{"asOf":"2026-07-11T12:09:09.324Z","block":"800-899 S 47TH ST","blockUrl":"https://blockreport.homes/block/800-899-s-47th-st","address":"814 S 47TH ST","parcelNumber":"871213050","source":"https://property.phila.gov/?p=871213050","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 3 STY MASON","useLabel":"Mixed-use","owner":"LAI PARTNERS LLC","coOwner":null,"marketValue":225100,"livableArea":2370,"yearBuilt":1915,"lastSale":{"price":1,"date":"2020-06-20T04:00:00Z"},"openViolations":9,"violations":[{"number":"VI-2024-016979","date":"2024-03-15","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016980","date":"2024-03-15","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016981","date":"2024-03-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016982","date":"2024-03-15","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016983","date":"2024-03-15","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016984","date":"2024-03-15","code":"F-607.3.3.3.1","title":"COMMERCIAL KITCHEN HOOD TAGS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016985","date":"2024-03-15","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016986","date":"2024-03-15","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016987","date":"2024-03-15","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-017026","date":"2024-03-14","code":"LO-1","title":"FOOD PREP & SERVE LICENSE (3120)","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-017038","date":"2024-03-14","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-10-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-017041","date":"2024-03-14","code":"F-607.3.3.3.1","title":"COMMERCIAL KITCHEN HOOD TAGS\n","status":"CLOSED","resolutionDate":"2024-05-14","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-017043","date":"2024-03-14","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"CLOSED","resolutionDate":"2024-05-14","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-017047","date":"2024-03-14","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-017034","date":"2024-03-14","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2024-04-22","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-017030","date":"2024-03-14","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2025-10-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-017037","date":"2024-03-14","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-017031","date":"2024-03-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2024-05-14","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"CF-2024-020766","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-15","completedDate":"2024-04-03","violations":[{"number":"VI-2024-016979","date":"2024-03-15","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016980","date":"2024-03-15","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016981","date":"2024-03-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016982","date":"2024-03-15","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016983","date":"2024-03-15","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016984","date":"2024-03-15","code":"F-607.3.3.3.1","title":"COMMERCIAL KITCHEN HOOD TAGS\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016985","date":"2024-03-15","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016986","date":"2024-03-15","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-016987","date":"2024-03-15","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"CLOSED","resolutionDate":"2024-03-15","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2024-020835","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2024-03-15","completedDate":null,"violations":[{"number":"VI-2024-017026","date":"2024-03-14","code":"LO-1","title":"FOOD PREP & SERVE LICENSE (3120)","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-017038","date":"2024-03-14","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-10-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-017041","date":"2024-03-14","code":"F-607.3.3.3.1","title":"COMMERCIAL KITCHEN HOOD TAGS\n","status":"CLOSED","resolutionDate":"2024-05-14","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-017043","date":"2024-03-14","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"CLOSED","resolutionDate":"2024-05-14","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-017047","date":"2024-03-14","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-017034","date":"2024-03-14","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2024-04-22","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-017030","date":"2024-03-14","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2025-10-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-017037","date":"2024-03-14","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-017031","date":"2024-03-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2024-05-14","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2024,"n":18,"worst":null}],"investigations":[{"caseNumber":"CF-2024-020766","date":"2024-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020835","date":"2024-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020766","date":"2024-04-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-020835","date":"2024-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020835","date":"2025-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020835","date":"2025-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020835","date":"2025-10-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948230416093736,"lng":-75.21698488552288,"geom":{"type":"Polygon","coordinates":[[[-75.216914998,39.948313205],[-75.216874651,39.948279276],[-75.217054689,39.948148116],[-75.217095948,39.948182765],[-75.216914998,39.948313205]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-016061","type":"Fire Alarm Certification","inspectionDate":"2024-05-30","result":"Certified","expirationDate":"2025-05-30","buildingId":"1507652"},{"number":"BC-2025-015233","type":"Fire Alarm Certification","inspectionDate":"2025-05-29","result":"Certified","expirationDate":"2026-05-29","buildingId":"1507652"},{"number":"BC-2026-013734","type":"Fire Alarm Certification","inspectionDate":"2026-05-12","result":"Certified","expirationDate":"2027-05-12","buildingId":"1507652"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":1120,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"814 S 47TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":237000,"taxable":237000},{"y":2017,"v":237000,"taxable":237000},{"y":2018,"v":196100,"taxable":196100},{"y":2019,"v":201900,"taxable":201900},{"y":2020,"v":203900,"taxable":203900},{"y":2021,"v":203900,"taxable":203900},{"y":2022,"v":203900,"taxable":203900},{"y":2023,"v":218400,"taxable":218400},{"y":2024,"v":218400,"taxable":218400},{"y":2025,"v":212700,"taxable":212700},{"y":2026,"v":212700,"taxable":212700},{"y":2027,"v":225100,"taxable":225100}],"taxNow":2977,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"36543","date":"2007-01-05","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2007-09-05","scope":"RENOVATE AS PER PLANS FOR RESTAURANT. THE REAR ADDITION AS THE KITCHEN, HANDICAPPED RESTROOM & STAIRWAY INTO BASEMENT"},{"number":"48111","date":"2007-01-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-10-04","scope":"INSTALL ONE COMMERCIAL HOOD."},{"number":"50679","date":"2007-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-09-10","scope":"INSTALL DUPLEX EJECTOR IN BASEMENT FOR TWO FLOOR DRAINS, ROUGHIN WASTE AND WATER LINES FOR 4-FLOOR DRAINS, 1 COMBINATION RAINWATER CONDUCTOR, 2 CATCH BASINS, 1 DIPPER WELL, 1 MOP SINK, 1 ICE MACHINE, 2 HAND SINKS WITH DISPOSALS, 1 LAVATORY ADA, 1 WATER CLOSET ADA, 1 PREP SINK, 1-PRE-RINSE SINK, 1 DISHWASHER, 1-3 COMPARTMENT POT SINKS, 1-2 BURNER WOK, 1 SINK, 1 50LB GREASE TRAP."},{"number":"60023","date":"2007-04-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-11","scope":"INSTALL NEW 400 AMP, 240/120 VOLT, 1 PHASE SVS, REWIRE 1ST FL, INSTALL 29 LTS W/ SWS, INSTALL 15 OUTLETS, GFI & EXHAUST FAN IN BATHROOM. INSTAL 10 LTS W/SWS IN BASEMENT, POWER TO FREEZE AND COOLER. INSTALL POWER TO KITCHEN HOOD AND APPLIANCES. FIRE ALARM BY OTHERS. (WEST DIST)"},{"number":"66887","date":"2007-05-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2007-10-04","scope":"SUPPLY AND INSTALL KITCHEN HOOD FIRE SUPPRESSION SYSTEM"},{"number":"319259","date":"2011-01-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-07","scope":"REPLACE SEWER FROM CURB TO MAIN"},{"number":"1006830","date":"2019-08-30","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-05-05","scope":"WALL SIGN PERMIT - Installation of ONE(1) flat wall AWNING SIGN as per (application#1006830) and attached plans."},{"number":"GM-2024-002044","date":"2024-03-06","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-12-22","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2003,"k":"sale","p":50000},{"y":2007,"k":"permit","w":"Addition"},{"y":2007,"k":"permit","w":"Mechanical"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2007,"k":"permit","w":"Electrical"},{"y":2007,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"viol","w":"18 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"214824","type":"Rental","status":"Inactive","businessName":"TINA LAI (DAVE LAI)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-22","latestIssueDate":"2004-03-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"431297","type":"Food Preparing and Serving","status":"Inactive","businessName":"VIETNAM CAFE INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-12-18","latestIssueDate":"2009-06-10","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"822426","type":"Food Preparing and Serving","status":"Inactive","businessName":"HAYASHI SUSHI & POKE LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-08-29","latestIssueDate":"2022-08-01","expirationDate":"2023-08-28","inactiveDate":"2023-10-27"},{"number":"823209","type":"Dumpster License - Private Property","status":"Active","businessName":"HAYASHI SUSHI & POKE LLC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2019-09-09","latestIssueDate":"2019-09-09","expirationDate":null,"inactiveDate":null},{"number":"951331","type":"Food Preparing and Serving","status":"Active","businessName":"Hayashi Sushi & Poke 888 LLC (Hayashi Sushi & Poke)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-05-13","latestIssueDate":"2026-04-01","expirationDate":"2027-05-12","inactiveDate":null}],"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":["9 open L&I violations","failed L&I inspection activity in 2024, 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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2024-002044 (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":"violations","level":"attention","title":"9 open L&I violations","finding":"18 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 28, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #431297: Inactive since Dec 22, 2012; Food Preparing and Serving #822426: Inactive since Oct 27, 2023","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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 12, 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"}]}