"INTERIOR DEMOLITION OF INTERIOR, NON LOAD BEARING, ASSEMBLIES."},{"number":"448502","date":"2013-03-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-01","scope":"FOR INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY CLASSIFICATION WITHIN AN EXISTING THREE (3) STORY RESIDENTIAL BUILDING TO INCLUDE INSTALLATION OF NEW STAIRS WITHIN EXISTING STRUCTURAL OPENINGS, INSTALLATION OF WINDOW UNITS WITHIN EXISTING EXTERIOR OPENINGS, CONSTRUCTION FIRE-RESISTANCE RATED FLOOR/CEILING & WALL ASSEMBLIES @ BSMT STORAGE AREA, & INTERIOR PARTITIONS FOR KITCHEN, BEDROOM, & BATHROOM SPACES; BUILDING TO BE FULLY SPRINKLERED."},{"number":"464623","date":"2013-04-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-14","scope":"INSTALL 3 HVAC UNITS WITH DUCTWORK(3 FAMILY)"},{"number":"465247","date":"2013-04-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-14","scope":"INSTALLATION OF (6)BATHTUBS, (6)TOILETS, (6)SINKS, (3)KITCHEN SINKS AN (3) LAUNDRY SINKS"},{"number":"473130","date":"2013-06-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-01","scope":"NFOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13R, WITH A 2-INCH DIAMETER SERVICE CONNECTION."},{"number":"517996","date":"2015-02-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"(1)FIRE ALARM PANEL, (1)ANNUNCIATOR KEYPAD, (3)AUDIBLE HORN/STROBES, (7)AUDIBLE HORNS, (3)MANUAL PULL STATIONS, (3)COMMON AREA SMOKE DETECTORS, (3)120V COMBINATION SMOKE/CARBON MONOXIDE DETECTOR PER THE APPROVED PLANS, THE 2008 NEC & NFPA 72 (TRIPLEX)"},{"number":"540293","date":"2015-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-05","scope":"REWIRING 3 STORY BLDG, ELECTRICAL SERVICE WILL BE 200A MAIN IN 3-100A SUB PANELS 1 LOCATED IN EACH APT AS PER NEC 2008 (TRIPLEX) ***SEE LOG***"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"5 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"360938","type":"Rental","status":"Inactive","businessName":"CHRISTIAN STREET ASSOC","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2006-03-21","latestIssueDate":"2008-03-11","expirationDate":"2009-02-28","inactiveDate":"2011-04-12"},{"number":"530178","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CHRISTIAN STREET ASSOC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2011-04-12","latestIssueDate":"2016-03-03","expirationDate":"2017-02-28","inactiveDate":null},{"number":"745697","type":"Rental","status":"Inactive","businessName":"CHRISTIAN STREET ASSOC L P","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-07-15","latestIssueDate":"2024-09-26","expirationDate":"2025-07-14","inactiveDate":"2025-09-12"}],"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","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $635,300 to $813,600","no permit shown in 2022-2024"],"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":"The record identifies more than one dwelling/use.","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":"17 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 14, 2026; Sprinkler Certification: Certified through Mar 7, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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, 6 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 24, 2021.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #530178: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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"}]}