{"asOf":"2026-07-11T02:20:41.904Z","block":"2700-2799 WHARTON ST","blockUrl":"https://blockreport.homes/block/2700-2799-wharton-st","address":"2747 WHARTON ST","parcelNumber":"362076000","source":"https://property.phila.gov/?p=362076000","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"WILSON JACK","coOwner":"WILSON DIANE HANNAH","marketValue":275800,"livableArea":1008,"yearBuilt":1923,"lastSale":{"price":1,"date":"2013-10-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"2074280","date":"2011-04-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2263229","date":"2011-08-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2307983","date":"2011-12-13","code":"PM-306.2/1","title":"VACANT BLDG 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7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4702429","date":"2017-03-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-056944","date":"2022-08-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-07-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-056945","date":"2022-08-03","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-061596","date":"2024-07-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-07-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"272326","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-11","completedDate":"2011-06-17","violations":[{"number":"2074280","date":"2011-04-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"291315","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-11","completedDate":"2011-11-04","violations":[{"number":"2263229","date":"2011-08-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"309421","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-14","completedDate":"2011-12-14","violations":[{"number":"2307983","date":"2011-12-13","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"309422","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-14","completedDate":"2013-01-31","violations":[{"number":"2367087","date":"2011-12-13","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"360551","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-11-23","completedDate":"2017-03-22","violations":[{"number":"3978061","date":"2012-11-21","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3978060","date":"2012-11-21","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3978059","date":"2012-11-21","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"576083","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-03-22","completedDate":"2018-10-09","violations":[{"number":"4702431","date":"2017-03-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4702430","date":"2017-03-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4702429","date":"2017-03-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-077983","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-03","completedDate":"2024-07-23","violations":[{"number":"VI-2022-056944","date":"2022-08-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-07-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-056945","date":"2022-08-03","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-07-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-078732","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-07-23","completedDate":null,"violations":[{"number":"VI-2024-061596","date":"2024-07-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-07-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":4,"worst":null},{"y":2012,"n":3,"worst":null},{"y":2017,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2022,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"18707","date":"2003-10-25","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"272326","date":"2011-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"272326","date":"2011-05-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"272326","date":"2011-06-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"291315","date":"2011-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291315","date":"2011-09-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291315","date":"2011-10-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"291315","date":"2011-11-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"309421","date":"2011-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"309421","date":"2011-12-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"309422","date":"2011-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"309422","date":"2012-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"309422","date":"2012-02-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"309422","date":"2012-11-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"360551","date":"2012-11-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"360551","date":"2012-12-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"360551","date":"2013-06-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"360551","date":"2015-07-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"360551","date":"2016-01-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"360551","date":"2016-06-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"576083","date":"2017-03-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576083","date":"2017-05-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576083","date":"2017-08-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576083","date":"2018-03-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576083","date":"2018-06-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576083","date":"2018-10-09","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2022-077983","date":"2022-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-077983","date":"2022-11-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-077983","date":"2024-07-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-078732","date":"2024-07-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":5,"passes":4},{"y":2012,"fails":3,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":2,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":973.12,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":973.12,"principalDue":602.56,"penaltyDue":36.66,"interestDue":35.8,"otherChargesDue":298.1,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-10","assessmentYear":2022,"totalAssessment":34300,"taxableAssessment":34300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":480.13,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93718680156641,"lng":-75.19005518881997,"geom":{"type":"Polygon","coordinates":[[[-75.190016146,39.937255139],[-75.190045618,39.937112589],[-75.190094624,39.937119115],[-75.19006418,39.937261353],[-75.190016146,39.937255139]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":2,"baths":1,"stories":2,"lotArea":735,"zoning":"RM1","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"115 DRUMMOND FARMS LN, NEWARK DE, 19711","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":997.89,"principal":833.87,"interest":12.5,"penalty":8.34}],"taxNet":997.89,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":51800,"taxable":51800},{"y":2017,"v":51800,"taxable":51800},{"y":2018,"v":51800,"taxable":51800},{"y":2019,"v":31900,"taxable":31900},{"y":2020,"v":34300,"taxable":34300},{"y":2021,"v":34300,"taxable":34300},{"y":2022,"v":34300,"taxable":34300},{"y":2023,"v":86800,"taxable":86800},{"y":2024,"v":86800,"taxable":86800},{"y":2025,"v":271700,"taxable":271700},{"y":2026,"v":271700,"taxable":271700},{"y":2027,"v":275800,"taxable":275800}],"taxNow":3803,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"443680","date":"2012-12-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPAIRS WITH LIKE IN KIND MATERIAL TO CORRECT OPEN VIOLATIONS. PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATIONS. TO COMPLY VIOLATION, COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION. NO ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK. NO OTHER WORK THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION."},{"number":"783873","date":"2017-05-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-07","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING COMPONENTS TO ALLOW FOR EVALUATION BY A STRUCTURAL ENGINEER."},{"number":"917462","date":"2018-10-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS TO INCLUDE DRYWALL, SHEET ROCK, FRAMING, NEW BATHROOM, NEW KITCHEN, AND NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK. STRUCTURAL WORK NOT ALLOWED ON THIS PERMIT"},{"number":"959488","date":"2019-03-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-07-05","scope":"INSTALL 2-1/2 BATHROOMS, INSTALL 1-KITCHEN, RUN NEW STACK, MAIN HOUSE DRAIN AND ALL LINES IN PVC, INSTALL PEX WATER LINES, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1021169","date":"2020-02-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-07-05","scope":"NEW WINDOWS AND EXTERIOR DOORS. NEW BRICK FRONT."},{"number":"1057601","date":"2020-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-07-05","scope":"3/4\" WATER SERVICE HOUSE TRAP HOUSE DRAIN FAI AS PER 2004 PPC"},{"number":"EP-2023-000444","date":"2023-01-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-28","scope":"Rewiring entire property and installing a 100amp service in accordance with local & NEC 2017 electrical codes. Installing hard wired smoke detection system in accordance with city code"},{"number":"RP-2023-000390","date":"2023-02-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-09-01","scope":"EZ PERMIT STANDARDS ALTERATIONS For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction 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, UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). ANY WORK/ALTERATIONS TO THE BASEMENT/CELLAR IS EXPRESSLY PROHIBITED UNLESS DOCUMENTED AS AN EXISTING HABITABLE SPACE WITH HEIGHTS AND MEANS OF EGRESS PER CONDITIONS OF THE EZ STANDARD. Separate permits required for Mechanical, Electric and Plumbing, ETC. *NO BASEMENT ALTERATIONS OF ANY KIND WERE PROPOSED OR APPROVED FOR THIS PERMIT* *NO STRUCTURAL ALTERATIONS OF ANY KIND WERE PROPOSED OR APPROVED FOR THIS PERMIT* Project limited to interior alterations only such as adding front, rear , and interior wall partitions. Plaster walls and/or ceilings will be removed. Original partition layout will be similar to existing. • No changes to joists, bearing walls, or stairways areproposed. There are no structural repairs as part of this permit. There are no changes to any window or door openings. • Includes new floor coverings and ceilings as well. • The scope of the first floor is open plan concept. Kitchen cabinetry will be replaced. The inside front wall and the inside of the original rear wall will also be framed with 2 x 4 partitions at 16” OC with ½” drywall on one side only. A ½ bath will also be included on the first floor. The interior partition walls will be 2 x4 at 16” OC with ½” drywall on both sides. The scope of the second floor is two bedrooms, each with its own closet. There will be one common bathroom and one linen closet. The inside front wall, and the inside of the original rear wall will also be framed with 2 x4 partitions at 16” OC with ½” drywall on one side only. The in"},{"number":"MP-2023-000437","date":"2023-02-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-31","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Installation of new heating and air conditioning system, 1. 95% 60,000 btu gas furnace, 1. 2 ton central ac, New ductwork ran throughout home)."},{"number":"PP-2023-001403","date":"2023-02-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-31","scope":"Install of 2 toilets, 2 lavatory vanity , 1 kitchen sink, 1 hot water heater, 1 laundry sink, 1 tub/shower combo & a washing machine"}],"storyTag":"Improved","storyDelta":-0.93,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"407825","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JACK & DIANE WILSON","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-04-26","latestIssueDate":"2021-02-24","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"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":["$973 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 permit events 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 213% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $86,800 to $271,700","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 443680 (EXPIRED), 917462 (EXPIRED), 959488 (Expired), 1021169 (Expired), 1057601 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 8 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":"$973.12 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"19 failed, 7 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 23, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #407825: Inactive since Apr 29, 2022","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.","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/"}],"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"}]}