{"asOf":"2026-07-11T15:33:51.821Z","block":"5300-5399 VINE ST","blockUrl":"https://blockreport.homes/block/5300-5399-vine-st","address":"5328 VINE ST","parcelNumber":"441040300","source":"https://property.phila.gov/?p=441040300","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND RESIDE < ACRE","useLabel":"Vacant lot","owner":"5328 VINE LLC","coOwner":null,"marketValue":547400,"livableArea":2700,"yearBuilt":2023,"lastSale":{"price":1,"date":"2025-12-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"457404","date":"2007-01-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"457405","date":"2007-01-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1274204","date":"2009-03-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1274205","date":"2009-03-19","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2167493","date":"2011-08-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2167494","date":"2011-08-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3175789","date":"2014-05-12","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3175790","date":"2014-05-12","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3466992","date":"2014-11-06","code":"PM-308.1/12","title":"WALL FIRE DAMAGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3466993","date":"2014-11-06","code":"PM-308.1/3","title":"ROOF FIRE DAMAGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3466994","date":"2014-11-06","code":"PM-308.1/9","title":"WALL LOOSE/MISS BRICKS ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465078","date":"2015-02-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465077","date":"2015-02-04","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465076","date":"2015-02-04","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465079","date":"2015-02-04","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"VI-2023-083220","date":"2023-10-24","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2023-11-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-083221","date":"2023-10-24","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"CLOSED","resolutionDate":"2023-10-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-083219","date":"2023-10-24","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"COMPLIED","resolutionDate":"2023-11-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-083218","date":"2023-10-24","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"CLOSED","resolutionDate":"2023-10-24","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"96655","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-01-04","completedDate":"2009-03-19","violations":[{"number":"457404","date":"2007-01-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"457405","date":"2007-01-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"194362","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-03-19","completedDate":null,"violations":[{"number":"1274204","date":"2009-03-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1274205","date":"2009-03-19","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"290374","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-08-05","completedDate":null,"violations":[{"number":"2167493","date":"2011-08-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2167494","date":"2011-08-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"430807","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2014-05-13","completedDate":"2014-05-14","violations":[{"number":"3175789","date":"2014-05-12","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3175790","date":"2014-05-12","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"459774","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2014-11-06","completedDate":"2015-03-25","violations":[{"number":"3466992","date":"2014-11-06","code":"PM-308.1/12","title":"WALL FIRE DAMAGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3466993","date":"2014-11-06","code":"PM-308.1/3","title":"ROOF FIRE DAMAGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3466994","date":"2014-11-06","code":"PM-308.1/9","title":"WALL LOOSE/MISS BRICKS ID","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"467836","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-05","completedDate":"2015-02-19","violations":[{"number":"3465078","date":"2015-02-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465077","date":"2015-02-04","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465076","date":"2015-02-04","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3465079","date":"2015-02-04","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-111193","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-24","completedDate":"2023-11-28","violations":[{"number":"VI-2023-083220","date":"2023-10-24","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2023-11-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-083221","date":"2023-10-24","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"CLOSED","resolutionDate":"2023-10-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-083219","date":"2023-10-24","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"COMPLIED","resolutionDate":"2023-11-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-083218","date":"2023-10-24","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"CLOSED","resolutionDate":"2023-10-24","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2014,"n":5,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"96655","date":"2007-01-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"96655","date":"2009-03-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"430807","date":"2014-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430807","date":"2014-05-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"459774","date":"2014-11-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"467836","date":"2015-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"467836","date":"2015-02-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"459774","date":"2015-02-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"459774","date":"2015-02-05","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"459774","date":"2015-02-12","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"459774","date":"2015-02-12","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"459774","date":"2015-02-12","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"CF-2023-111193","date":"2023-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111193","date":"2023-11-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":4},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96476155446908,"lng":-75.22721367574174,"geom":{"type":"Polygon","coordinates":[[[-75.227214681,39.964615815],[-75.22727818,39.964623627],[-75.227214149,39.964907696],[-75.227149815,39.964899254],[-75.227214681,39.964615815]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-031935","type":"Fire Alarm Certification","inspectionDate":"2024-09-12","result":"Certified","expirationDate":"2025-09-12","buildingId":"3000454"},{"number":"BC-2024-032689","type":"Sprinkler Certification","inspectionDate":"2024-11-04","result":"Certified","expirationDate":"2025-11-04","buildingId":"3000454"},{"number":"BC-2026-002061","type":"Sprinkler Certification","inspectionDate":"2025-11-24","result":"Certified","expirationDate":"2026-11-24","buildingId":"3000454"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1837,"zoning":"RSA3","grade":null,"basement":null,"heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3439 COLONIAL CIRCLE, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (WITH A ROOF DECK ACCESSED BY A PILOT HOUSE PROVIDING ROOF\nACCESS ONLY), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE AT THE GROUND FLOOR (SEPARATE USE R","status":"In Process","outcome":"Complete","date":"2020-12-03","number":"39659","relatedPermit":"1005238"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9000,"taxable":9000},{"y":2017,"v":15300,"taxable":15300},{"y":2018,"v":15300,"taxable":15300},{"y":2019,"v":15300,"taxable":15300},{"y":2020,"v":15300,"taxable":15300},{"y":2021,"v":15300,"taxable":15300},{"y":2022,"v":15300,"taxable":15300},{"y":2023,"v":15300,"taxable":15300},{"y":2024,"v":15300,"taxable":15300},{"y":2025,"v":34500,"taxable":34500},{"y":2026,"v":34500,"taxable":34500},{"y":2027,"v":547400,"taxable":547400}],"taxNow":483,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1005238","date":"2020-11-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-11-20","scope":"For the erection of a semi-detached structure, size and location as shown on plan/application."},{"number":"CP-2021-005800","date":"2021-12-22","work":"New Construction (Shell Only)","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-20","scope":"ERECTION OF A NEW THREE (3) STORY BUILDING, WITH BASEMENT. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13.?ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"FP-2022-001009","date":"2022-04-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-20","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY FOUR-FAMILY DWELLING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-005800 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2022-010963","date":"2022-07-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-20","scope":"Plumbing Permit Water Distribution. Plumbing roughing for new construction. 4 kitchen sinks, 4 Landry sinks, 4 water heaters, 8 Showers/Tubs, 8 Urinals and Lavatories, Water Closet."},{"number":"EP-2022-007323","date":"2022-08-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-02","scope":"INSTALL 300AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES,110V SMOKE ALARMS, GROUNDING, EMERGENCY LIGHTS, EXIT SIGNS, FIRE ALARM . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2022-004192","date":"2022-09-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"insp","w":"L&I: 1 failed, 4 passed"},{"y":2019,"k":"land","p":11900},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"New Construction (Shell Only)"},{"y":2022,"k":"land","p":90000},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"938635","type":"Rental","status":"Active","businessName":"Phila Development Group, LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2023-11-24","latestIssueDate":"2025-11-17","expirationDate":"2026-11-23","inactiveDate":null}],"units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1487% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $34,500 to $547,400","no permit shown in 2026-2028"],"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":"Appeal #39659: In Process · Complete; related permit 1005238.","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":"Fire Alarm Certification: Certified through Sep 12, 2025; Sprinkler Certification: Certified through Nov 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (3439 COLONIAL CIRCLE, HUNTINGDON VALLEY PA, 19006).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 28, 2023.","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.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 7 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}