{"asOf":"2026-07-10T13:22:35.502Z","block":"6400-6499 GARMAN ST","blockUrl":"https://blockreport.homes/block/6400-6499-garman-st","address":"6400 GARMAN ST","parcelNumber":"406264000","source":"https://property.phila.gov/?p=406264000","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"SHAHALEMI MOHAMMAD N","coOwner":"SHAHALEMI REBBECCA","marketValue":143700,"livableArea":1294,"yearBuilt":1925,"lastSale":{"price":1,"date":"2009-12-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"1178250","date":"2008-12-04","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null},{"number":"1178251","date":"2008-12-04","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"1178252","date":"2008-12-04","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"1178253","date":"2008-12-04","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null},{"number":"1314487","date":"2008-12-11","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"1314486","date":"2008-12-11","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"1314485","date":"2008-12-11","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null},{"number":"1314484","date":"2008-12-11","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null},{"number":"VI-2021-032163","date":"2021-05-25","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032164","date":"2021-05-25","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032165","date":"2021-05-25","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-10-25"},{"number":"VI-2021-032159","date":"2021-05-25","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032160","date":"2021-05-25","title":"STAIRWAY HANDRAILS","status":"COMPLIED","resolutionDate":"2022-02-25"},{"number":"VI-2021-032158","date":"2021-05-25","title":"EXIT DOORS SELF CLOSING/LATCHING","status":"COMPLIED","resolutionDate":"2021-10-25"},{"number":"VI-2021-032161","date":"2021-05-25","title":"EMERGENCY LIGHTING TESTED","status":"COMPLIED","resolutionDate":"2021-10-26"},{"number":"VI-2021-032162","date":"2021-05-25","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032155","date":"2021-05-25","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032156","date":"2021-05-25","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2022-03-09"},{"number":"VI-2021-032157","date":"2021-05-25","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-10-26"},{"number":"VI-2021-075232","date":"2021-10-26","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2022-02-25"},{"number":"VI-2021-075233","date":"2021-10-26","title":"BOLT LOCKS","status":"CLOSED","resolutionDate":"2022-03-02"},{"number":"VI-2021-075234","date":"2021-10-26","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-075235","date":"2021-10-26","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-05-11"},{"number":"VI-2021-075237","date":"2021-10-26","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2022-03-02"},{"number":"VI-2021-075236","date":"2021-10-26","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2022-000984","date":"2022-01-07","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-01-07"},{"number":"VI-2026-018628","date":"2026-04-01","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-04-28"}],"violationCases":[{"number":"187036","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-12-05","completedDate":"2009-04-22","violations":[{"number":"1178250","date":"2008-12-04","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null},{"number":"1178251","date":"2008-12-04","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"1178252","date":"2008-12-04","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"1178253","date":"2008-12-04","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null}]},{"number":"187645","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2008-12-12","completedDate":"2009-05-07","violations":[{"number":"1314487","date":"2008-12-11","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"1314486","date":"2008-12-11","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"1314485","date":"2008-12-11","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null},{"number":"1314484","date":"2008-12-11","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2021-043701","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-25","completedDate":"2022-05-12","violations":[{"number":"VI-2021-032163","date":"2021-05-25","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032164","date":"2021-05-25","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032165","date":"2021-05-25","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-10-25"},{"number":"VI-2021-032159","date":"2021-05-25","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032160","date":"2021-05-25","title":"STAIRWAY HANDRAILS","status":"COMPLIED","resolutionDate":"2022-02-25"},{"number":"VI-2021-032158","date":"2021-05-25","title":"EXIT DOORS SELF CLOSING/LATCHING","status":"COMPLIED","resolutionDate":"2021-10-25"},{"number":"VI-2021-032161","date":"2021-05-25","title":"EMERGENCY LIGHTING TESTED","status":"COMPLIED","resolutionDate":"2021-10-26"},{"number":"VI-2021-032162","date":"2021-05-25","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032155","date":"2021-05-25","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-032156","date":"2021-05-25","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2022-03-09"},{"number":"VI-2021-032157","date":"2021-05-25","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-10-26"}]},{"number":"CF-2021-104423","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-26","completedDate":"2022-05-11","violations":[{"number":"VI-2021-075232","date":"2021-10-26","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2022-02-25"},{"number":"VI-2021-075233","date":"2021-10-26","title":"BOLT LOCKS","status":"CLOSED","resolutionDate":"2022-03-02"},{"number":"VI-2021-075234","date":"2021-10-26","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-03-02"},{"number":"VI-2021-075235","date":"2021-10-26","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-05-11"},{"number":"VI-2021-075237","date":"2021-10-26","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2022-03-02"},{"number":"VI-2021-075236","date":"2021-10-26","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-03-02"}]},{"number":"CF-2022-001497","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-01-07","completedDate":null,"violations":[{"number":"VI-2022-000984","date":"2022-01-07","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-01-07"}]},{"number":"CF-2026-030453","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-01","completedDate":"2026-04-28","violations":[{"number":"VI-2026-018628","date":"2026-04-01","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-04-28"}]}],"violYears":[{"y":2008,"n":8,"worst":null},{"y":2021,"n":17,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"187036","date":"2008-12-04","type":"BRU INSP","status":"FAILED"},{"caseNumber":"187645","date":"2008-12-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"187645","date":"2009-01-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"187645","date":"2009-03-02","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"187036","date":"2009-04-21","type":"BRU INSP","status":"PASSED"},{"caseNumber":"187645","date":"2009-04-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"187645","date":"2009-05-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"198428","date":"2009-10-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-043701","date":"2021-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043701","date":"2021-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043701","date":"2021-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043701","date":"2021-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043701","date":"2021-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043701","date":"2021-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-104423","date":"2021-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-043701","date":"2021-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-104423","date":"2021-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001497","date":"2022-01-07","type":null,"status":null},{"caseNumber":"CF-2021-043701","date":"2022-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-104423","date":"2022-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-104423","date":"2022-05-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-043701","date":"2022-05-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-030453","date":"2026-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030453","date":"2026-04-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":2,"passes":2},{"y":2021,"fails":9,"passes":0},{"y":2022,"fails":2,"passes":2},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.921296765696255,"lng":-75.22721025332766,"geom":{"type":"Polygon","coordinates":[[[-75.227133079,39.92126548],[-75.227103739,39.921240946],[-75.227146711,39.921210716],[-75.227316728,39.921352279],[-75.22727337,39.921382742],[-75.227133079,39.92126548]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-006021","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-10-11","result":"Certified","expirationDate":"2022-10-11","buildingId":"1519671"},{"number":"BC-2021-005444","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-10-11","result":"Certified","expirationDate":"2022-10-11","buildingId":"1519671"},{"number":"BC-2021-005881","type":"Fire Alarm Certification","inspectionDate":"2021-10-20","result":"Certified","expirationDate":"2022-10-20","buildingId":"1519671"},{"number":"BC-2024-016744","type":"Fire Alarm Certification","inspectionDate":"2024-05-06","result":"Certified","expirationDate":"2025-05-06","buildingId":"1519671"},{"number":"BC-2025-017754","type":"Fire Alarm Certification","inspectionDate":"2025-06-24","result":"Certified","expirationDate":"2026-06-24","buildingId":"1519671"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":1,"lotArea":1120,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"108 S 42ND ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":60700,"taxable":60700},{"y":2017,"v":60700,"taxable":60700},{"y":2018,"v":60700,"taxable":60700},{"y":2019,"v":70200,"taxable":70200},{"y":2020,"v":76100,"taxable":76100},{"y":2021,"v":76100,"taxable":76100},{"y":2022,"v":76100,"taxable":76100},{"y":2023,"v":87400,"taxable":87400},{"y":2024,"v":87400,"taxable":87400},{"y":2025,"v":124500,"taxable":124500},{"y":2026,"v":124500,"taxable":124500},{"y":2027,"v":143700,"taxable":143700}],"taxNow":1743,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"54589","date":"2007-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"EACH UNIT WOULD HAVE SERVICE PANEL IN EACH UNIT, EACH UNIT WOULD HAVE HARD SMOKE DETECTORS IN BEDROOM AND HALLWAY, EACH UNIT WOULD HAVE PULL STATION BY OUTSIDE ENTRANCE AND HORNS, DISCONNECT WILL BE IN THE BACK STORAGE ROOM, 2 DISCONNECT AND 2 PANELS, FIRE ALARM PANEL 3 STATION WILL BE LOCATED IN HALLWAY AREA."},{"number":"250116","date":"2010-02-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-02-04","scope":"PUT A FENCE AROUND SFD. 6 FT HIGH."},{"number":"ZP-2021-006741","date":"2021-06-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"AP-2022-002574","date":"2022-04-22","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-05-11","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR TWO FAMILY HOUSEHOLD LIVING ON THE 2ND AND 3RD FLOOR OF AN EXISTING STRUCTURE. NO ALTERATIONS APPROVED ON THIS PERMIT. BUILDING SHALL COMPLY WITH THE PHILADELPHIA PROPERTY MAINTENANCE AND FIRE CODES PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALTERATIONS."},{"number":"CP-2024-000389","date":"2024-02-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-21","scope":"FOR ALTERATIONS THROUGHOUT THE 2ND FLOOR. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANYOTHER WORK."},{"number":"EP-2024-001970","date":"2024-03-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-05","scope":"NOT RUNNING ANY WIRE - 2-Floor Apartment Only - Replacement of existing switches, receptacles, Lighting & Heat... New (done by others) - (5) Receptacles (3 in kitchen/1 in bath) - Living Room - (2) switches, (1) Bath Fan & (1) Bath Lighting according to the 2017 NEC."},{"number":"EP-2024-003311","date":"2024-04-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-17","scope":"REPLACE FIRE ALARM DEVICES ON THE EXISTING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."}],"storyTag":"Renovated & sold on","storyDelta":2.03,"timeline":[{"y":2010,"k":"permit","w":"Zoning"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"17 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×9"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"212579","type":"Rental","status":"Inactive","businessName":"ALFONZO T STEPHENS (LORI A STEPHENS)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-23","latestIssueDate":"2003-04-23","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"511233","type":"Rental","status":"Active","businessName":"SHAHALEMI MOHAMMAD N     SHAHALEMI REBBECCA","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-08-11","latestIssueDate":"2026-03-10","expirationDate":"2027-02-28","inactiveDate":null}],"units":2,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Emergency and Standby Power Systems Certification: Certified through Oct 11, 2022; Fire Alarm Certification: Certified through Jun 24, 2026","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":"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":"16 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 28, 2026.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 27 historical violations across 6 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. 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"}]}