{"asOf":"2026-07-10T23:08:30.136Z","block":"5100-5199 WAYNE AVE","blockUrl":"https://blockreport.homes/block/5100-5199-wayne-ave","address":"5139 WAYNE AVE","parcelNumber":"881000999","source":"https://property.phila.gov/?p=881000999","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"DET 3 STY MASONRY+OTHER","useLabel":"Apartments","owner":"OB INVESTMENT GROUP LLC","coOwner":null,"marketValue":6024800,"livableArea":34020,"yearBuilt":2025,"lastSale":{"price":1050000,"date":"2024-12-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-012923","date":"2020-06-24","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2020-08-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-012922","date":"2020-06-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-08-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-027632","date":"2020-08-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-06-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-036259","date":"2021-06-07","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-07-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038968","date":"2021-06-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-06-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-038967","date":"2021-06-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-06-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-074205","date":"2022-09-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-090216","date":"2022-12-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-12-02","resolution":"SVN ISSUED"},{"number":"VI-2023-021965","date":"2023-04-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-05-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-044674","date":"2023-06-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-044673","date":"2023-06-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-062671","date":"2023-08-22","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-10-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-050197","date":"2024-06-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-07-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-030281","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-24","completedDate":"2020-08-13","violations":[{"number":"VI-2020-012923","date":"2020-06-24","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2020-08-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-012922","date":"2020-06-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-08-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-050352","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-13","completedDate":"2021-06-07","violations":[{"number":"VI-2020-027632","date":"2020-08-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-06-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2021-049575","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-09","completedDate":"2021-07-23","violations":[{"number":"VI-2021-036259","date":"2021-06-07","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-07-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-053645","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-17","completedDate":"2021-06-22","violations":[{"number":"VI-2021-038968","date":"2021-06-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-06-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-038967","date":"2021-06-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-06-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-100860","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-29","completedDate":"2022-12-14","violations":[{"number":"VI-2022-074205","date":"2022-09-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-119954","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-02","completedDate":"2023-04-19","violations":[{"number":"VI-2022-090216","date":"2022-12-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-12-02","resolution":"SVN ISSUED"}]},{"number":"CF-2023-028861","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-10","completedDate":"2023-05-09","violations":[{"number":"VI-2023-021965","date":"2023-04-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-05-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-059759","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-26","completedDate":"2023-08-08","violations":[{"number":"VI-2023-044674","date":"2023-06-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-044673","date":"2023-06-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-085234","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-22","completedDate":"2023-10-18","violations":[{"number":"VI-2023-062671","date":"2023-08-22","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-10-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-063427","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-17","completedDate":"2024-07-12","violations":[{"number":"VI-2024-050197","date":"2024-06-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-07-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-030281","date":"2020-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-030281","date":"2020-07-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-030281","date":"2020-08-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-050352","date":"2020-08-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-050352","date":"2021-06-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-049575","date":"2021-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053645","date":"2021-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053645","date":"2021-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-049575","date":"2021-07-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-100860","date":"2022-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-119954","date":"2022-12-02","type":null,"status":null},{"caseNumber":"CF-2022-100860","date":"2022-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-028861","date":"2023-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-028861","date":"2023-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-028861","date":"2023-05-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-059759","date":"2023-06-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-059759","date":"2023-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-059759","date":"2023-08-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-085234","date":"2023-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085234","date":"2023-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063427","date":"2024-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063427","date":"2024-07-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":3,"passes":1},{"y":2021,"fails":2,"passes":3},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":6,"passes":2},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02718009321391,"lng":-75.17014263458124,"geom":{"type":"Polygon","coordinates":[[[-75.169858143,40.027321264],[-75.170222254,40.026924807],[-75.170427574,40.027036308],[-75.170063991,40.027434924],[-75.169858143,40.027321264]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-001811","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1100342"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":12278,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"8 SHADY PINES DR, WARMINSTER PA, 18974","mailOut":true,"appeals":[{"type":"LIRB-C L&I Permit Issuance","grounds":"See attached sheet entitled \"Reason for Appeal\" Appellants are asking for an emergency hearing and stay.","status":"Closed","outcome":"Complete","date":"2022-05-11","number":"HA-2021-002504","relatedPermit":"DP-2020-001572"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-01-30","number":"HA-2023-000501","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":82400,"taxable":82400},{"y":2025,"v":94200,"taxable":94200},{"y":2026,"v":94200,"taxable":94200},{"y":2027,"v":6024800,"taxable":6024800}],"taxNow":1319,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004277","date":"2020-11-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-18","scope":"For complete demolition of existing structure. For the erection of a detached structure with roof deck on the 4th floor level accessed by the doorway on the 4th story, size and location as per approved plan. Amendment#1 to add an elevator with corresponding overrun. Amendment#2 for removal of fourth floor roof deck, removal of ground floor recess, and addition of proposed privacy fences at side yards. And minor revisions to building footprint at courts size."},{"number":"PP-2021-004446","date":"2021-03-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-08","scope":"SEAL LATERAL"},{"number":"CP-2020-006263","date":"2021-06-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-18","scope":"FOR THE ERECTION OF A FOUR (4) STORY DETACHED STRUCTURE WITH GREEN ROOF AS PER APPROVED PLANS. FOR USE AS FORTY EIGHT (48) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** AMENDMENT 11/27/23 FOR PARTITION LAYOUT CHANGES, ELEVATOR SHAFT, STRUCTURAL CHANGES AND OTHER MINOR MODIFICATION AS PER APPROVED PLANS. AMENDMENT 4/15/25 TO CHANGE SPECIAL INSPECTION AGENCY AND DPRC, REMOVE 4TH FLOOR DECK, MODIFY LAYOUT, STRUCTURAL CHANGES, EXTERIOR WALL OPENING CHANGES."},{"number":"PP-2025-001189","date":"2025-02-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-07","scope":"install 2\" domestic water service, 6\" sanitary curb trap, 6\" house drain, 4\" vent, 8\" storm curb trap, 6\" vent, 8\" house drain"},{"number":"EP-2025-002771","date":"2025-03-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-26","scope":"Install 200a, 1ph, 120/240v JOB SITE TEMP POWER- Install GFCI & LIGHTS"},{"number":"PP-2025-002664","date":"2025-03-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-11","scope":"NEW CONSTRUCTION OF 4 STORY 48 DWELLING BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 347 FIXTURES. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"EP-2025-001848","date":"2025-03-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-04","scope":"Install 1600a, 3ph, 120/208v main service. Install 48 gang meter module with 400a, 3ph service for house. Install all wiring throughout 48 apartments and common area, Install addressable fire alarm system throughout, Install cable tv wiring. Install Rescue Assistance System(RATH SYSTEM). ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2025-001307","date":"2025-05-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-11","scope":"FOR THE INSTALLATION OF NEW HVAC EQUIPMENT TO INCLUDE DUCTLESS APPLIANCES AND BATHROOM / CLOTHES DRYER EXHAUSTS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2020-006263 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2025-001360","date":"2025-07-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-07","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH SIX (6) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"land","p":1050000},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0998861","type":"Rental","status":"Active","businessName":"OB Investment Group LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2026-02-04","latestIssueDate":"2026-02-04","expirationDate":"2027-02-03","inactiveDate":null}],"units":9,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 6296% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $94,200 to $6,024,800","no permit shown in 2026-2028"],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2021-004446 (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":"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 (8 SHADY PINES DR, WARMINSTER PA, 18974).","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":"14 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 12, 2024.","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":"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 13 historical violations across 10 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":"Emergency and Standby Power Systems Certification: Certified through Jan 16, 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.","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"}]}