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INSP","status":"CLOSED"},{"caseNumber":"612178","date":"2017-11-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612178","date":"2018-05-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612178","date":"2019-02-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612178","date":"2019-08-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"723347","date":"2020-02-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"723347","date":"2020-03-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2020-072614","date":"2020-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072614","date":"2020-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072614","date":"2021-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018590","date":"2021-03-17","type":null,"status":"FAILED"},{"caseNumber":"723347","date":"2021-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-089004","date":"2021-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072614","date":"2021-09-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-089004","date":"2021-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-089004","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018590","date":"2022-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025077","date":"2022-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018590","date":"2022-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025077","date":"2022-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025077","date":"2022-11-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-018590","date":"2022-11-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-107688","date":"2023-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107688","date":"2023-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107688","date":"2023-12-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-089664","date":"2024-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-091017","date":"2024-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-089664","date":"2024-09-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-108484","date":"2024-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-108486","date":"2024-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-108487","date":"2024-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-112595","date":"2024-10-17","type":null,"status":null},{"caseNumber":"CF-2024-112596","date":"2024-10-17","type":null,"status":null},{"caseNumber":"CF-2024-112597","date":"2024-10-17","type":null,"status":null}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2012,"fails":4,"passes":0},{"y":2013,"fails":2,"passes":3},{"y":2014,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":5,"passes":1},{"y":2022,"fails":5,"passes":2},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.974887881668664,"lng":-75.18197469593584,"geom":{"type":"Polygon","coordinates":[[[-75.181839222,39.974892071],[-75.18184851,39.974849207],[-75.182110144,39.974883481],[-75.182100003,39.974926696],[-75.181839222,39.974892071]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":7,"baths":6,"stories":3,"lotArea":1184,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1216 N 28TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"LIRB SVN Appeal","grounds":"Inspector Fallon requested a letter from special inspections engineer from the general contractor/ owner. Grosso Concrete LLC is solely the excavation and concrete contractor and is not responsible for these requests.","status":"Closed","outcome":"Complete","date":"2026-04-22","number":"HA-2024-003777","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":49700,"taxable":49700},{"y":2017,"v":49700,"taxable":49700},{"y":2018,"v":49700,"taxable":49700},{"y":2019,"v":72300,"taxable":72300},{"y":2020,"v":105400,"taxable":105400},{"y":2021,"v":105400,"taxable":105400},{"y":2022,"v":105400,"taxable":105400},{"y":2023,"v":105400,"taxable":105400},{"y":2024,"v":105400,"taxable":105400},{"y":2025,"v":142000,"taxable":142000},{"y":2026,"v":807500,"taxable":204567},{"y":2027,"v":807500,"taxable":269167}],"taxNow":2864,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"413844","date":"2012-06-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-14","scope":"REMOVING LOOSE BRICK ON FRONT OF BUILDING AND RESTORE BRICK TO SAME AREA TO MAKE SAFE.OWNER TO PERFORM WORK, NO CONTRACTOR ON SITE"},{"number":"926578","date":"2018-12-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-02-15","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO.612178. FOR THE REBUILD OF EXTERIOR FRONT WALL AS PER APPROVED PLANS AND ENGINEER'S REPORT. NO OTHER WORK AUTHORIZED BY THIS PERMIT."},{"number":"989107","date":"2019-07-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-02","scope":"**TEMPORARY WALL TO REMAIN IN PLACE FOR NO MORE THAN 90 DAYS AS PER CONTRACTOR'S LETTER DATED 7/3/19** MAKE SAFE PERMIT TO ADDRESS UNSAFE L&I CASE #612178 FOR BULGING FRONT WALL W/MISSING BRICKS BY REMOVING ENTIRE FRONT WALL AND REPLACING WITH A TEMPORARY PLYWOOD SHEATHING WALL ANCHORED INTO EXISTING SIDE PARTY WALLS AND WITH OPENINGS FOR FRONT DOOR AT FIRST FLOOR ONLY, AS PER PLANS; NO OTHER WORK ON THIS PERMIT THAT DOES NOT ADDRESS CASE #612178; SEPARATE PERMIT REQUIRED FOR PERMANENT REPLACEMENT OF FRONT FACADE."},{"number":"1000778","date":"2019-08-08","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL 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 ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS."},{"number":"PP-2022-005837","date":"2022-04-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-004628","date":"2022-05-06","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the complete demolition of the existing structure."},{"number":"DP-2022-000601","date":"2022-07-09","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-09-13","scope":"**MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF THE EXISTING THREE (3) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE #CF-2022-025077. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. 21 DAY POSTING & NOTICE WAIVED PER A-303.2."},{"number":"ZP-2023-012538","date":"2024-02-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-04-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"SP-2024-000197","date":"2024-04-25","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-04-22","scope":"FOR EXCAVATION WORK AS PER APPROVED PLANS. **NO UNDERPINNING OF THIS PERMIT.**"},{"number":"CP-2024-000453","date":"2024-07-05","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-22","scope":"FOR THE ERECTION OF AN ATTACHED 3-STORY STRUCTURE WITH ROOF ACCESS STRUCTURE FOR ACCESS TO AN OCCUPIABLE ROOF DECK. STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING THREE (3) DWELLING UNITS. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. ** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK. *** CONTINUOUS SPECIAL INSPECTIONS REQUIRED DURING SITE EXCAVATION & UNDERPINNING - SEE SP-2024-000197 FOR EXCAVATION PERMIT WORK *** ****AMENDMENT (9-3-2024): TO REMOVE UNDERPINNING REQUIREMENTS BASED ON FIELD CONDITONS AND AS NOTED IN THE APPROVED CONSTRUCTION AMENDMENT DOCUMENTS ****"},{"number":"FP-2024-001866","date":"2024-09-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-008506","date":"2024-10-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-21","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"MP-2024-004530","date":"2024-10-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-12","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. 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":"PP-2024-012206","date":"2024-11-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-12","scope":"Plumbing of a new construction of a triplex. Fixture with piping include 3 Kitchens, 3 washers, 6 toilets, 6 shower/tub, 6 lavatories, 3 water heater, 1 sewer ejection pump, and 2 hose bibb, yard area drain. 5” sanitary sewer with curb trap and fair air intake, 6” stormwater sewer with curb trap and fresh air intake, and 1” domestic water line. 31 FIXTURES AMENDMENT DATED NOVEMBER 12, 2024, Value Engineering effort to reduce building drain line to 4. House trap and sewer laterals shall be sized and installed as per the approved PWD Utility Plan."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"land","p":115000},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"viol","w":"9 L&I violations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"sale","p":849888},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"596827","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HON HUYNH","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-06-15","latestIssueDate":"2013-06-15","expirationDate":"2014-02-28","inactiveDate":"2014-05-10"},{"number":"628399","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WELLS FARGO BANK, NA (NOWAKOWSKI,NANCY)","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-05-10","latestIssueDate":"2018-04-05","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"0981877","type":"Rental","status":"Active","businessName":"Sean Dittman","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-06-18","latestIssueDate":"2026-06-17","expirationDate":"2027-06-17","inactiveDate":null}],"units":3,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","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":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 469% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $142,000 to $807,500","no permit shown in 2025-2027"],"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: 926578 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"37 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"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":"33 failed, 9 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 17, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #596827: Inactive since May 10, 2014; Vacant Residential Property / Lot #628399: Inactive since Apr 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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/"}],"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"}]}