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STRUCTURE WITH VACANT COMMERCIAL SPACE (SEPARATE USE REGISTRATION PERMIT AND CO REQ'D PRIOR TO OCCUPANCY) AT THE FIRST FLOOR, AS PER PLANS APPROVED UNDER NEW CONSTRUCTION PERMIT AP#987155; NO WORK ON THIS PERMIT; TO BE FULLY SPRINKLERED AS PER NFPA 13, W/STANDPIPES TO BE INSTALLED WITHIN EXIT STAIRWAYS AS PER NFPA 14; FIRST FLOOR FULLY SEPARATED FROM BUILDING ABOVE AS PER SECTION 509.2 OF THE 2009 IBC."},{"number":"1009120","date":"2019-09-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-30","scope":"PROVIDE TEMP LIGHTING AND OUTLETS FOR CONSTRUCTION SITE AS PER 2014 NEC"},{"number":"1053352-RI","date":"2020-02-27","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-05-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY, WITH A UL LISTED PENTAIR AURORA 3-383-7C FIRE PUMP IN ACCORDANCE WITH NFPA 20 AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1053352","date":"2020-06-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-05-26","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY, WITH A UL LISTED PENTAIR AURORA 3-383-7C FIRE PUMP IN ACCORDANCE WITH NFPA 20 AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2020-006384","date":"2020-08-26","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-23","scope":"Rough-In Permit for EP-2020-001572 Install 1200 Amp 3 phase service. wiring for elevator, power and lighting for all apartments, common areas and retail spaces. Low voltage fire alarm system, intercom and cameras. All work per NEC, NFPA and city of Philadelphia required codes."},{"number":"PP-2020-006257","date":"2020-09-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-26","scope":"Rough plumbing throughout. New fixtures throughout. 6 house drains, 6 house traps, fresh air inlets, (2) 2\" water services"},{"number":"MP-2020-004028","date":"2020-10-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-26","scope":"INSTALLATION OF A NEW MECHANICAL SYSTEM FOR AN EXISTING MIXED-USE STRUCTURE TO INCLUDE A NEW HVAC SYSTEM,AIR HANDLERS, EXHAUST FAN, REGISTERS AND DIFFUSERS AND ALL ASSOCIATED DUCTWORK AS PER APPROVED PLANS.APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ANY OTHER ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"EP-2020-001572","date":"2020-11-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-28","scope":"Install 1200 Amp 3 phase service. wiring for elevator, power and lighting for all apartments, common areas and retail spaces. Low voltage fire alarm w/ low frequency sound in all sleeping areas(living rms & bedrooms)system, intercom and cameras. All work per NEC, NFPA and city of Philadelphia required codes."},{"number":"ZP-2020-007290","date":"2021-01-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-05-03","scope":"FOR THE CREATION OF TENANT SPACE A. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2020-006547","date":"2021-01-22","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NON-ILLUMINATED AWNING SIGN (COPY ON THE FRONT ONLY) (SIZE AND LOCATION AS SHOWN ON PLANS) **AMENDED TO REDUCE SIZE OF AWNING TO 5'-0\" x 2'-7.75\"**"},{"number":"ZP-2021-000749","date":"2021-02-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"GP-2020-007565","date":"2021-02-05","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-08-02","scope":"FOR THE INSTALLATION OF A NON-ILLUMINATED AWNING SIGN (COPY ON THE FRONT ONLY). SIZE AND LOCATION AS SHOWN ON PLANS). AMENDMENT ISSUED ON 7/21/2021 TO REFLECT THE CHANGES MADE TO THE LOCATION AND METHOD OF AWNING."},{"number":"CP-2020-004967","date":"2021-02-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-03","scope":"LEVEL II ALTERATIONS TO CREATE A WALK UP EXTERIOR ATM ON THE GROUND FLOOR OF A NEW CONSTRUCTION BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"CP-2021-000188","date":"2021-02-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-23","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A RESTAURANT IN GROUND FLOOR TENANT SPACE 01 OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"FP-2021-000450","date":"2021-02-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-23","scope":"Relocate 24 heads to new ceiling layout and floor plan."},{"number":"EP-2021-001372","date":"2021-02-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-23","scope":"Basic (2) light fixtures, (2) receptacle & (1) switch for an ATM room as per 2017 nec"},{"number":"PP-2021-003677","date":"2021-03-04","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-23","scope":"Rough permit for application PP-2021-003405"},{"number":"EP-2021-001634","date":"2021-03-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-19","scope":"Install electric panels, lights, receptacles, and HVAC power as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2021-001479","date":"2021-03-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"PP-2021-003405","date":"2021-03-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-23","scope":"Installation of water & drain piping for (1) hot water heater, 1 mop sink, (2) lav sinks, (2) toilets, (4) hand sinks , (1) prep sink, (1) 3 compartment sink with grease trap. All work per plans. ACCORDING TO THE 2018 PPC"},{"number":"ZP-2021-001046","date":"2021-03-29","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-04-12","scope":"FOR THE ERECTION OF A STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN."},{"number":"CP-2021-005728","date":"2021-10-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-26","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING RESTAURANT TO EXTEND DINING AREA ON THE GROUND FLOOR LEVEL. ALTERATIONS TO INCUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. TENANT SPACE IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2021-006185","date":"2021-10-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-26","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-005728. FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCE WITH ASSOCIATED DUCTOWORK. ALL WORK TO BE DONE PER MANUFACTURER'S SPECIFICATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2021-003022","date":"2021-10-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-26","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (11) Sprinkler Heads (CP-2021-005728)"},{"number":"EP-2021-011606","date":"2021-11-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-24","scope":"Install 3 H/S for extension of insomnia cookies as shown in APPROVED DRAWINGS. 2018 PHILA FIRE CODE,2016 NFPA -72,2017 NEC."},{"number":"PP-2021-020867","date":"2021-11-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-08","scope":"install four new fixtures. floor drain, hot water heater, kitchen sink, lav"},{"number":"EP-2021-011732","date":"2021-11-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-24","scope":"Existing 200 amp service and panel; 5 new 2x2lts; 24 new recessed lights; 8 new pendant lights; new switch bank; occupancy sensors; lighting controls and timeclock; 13 new duplex receptacles; 3 new GFI receptacles; new disconnect and junction boxes for connecting new HVAC equipment and walk in freezers ad per 2017 NEC."},{"number":"PP-2021-020267","date":"2021-11-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Ready For Issue","completedDate":null,"scope":"new floor drain, 2 comp sink(kitchen sink), lav and water heater, all new fixtures with new piping \"cast iron and copper\" will tie to existing sanitary with existing floor cleanout."},{"number":"ZP-2021-015691","date":"2021-12-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2021-008545","date":"2022-02-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-16","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE ON THE GROUND FLOOR LEVEL FOR USE AS A SIT DOWN RESTAURANT (BUSINESS OCCUPANCY DUE TO OCCUPANT LOAD <49 OCCUPANTS). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2022-000582","date":"2022-02-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-08","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE (22) SPRINKLER HEADS (CP-2021-008545)"},{"number":"PP-2022-004268","date":"2022-03-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-08","scope":"supply and install drainage and water to toilet lav mop sink triple bowl sink prep sink and hand wash sink"},{"number":"EP-2022-003032","date":"2022-04-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-27","scope":"Install 200 amp, 3 phase service from existing multi-meter stack. Install 3 phase panel. Install power to: Exhaust, Refrigerator, HVAC units, Outlets, all lighting including emergency lights. .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"MP-2022-002562","date":"2022-05-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-16","scope":"FOR THE INSTALLATION OF KITCHEN HOODS, AIR DEVICES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2022-002318","date":"2022-06-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-29","scope":"Installation of fire alarm devices PER APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2022-006164","date":"2022-07-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-08-25","scope":"FOR THE INSTALLATION OF AN INTERNALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2022-006417","date":"2022-08-02","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-08-25","scope":"FOR THE INSTALLATION OF ONE (1) INTERNALLY ILLUMINATED WALL SIGN AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2022-006164 FOR ZONING APPROVAL."},{"number":"GM-2025-007887","date":"2025-08-19","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-03-03","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"},{"y":2024,"k":"viol","w":"9 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."}],"rented":true,"licenses":[{"number":"868212","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Baked Philadelphia PA Operators IX, LLC (Insomnia Cookies )","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-05-12","latestIssueDate":"2026-04-17","expirationDate":"2027-05-11","inactiveDate":null},{"number":"885888","type":"Rental","status":"Active","businessName":"9th & Wharton LP","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":21,"issuedDate":"2022-01-20","latestIssueDate":"2025-12-18","expirationDate":"2027-01-19","inactiveDate":null},{"number":"902544","type":"Food Preparing and Serving","status":"Active","businessName":"JB125 LLC (DoughHead Pizza)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-08-07","latestIssueDate":"2026-07-09","expirationDate":"2027-08-06","inactiveDate":null},{"number":"902543","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"JB125 LLC (DoughHead Pizza)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-08-07","latestIssueDate":"2025-08-04","expirationDate":"2026-08-06","inactiveDate":null}],"units":21,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39306: In Process · Complete.","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-2021-020267 (Ready For Issue), GM-2025-007887 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 29, 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-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 (210 YORKTOWN PLAZA, ELKINS PARK PA, 19027).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Aug 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"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.","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"}]}