{"asOf":"2026-07-11T03:03:22.868Z","block":"6000-6099 E WISTER ST","blockUrl":"https://blockreport.homes/block/6000-6099-e-wister-st","address":"6024 E WISTER ST","parcelNumber":"122314900","source":"https://property.phila.gov/?p=122314900","ownerType":"investor","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW B/GAR 2 STY MASONRY","useLabel":"House","owner":"ILLMATIC VISION PROPERTIES LLC","coOwner":"HOLLAR DAVID","marketValue":121300,"livableArea":1024,"yearBuilt":1925,"lastSale":{"price":66000,"date":"2025-08-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"211962119","date":"2019-04-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-04-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211962120","date":"2019-04-18","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":"2025-04-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211961954","date":"2019-04-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211961953","date":"2019-04-24","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211961952","date":"2019-04-24","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"5302377","date":"2020-01-29","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5302376","date":"2020-01-29","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5302375","date":"2020-01-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-088317","date":"2023-11-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088318","date":"2023-11-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088319","date":"2023-11-09","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088320","date":"2023-11-09","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088321","date":"2023-11-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-016465","date":"2024-03-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-04-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-016466","date":"2024-03-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-04-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"680468","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-04-18","completedDate":"2025-04-25","violations":[{"number":"211962119","date":"2019-04-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-04-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211962120","date":"2019-04-18","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":"2025-04-25","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"681388","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-04-24","completedDate":"2021-04-12","violations":[{"number":"211961954","date":"2019-04-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211961953","date":"2019-04-24","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211961952","date":"2019-04-24","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"722889","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-01-29","completedDate":null,"violations":[{"number":"5302377","date":"2020-01-29","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5302376","date":"2020-01-29","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5302375","date":"2020-01-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-117067","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-09","completedDate":"2024-11-30","violations":[{"number":"VI-2023-088317","date":"2023-11-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088318","date":"2023-11-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088319","date":"2023-11-09","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088320","date":"2023-11-09","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-088321","date":"2023-11-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-020186","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-03-13","completedDate":"2024-04-03","violations":[{"number":"VI-2024-016465","date":"2024-03-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-04-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-016466","date":"2024-03-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-04-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2019,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":3,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"680468","date":"2019-04-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"680468","date":"2019-06-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"680468","date":"2019-08-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"680468","date":"2020-01-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"680468","date":"2020-06-08","type":null,"status":"FAILED"},{"caseNumber":"680468","date":"2020-08-19","type":null,"status":"FAILED"},{"caseNumber":"680468","date":"2020-11-02","type":null,"status":"FAILED"},{"caseNumber":"680468","date":"2021-02-10","type":null,"status":"FAILED"},{"caseNumber":"681388","date":"2021-04-12","type":null,"status":"PASSED"},{"caseNumber":"680468","date":"2021-05-17","type":null,"status":"FAILED"},{"caseNumber":"680468","date":"2021-07-29","type":null,"status":"FAILED"},{"caseNumber":"680468","date":"2022-03-04","type":null,"status":"FAILED"},{"caseNumber":"680468","date":"2023-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-117067","date":"2023-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020186","date":"2024-03-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020186","date":"2024-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-117067","date":"2024-11-30","type":null,"status":"PASSED"},{"caseNumber":"680468","date":"2025-04-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":3,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":564.88,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":564.88,"principalDue":311.33,"penaltyDue":21.13,"interestDue":54.8,"otherChargesDue":177.62,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2015-02-26","assessmentYear":2022,"totalAssessment":49100,"taxableAssessment":49100,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":57.39,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04553277471919,"lng":-75.15841552616305,"geom":{"type":"Polygon","coordinates":[[[-75.158289667,40.045506422],[-75.158544001,40.045515158],[-75.158541376,40.04555917],[-75.158286878,40.045550333],[-75.158289667,40.045506422]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":3,"baths":1,"stories":2,"lotArea":1136,"zoning":"RM1","grade":"C","basement":"F","heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"ATTN CHAZ CURTIS 115 BRYANT AVE, 07016","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":28700,"taxable":0},{"y":2017,"v":28700,"taxable":0},{"y":2018,"v":28700,"taxable":0},{"y":2019,"v":51300,"taxable":11300},{"y":2020,"v":49100,"taxable":4100},{"y":2021,"v":49100,"taxable":4100},{"y":2022,"v":49100,"taxable":4100},{"y":2023,"v":83900,"taxable":3900},{"y":2024,"v":83900,"taxable":3900},{"y":2025,"v":121400,"taxable":21400},{"y":2026,"v":121400,"taxable":121400},{"y":2027,"v":121300,"taxable":121300}],"taxNow":1699,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2024-010762","date":"2024-12-05","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-04-28","scope":"FOR THE STRUCTURAL REPAIR TO EXTERIOR WALL & IN-KIND REPLACEMENT OF A DECK TO RESOLVE CASE #680468. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #680468. **SPECIAL INSPECTIONS REQUIRED**"},{"number":"GM-2025-008161","date":"2025-09-02","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-10-01","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. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures. Interior Non-Load-Bearing Wall Demo"},{"number":"ZP-2025-008664","date":"2025-09-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2025-010864","date":"2025-12-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR EXTERIOR WALL REPAIRS, INCLUDING PARTIAL REPLACEMENT OF THE REAR MASONRY WALL (NO CHANGE TO EXTERIOR DIMENSIONS OR GROSS FLOOR AREA), AND LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY (NO CHANGE OF OCCUPANCY CLASSIFICATION, GROUP R-3 TO GROUP R-3) TO CREATE A TWO-FAMILY DWELLING WITHIN AN EXISTING TWO (2) STORY BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IRC REVIEW* *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"},{"number":"ZP-2025-010300","date":"2025-12-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR LEGALIZATION REMOVAL OF REAR DECK, AND ELIMINATION OF ONE INTERIOR GARAGE SPACE AND CLOSING EXISTING GARAGE DOOR AS PART OF AN EXISTING ATTACHED STRUCTURE. **SEPARATE BUILDING PERMIT REQUIRES CLOSING GARAGE DOOR AND TO ADD LIVING SPACE**"},{"number":"EP-2025-012020","date":"2025-12-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 200 AMP service with a two-family rewire as per 2017 NEC code."},{"number":"PP-2025-016342","date":"2025-12-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace 3 water closets, 3 lavatories, 3 shower/tubs, 2 kitchen sinks & 2 laundry outlets."},{"number":"MP-2026-001282","date":"2026-03-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install (2) 13.4 BTU 10KW electrical heat pumps and condensers, ductwork, and 12 total registers in a two-family alteration."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"sale","p":66000},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"0995604","type":"Rental","status":"Active","businessName":"Illmatic Vision Properties","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-12-15","latestIssueDate":"2025-12-15","expirationDate":"2026-12-14","inactiveDate":null}],"units":2,"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":["$565 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2022, 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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":"4 permits not marked completed: RP-2025-010864 (Issued), EP-2025-012020 (Issued), PP-2025-016342 (Issued), MP-2026-001282 (Issued).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 15 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$564.88 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 (ATTN CHAZ CURTIS 115 BRYANT AVE, 07016).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 25, 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/"}],"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"}]}