{"asOf":"2026-07-10T05:21:49.512Z","block":"4900-4999 BALTIMORE AVE","blockUrl":"https://blockreport.homes/block/4900-4999-baltimore-ave","address":"4912 BALTIMORE AVE","parcelNumber":"881704412","source":"https://property.phila.gov/?p=881704412","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"4912 BALTIMORE AVENUE LP","coOwner":null,"marketValue":982600,"livableArea":7370,"yearBuilt":2017,"lastSale":{"price":1,"date":"2016-05-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1776886","date":"2007-10-18","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null},{"number":"1857264","date":"2010-09-13","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"1857263","date":"2010-09-13","title":null,"status":"COMPEXCP","resolutionDate":null},{"number":"1857297","date":"2010-10-20","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"2277574","date":"2011-08-26","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"2277575","date":"2011-08-26","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"2277576","date":"2011-09-30","title":"FA-REQ¿D EXIST GROUP SPEC A","status":"COMPLIED","resolutionDate":null},{"number":"2679139","date":"2012-12-26","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null},{"number":"2679140","date":"2012-12-26","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null},{"number":"2679141","date":"2012-12-26","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null},{"number":"2679138","date":"2012-12-26","title":"ARCHITECT/ENGINEER SERVICES","status":"DEMOLISH","resolutionDate":null}],"violationCases":[{"number":"132162","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-10-24","completedDate":"2010-10-20","violations":[{"number":"1776886","date":"2007-10-18","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null},{"number":"1857264","date":"2010-09-13","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"1857263","date":"2010-09-13","title":null,"status":"COMPEXCP","resolutionDate":null}]},{"number":"255627","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-10-20","completedDate":"2011-02-01","violations":[{"number":"1857297","date":"2010-10-20","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null}]},{"number":"294279","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-08-29","completedDate":"2012-01-31","violations":[{"number":"2277574","date":"2011-08-26","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"2277575","date":"2011-08-26","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"2277576","date":"2011-09-30","title":"FA-REQ¿D EXIST GROUP SPEC A","status":"COMPLIED","resolutionDate":null}]},{"number":"363956","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2012-12-26","completedDate":"2015-05-16","violations":[{"number":"2679139","date":"2012-12-26","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null},{"number":"2679140","date":"2012-12-26","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null},{"number":"2679141","date":"2012-12-26","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null},{"number":"2679138","date":"2012-12-26","title":"ARCHITECT/ENGINEER SERVICES","status":"DEMOLISH","resolutionDate":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2012,"n":4,"worst":null}],"investigations":[{"caseNumber":"132162","date":"2007-10-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"132162","date":"2010-10-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"255627","date":"2010-10-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"255627","date":"2011-01-31","type":"BC INSP","status":"PASSED"},{"caseNumber":"294279","date":"2011-08-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"294279","date":"2011-09-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"294279","date":"2011-11-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"294279","date":"2011-11-10","type":"CI INSP","status":"CLOSED"},{"caseNumber":"294279","date":"2012-01-30","type":"PRECOURT","status":"PASSED"},{"caseNumber":"363956","date":"2012-12-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"363956","date":"2012-12-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"363956","date":"2012-12-29","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"363956","date":"2013-01-14","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"363956","date":"2013-01-14","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"363956","date":"2013-02-06","type":"CSUFINAL","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":2},{"y":2011,"fails":3,"passes":1},{"y":2012,"fails":1,"passes":3},{"y":2013,"fails":0,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94784716515716,"lng":-75.22184686221847,"geom":{"type":"Polygon","coordinates":[[[-75.221826784,39.947987799],[-75.221778591,39.947715804],[-75.22186694,39.947706531],[-75.221915133,39.947978527],[-75.221826784,39.947987799]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-005328","type":"Sprinkler Certification","inspectionDate":"2023-10-30","result":"Certified","expirationDate":"2024-10-30","buildingId":"3000006"},{"number":"BC-2024-017902","type":"Fire Alarm Certification","inspectionDate":"2024-04-29","result":"Certified","expirationDate":"2025-04-29","buildingId":"3000006"},{"number":"BC-2024-027487","type":"Sprinkler Certification","inspectionDate":"2024-10-01","result":"Certified","expirationDate":"2025-10-01","buildingId":"3000006"},{"number":"BC-2025-013071","type":"Fire Alarm Certification","inspectionDate":"2025-05-06","result":"Certified","expirationDate":"2026-05-06","buildingId":"3000006"},{"number":"BC-2026-015378","type":"Fire Alarm Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"3000006"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":2500,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4811 TRINITY PLACE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR LIVE MUSIC AND MUSIC SOUND SYSTEM IN TAP ROOM ON FIRST AND SECOND FLOOR AND ONE SINGLE FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2008-10-23","number":"6666","relatedPermit":"168694"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38' HIGH); PILOT HOUSE ACCESSED TO A ROOF DECK ( ENCLOSE STAIRS AND LANDING ONLY NOT TO EXCEED 90 SF)  FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT AND MULTI-FAMILY HOUSEHOLD LIVI","status":"CLOSED","outcome":"Granted","date":"2016-10-19","number":"28280","relatedPermit":"703916"},{"type":"Building standards appeal","grounds":"ON 4/5/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #756407.","status":"OPEN","outcome":"APPROVED","date":"2017-05-23","number":"30451","relatedPermit":"756407"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A TATTOO PARLOR (BODY ART SERVICE) ON 1ST FLOOR WITH FIVE (5) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2019-02-13","number":"35636","relatedPermit":"918417"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37500,"taxable":37500},{"y":2017,"v":37500,"taxable":37500},{"y":2018,"v":64300,"taxable":64300},{"y":2020,"v":1080000,"taxable":108000},{"y":2021,"v":1080000,"taxable":108000},{"y":2022,"v":1080000,"taxable":108000},{"y":2023,"v":1018500,"taxable":101850},{"y":2024,"v":1018500,"taxable":101850},{"y":2025,"v":1181500,"taxable":118150},{"y":2026,"v":1181500,"taxable":118150},{"y":2027,"v":982600,"taxable":98200}],"taxNow":1654,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"168694","date":"2008-10-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-10-28","scope":"REQUEST FOR LIVE MUSIC & MUSIC SOUND SYSTEM IN TAP ROOM 1ST & 2ND FLR; ALL OTHER USES TO REMAIN THE SAME"},{"number":"519894","date":"2014-02-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-02-18","scope":"CHANGE OF USE TO MARKET. PROPERTY IS CURRENTLY A VACANT LOT"},{"number":"703916","date":"2016-11-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-10","scope":"ERECT A THREE (3) STORY, 5 FAMILY DWELLING WITH COMMERCIAL SPACE AT 1ST FLOOR. ROOF DECK WITH PILOT HOUSE TO ENCLOSE STAIRS AND LANDING ONLY AND NOT TO EXCEED 90 SQUARE FEET."},{"number":"768297","date":"2017-04-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 FOR THE FIRST FLOOR COMMERCIAL USE AND NFPA 13R FOR THE RESIDENTIAL USE ABOVE, WITH A TWO-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"756407","date":"2017-06-29","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-08-20","scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE TO BE USED FOR A COMMERCIAL SPACE AND FIVE (5) DWELLING UNITS WITH ROOF DECK AND PILOT HOUSE. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"833589","date":"2018-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"NEW CONSTRUCTION: INTERIOR/EXTERIOR PLUMBING;THREE-STORY STRUCTURE TO BE USED FOR A COMMERCIAL SPACE AND FIVE (5) DWELLING UNITS WITH ROOF DECK;SANITARY BRANCHES SHALL BE PROVIDED WITH A VENT IN ACCORDANCE WITH P1105 ET SEQ PPC;VENT TERMINALS SHALL BE PROVIDED 7 FEET ABOVE THE ROOF SURFACE IN ACCORDANCE WITH SECTION P1103.4.1PPC;THE SECONDARY ROOF DRAIN POINT OF DISCHARGE MUST DISCHARGE ABOVE GRADE AT A CONSPICUOUS POINT. 1107 OF THE 2009 INTERNATIONAL PLUMBING CODE;5 KITCHEN SINKS 5 DISHWASHERS 8 TOILETS 8 VANITY 7 BATH TUBS 5 WASHERS 1 SHOWER-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"869708","date":"2018-04-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"INSTALL (6) HEAT PUMPS WITH DUCTWORK. (MIXED-USE)"},{"number":"886581","date":"2018-07-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"AMEND BUILDING PERMIT #756407 TO MAKE REVISIONS TO THE BASEMENT AND THE 1ST FLOOR LAYOUT AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"869488","date":"2018-07-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-17","scope":"INSTALL 600AMP SERVICE WITH GROUNDING,WIRE WITH RECEPTS, SWITCHES, LIGHTS, FIXTURES, SMOKES, INTERCOM, PHONE & CABLE AS PER 2008 NEC (WEST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE AS PER NFPA72"},{"number":"895934","date":"2018-07-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"INSTALL NEW 2\" RPZ BACKFLOW"},{"number":"915275","date":"2018-10-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-02","scope":"USE CHANGE OF THE BASEMENT- FIRST FLOOR FROM VACANT TO COMMERCIAL UNIT TO PEROFESSIONAL OFFICE."},{"number":"915718","date":"2018-11-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"NEW CONSTRUCTION FIT-OUT OF SHELL COMMERCIAL SPACE ON THE FIRST FLOOR AND BASEMENT OF A NEW BUILDING (SEE NEW CONSTRUCTION PERMIT NO. 756407) AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"936589","date":"2018-12-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","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."},{"number":"936541","date":"2019-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"WIRING & INSTALLING 2 SWITCHES, 1 FAN, 1 GFI AND 6 VOLT EMERGENCY LIGHT SWITCH IN NEW BATH ROOM IN EXISTING COMMERCIAL SPACE AS PER 2008 NEC (WEST DIST)"},{"number":"918417","date":"2019-03-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-03-28","scope":"PER ZBA PROVISO - FIVE (5) YEAR TEMPORARY VARIANCE TO EXPIRE JANUARY 01, 2024 FOR A TATTOO PARLOR ON 1ST FLOOR WITH EXISTING FIVE (5) FAMILY DWELLING (MULTI-FAMILY DWELLING) AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"permit","w":"Use"}],"rented":true,"licenses":[{"number":"239595","type":"Rental","status":"Inactive","businessName":"LEROY HERRINGTON (C/O YOLANDA HOWELL)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-06-05","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"208637","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"LEROYS SHOWCASE LOUNGE INC","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-08-13","latestIssueDate":"2010-05-10","expirationDate":"2011-04-30","inactiveDate":"2010-07-06"},{"number":"507704","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ALLEN III ALGERNON","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2010-07-06","latestIssueDate":"2012-04-30","expirationDate":"2013-01-31","inactiveDate":null},{"number":"820201","type":"Rental","status":"Active","businessName":"4912 Baltimore Avenue, LP","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2019-08-06","latestIssueDate":"2025-07-29","expirationDate":"2026-08-05","inactiveDate":null}],"units":5,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #6666: CLOSED · Granted with conditions; related permit 168694. Use permit #168694: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 1, 2025; Fire Alarm Certification: Certified through Apr 30, 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 9 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 6, 2013.","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 (30+ SEATS) #208637: Inactive since Jul 6, 2010; Food Preparing and Serving (30+ SEATS) #507704: Inactive","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":"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 multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 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/"}],"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"}]}