{"asOf":"2026-07-10T07:59:04.303Z","block":"100-199 S 11TH ST","blockUrl":"https://blockreport.homes/block/100-199-s-11th-st","address":"138 S 11TH ST","parcelNumber":"871010000","source":"https://property.phila.gov/?p=871010000","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 4 STY MASONRY","useLabel":"Apartment building","owner":"138 SOUTH 11TH STREET INV","coOwner":null,"marketValue":887400,"livableArea":3480,"yearBuilt":1900,"lastSale":{"price":700000,"date":"2006-08-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"1702936","date":"2010-04-28","title":"PERME- INSTALL SMKE DETECT","status":"COMPLIED","resolutionDate":null},{"number":"2105689","date":"2011-04-01","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null},{"number":"3032747","date":"2013-12-04","title":"FIRE EXTING-INSTALL TYPE K","status":"COMPLIED","resolutionDate":null},{"number":"3032750","date":"2013-12-04","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"3032749","date":"2013-12-04","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null},{"number":"3032748","date":"2013-12-04","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"3032746","date":"2013-12-04","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null},{"number":"3032745","date":"2013-12-04","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"3184741","date":"2014-04-14","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null},{"number":"3184740","date":"2014-04-14","title":"PERMB- PROJECTING SIGN","status":"COMPLIED","resolutionDate":null},{"number":"3184743","date":"2014-04-14","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"3184742","date":"2014-04-14","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"233015","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-04-28","completedDate":"2010-06-07","violations":[{"number":"1702936","date":"2010-04-28","title":"PERME- INSTALL SMKE DETECT","status":"COMPLIED","resolutionDate":null}]},{"number":"271322","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2011-04-01","completedDate":"2011-11-22","violations":[{"number":"2105689","date":"2011-04-01","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null}]},{"number":"413695","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-12-11","completedDate":"2014-01-21","violations":[{"number":"3032747","date":"2013-12-04","title":"FIRE EXTING-INSTALL TYPE K","status":"COMPLIED","resolutionDate":null},{"number":"3032750","date":"2013-12-04","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"3032749","date":"2013-12-04","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null},{"number":"3032748","date":"2013-12-04","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"3032746","date":"2013-12-04","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null},{"number":"3032745","date":"2013-12-04","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null}]},{"number":"426611","type":"STANDARD","priority":"STANDARD","responsibility":"DCC","status":"CLOSED","createdDate":"2014-04-15","completedDate":null,"violations":[{"number":"3184741","date":"2014-04-14","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null},{"number":"3184740","date":"2014-04-14","title":"PERMB- PROJECTING SIGN","status":"COMPLIED","resolutionDate":null},{"number":"3184743","date":"2014-04-14","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"3184742","date":"2014-04-14","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2013,"n":6,"worst":null},{"y":2014,"n":4,"worst":null}],"investigations":[{"caseNumber":"42872","date":"2005-07-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"42875","date":"2005-07-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"233015","date":"2010-04-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"233015","date":"2010-06-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"233015","date":"2010-06-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"271322","date":"2011-04-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"271322","date":"2011-05-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"271322","date":"2011-06-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"271322","date":"2011-06-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"271322","date":"2011-11-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"413695","date":"2013-12-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"413695","date":"2014-01-17","type":"CI INSP","status":"PASSED"},{"caseNumber":"426611","date":"2014-04-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"426611","date":"2014-05-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"426611","date":"2014-09-23","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":1},{"y":2011,"fails":3,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949005934732206,"lng":-75.1591001779833,"geom":{"type":"Polygon","coordinates":[[[-75.158993665,39.949013378],[-75.159002685,39.948972094],[-75.159206691,39.948998492],[-75.159197671,39.949039775],[-75.158993665,39.949013378]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-016217","type":"Special Hazards Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1404809"},{"number":"BC-2026-018053","type":"Special Hazards Certification","inspectionDate":"2026-06-23","result":"Certified","expirationDate":"2027-06-23","buildingId":"1404809"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":885,"zoning":"CMX5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"140 S 11TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT (DELI, WITH A GARBAGE DISPOSAL SYSTEM AND A TRASH STORAGE AREA WITHIN THE BUILDING) WITH ACCESSORY PREPARING AND SERVING OF HOT AND COLD FOODS AND THE RETAIL SALE OF PRE-PACKAGED FOODS AND GROCERIES (NO SALE","status":"CLOSED","outcome":"Granted with conditions","date":"2010-05-12","number":"11256","relatedPermit":"263083"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":581900,"taxable":581900},{"y":2017,"v":581900,"taxable":581900},{"y":2018,"v":646600,"taxable":646600},{"y":2019,"v":650000,"taxable":650000},{"y":2020,"v":656500,"taxable":656500},{"y":2021,"v":656500,"taxable":656500},{"y":2022,"v":656500,"taxable":656500},{"y":2023,"v":738800,"taxable":738800},{"y":2024,"v":738800,"taxable":738800},{"y":2025,"v":859500,"taxable":859500},{"y":2026,"v":859500,"taxable":859500},{"y":2027,"v":887400,"taxable":887400}],"taxNow":12031,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"199229","date":"2009-02-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-11-18","scope":"INTERIOR DEMOLITION OF SECOND FLOOR APARTMENT. NON LOAD MEMBERS ONLY. NO WORK TO STAIRS, OR OTHER RATED ASSEMBLIES ALLOWED UNDER THIS PERMIT."},{"number":"208343","date":"2009-04-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-18","scope":"STUCCO BRICK FRONT"},{"number":"213237","date":"2009-06-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-09-02","scope":"REBUILD STORE FRONT AS PER PLANS AND CONSTRUCT NEW STAIR. SEPARATE USE REGISTRATION AND BUILDING PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"248134","date":"2009-12-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-09-02","scope":"STUD ALL WALLS, SHEETROCK, NEW HARDWOOD FLOORING AND INSTALL NEW FRONT DOOR."},{"number":"261820","date":"2010-02-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-09-02","scope":"INSTALL WATER CLOSET, LAVATORY, BATHTUB, KITCHEN SINK AND LAUNDRY SINK"},{"number":"263032","date":"2010-03-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-06-04","scope":"FIT OUT OF 2ND FLOOR APT AND INSTALL NEW 125 AMP PANEL AS PER 2005 NEC (CC DISTRICT)"},{"number":"263083","date":"2010-05-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-06","scope":"USE FOR TAKE OUT DELI WITH PREP AND SERVE OF HOT AND COLD FOOD. NO SALE OF ALCOHOL"},{"number":"275302","date":"2010-05-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-02","scope":"NEW HEAT PUMP WITH DUCTWORK FOR SFD."},{"number":"273291","date":"2010-06-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-03","scope":"INSTALL FIRE ALARM SYSTEM."},{"number":"290000","date":"2010-07-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-11","scope":"5 GFI OUTLETS, 11 DUPLEX OUTLETS, 2 EMERGENCY EXITS, 2 EMERGENCY LIGHTS, 18 LIGHTS, 5 SWITCHES AS PER 2008 NEC"},{"number":"289875","date":"2010-07-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-18","scope":"INSTALL 1 WATER CLOSET, 1 LAVATORY, 3 SINKS, 4 FLOOR DRAINS, 3 INDIRECT DRAIN, 1 GREASE TRAP"},{"number":"288901","date":"2010-09-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-04-18","scope":"FOR THE INTERIOR FIT OUT FOR A TAKE-OUT RESTAURANT (DELI) ON THE FIRST FLOOR OF AN EXISTING STRUCTURE."},{"number":"299902","date":"2010-10-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-18","scope":"INSTALL ONE KITCHEN HOOD, DUCT AND FANS IN RESTAURANT BY A LICENSED CONTRACTOR ONLY. REFER TO B.P. 299905 FOR KITCHEN EXHAUST HOOD FIRE SUPPRESSION SYSTEM."},{"number":"299905","date":"2010-10-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-04-18","scope":"INSTALL FIRE SUPPRESSION SYSTEM FOR ONE KITCHEN EXHAUST HOOD IN RESTAURANT BY A CERTIFIED INSTALLER ONLY. REFER TO B.P. 299902 FOR EXHAUST HOOD."},{"number":"313905","date":"2010-11-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-11-30","scope":"STORE FRONT FLAT WALL SIGNAGE AND AWNINGWITH SIGNAGE ON FRON FACE ONLY . USE FOR FOR A TAKE-OUT RESTAURANT (DELI, WITH A GARBAGE DISPOSAL SYSTEM AND A TRASH STORAGE AREA WITHIN THE BUILDING) WITH PREPARING AND SERVING OF HOT AND COLD FOODS AND THE RETAIL SALE OF PRE-PACKAGED FOODS AND GROCERIES (NO SALE OF ALCOHOLIC BEVERAGES) ON THE FIRST FLOOR WITH AN EXISTING THREE (3) FAMILY DWELLING ON THE 2ND AND 3RD FLOORS."},{"number":"315793","date":"2010-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-13","scope":"BACKFLOW PREVENTOR \"RPZ\" INSTALLED"},{"number":"537295","date":"2014-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-07-25","scope":"FOR THE ERECTION OF ONE CHANNEL LETTER FLAT WALL SIGN"},{"number":"553557","date":"2014-09-18","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-09-24","scope":"FOR THE INSTALLATION OF ONE FLATWALL ILLUMINATED SIGN AS PER PLANS (SEPARATE PERMIT REQUIRED FOR ELECTRICAL WIRING)"},{"number":"1028031","date":"2019-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-13","scope":"SUPPLY AND INSTALL 3/4 RPZ BACKFLOW AS PER 2004 PPC"},{"number":"ZP-2020-010046","date":"2020-12-15","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"PP-2020-016145","date":"2020-12-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-07-06","scope":"SEALING LATERAL PPC 2018"},{"number":"DP-2020-002072","date":"2021-02-12","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2022-02-24","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED FOUR (4) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY BOTH HAND AND MECHANICAL. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"}],"storyTag":"Improved","storyDelta":1.33,"timeline":[{"y":2011,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2013,"k":"viol","w":"6 L&I violations"},{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2014,"k":"permit","w":"Sign"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Full Demolition"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Major Demolition"},{"y":2022,"k":"demo"}],"rented":true,"licenses":[{"number":"214660","type":"Rental","status":"Inactive","businessName":"STANLEY WEISMAN","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-08-15","latestIssueDate":"2004-08-15","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"526413","type":"Food Preparing and Serving","status":"Inactive","businessName":"NY DELI CORP","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-03-01","latestIssueDate":"2011-03-01","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"564488","type":"Rental","status":"Active","businessName":"138 SOUTH 11TH STREET INVESTMENTS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2012-05-16","latestIssueDate":"2026-03-12","expirationDate":"2027-02-28","inactiveDate":null},{"number":"577396","type":"Food Preparing and Serving","status":"Active","businessName":"CHICK-A-LIC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-11-08","latestIssueDate":"2026-04-04","expirationDate":"2027-04-30","inactiveDate":null},{"number":"592910","type":"Dumpster License - Private Property","status":"Active","businessName":"CHICK-A-LIC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-05-08","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #263083: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: PP-2020-016145 (Expired), DP-2020-002072 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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 1900 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":"8 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 23, 2014.","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":"Food Preparing and Serving #526413: 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 12 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Jun 23, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}