{"asOf":"2026-07-10T13:41:51.491Z","block":"1400-1499 WILLINGTON ST","blockUrl":"https://blockreport.homes/block/1400-1499-willington-st","address":"1406 WILLINGTON ST","parcelNumber":"471237700","source":"https://property.phila.gov/?p=471237700","ownerType":"absentee","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APT 2-4 UNITS 3 STY MASON","useLabel":"Apartment building","owner":"HARDIKAR TANAY","coOwner":"PATEL ATIT M","marketValue":439800,"livableArea":2467,"yearBuilt":2016,"lastSale":{"price":686000,"date":"2021-08-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"2157311","date":"2011-07-27","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"2157312","date":"2011-07-27","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"2419211","date":"2012-04-23","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"2419210","date":"2012-04-23","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"3097917","date":"2013-11-26","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"3097916","date":"2013-11-26","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"3153951","date":"2014-01-31","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null},{"number":"3768007","date":"2015-11-12","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"3768006","date":"2015-11-12","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"3874949","date":"2016-03-21","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null},{"number":"3874950","date":"2016-03-21","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"211971295","date":"2019-09-04","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":"2020-12-22"},{"number":"211971296","date":"2019-09-04","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2021-05-12"},{"number":"211971297","date":"2019-09-04","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-12-22"},{"number":"5182854","date":"2019-09-04","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":null},{"number":"5182856","date":"2019-09-04","title":"MEANS OF EGRESS EXTERIOR","status":"COMPLIED","resolutionDate":null},{"number":"5182857","date":"2019-09-04","title":"EMERGENCY ESCAPE OPENINGS","status":"COMPLIED","resolutionDate":null},{"number":"5182858","date":"2019-09-04","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":null},{"number":"5182859","date":"2019-09-04","title":"CARBON MONOXIDE ALRM LOCATION","status":"COMPLIED","resolutionDate":null},{"number":"5182860","date":"2019-09-04","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null},{"number":"5182861","date":"2019-09-04","title":"PLUMBING SYS-WATER HEATING","status":"COMPLIED","resolutionDate":null},{"number":"3874939","date":"2016-03-21","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"3874940","date":"2016-03-21","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"3874938","date":"2016-03-21","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"288867","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-07-28","completedDate":"2013-11-26","violations":[{"number":"2157311","date":"2011-07-27","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"2157312","date":"2011-07-27","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null}]},{"number":"324578","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-04-23","completedDate":"2012-05-16","violations":[{"number":"2419211","date":"2012-04-23","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"2419210","date":"2012-04-23","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"412269","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-11-26","completedDate":"2014-03-25","violations":[{"number":"3097917","date":"2013-11-26","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"3097916","date":"2013-11-26","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"417881","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-31","completedDate":"2016-07-13","violations":[{"number":"3153951","date":"2014-01-31","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null}]},{"number":"510049","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-11-12","completedDate":"2016-03-08","violations":[{"number":"3768007","date":"2015-11-12","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"3768006","date":"2015-11-12","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"524664","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-03-21","completedDate":"2016-03-24","violations":[{"number":"3874949","date":"2016-03-21","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null},{"number":"3874950","date":"2016-03-21","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null}]},{"number":"705054","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-09-05","completedDate":"2021-05-12","violations":[{"number":"211971295","date":"2019-09-04","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":"2020-12-22"},{"number":"211971296","date":"2019-09-04","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2021-05-12"},{"number":"211971297","date":"2019-09-04","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-12-22"},{"number":"5182854","date":"2019-09-04","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":null},{"number":"5182856","date":"2019-09-04","title":"MEANS OF EGRESS EXTERIOR","status":"COMPLIED","resolutionDate":null},{"number":"5182857","date":"2019-09-04","title":"EMERGENCY ESCAPE OPENINGS","status":"COMPLIED","resolutionDate":null},{"number":"5182858","date":"2019-09-04","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":null},{"number":"5182859","date":"2019-09-04","title":"CARBON MONOXIDE ALRM LOCATION","status":"COMPLIED","resolutionDate":null},{"number":"5182860","date":"2019-09-04","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null},{"number":"5182861","date":"2019-09-04","title":"PLUMBING SYS-WATER HEATING","status":"COMPLIED","resolutionDate":null}]},{"number":"665172","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3874939","date":"2016-03-21","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"3874940","date":"2016-03-21","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null},{"number":"3874938","date":"2016-03-21","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":5,"worst":null},{"y":2019,"n":10,"worst":null}],"investigations":[{"caseNumber":"417881","date":"2014-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417881","date":"2014-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417881","date":"2014-04-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"524664","date":"2016-03-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"524664","date":"2016-03-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"417881","date":"2016-07-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"705054","date":"2019-09-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"705054","date":"2019-09-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"705054","date":"2021-05-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":2},{"y":2019,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97545563907919,"lng":-75.16295479988302,"geom":{"type":"Polygon","coordinates":[[[-75.162824885,39.975461726],[-75.162834417,39.975417788],[-75.163085027,39.975449746],[-75.163075424,39.975493375],[-75.162824885,39.975461726]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":9,"baths":6,"stories":3,"lotArea":1136,"zoning":"RM1","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"45 COLTS GAIT, MARLTON NJ, 08053","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"TENANTS ARE TEMPLE UNIVERSITY STUDENTS WITH A WRITTEN LEASE AGREEMENT IN THE MIDDLE OF THEIR FALL SEMESTER.","status":"OPEN","outcome":"CONTINUED","date":"2019-12-10","number":"38849","relatedPermit":"705054"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR ROOMING HOUSE (SINGLE ROOM RESIDENCE) IN AN EXISTING STRUCTURE WITH\nACCESSORY ROOF DECK. ALL OCCUPANTS ARE CAPABLE OF SELF PRESERVATION AND SELF SUSTAINING.NO OCCUPANTS UNDER THE JURISDICTION OF ANY COURT SYSTEM","status":"Closed","outcome":"Complete","date":"2020-12-22","number":"39275","relatedPermit":"1016725"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7800,"taxable":7800},{"y":2017,"v":58800,"taxable":58800},{"y":2018,"v":550900,"taxable":159760},{"y":2019,"v":550900,"taxable":159760},{"y":2020,"v":569900,"taxable":162422},{"y":2021,"v":569900,"taxable":162422},{"y":2022,"v":569900,"taxable":162422},{"y":2023,"v":690500,"taxable":138100},{"y":2024,"v":690500,"taxable":138100},{"y":2025,"v":724900,"taxable":144980},{"y":2026,"v":653500,"taxable":304967},{"y":2027,"v":439800,"taxable":439800}],"taxNow":4269,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"645631","date":"2016-01-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-15","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLANS. STRUCTURE FOR USE AS A TWO FAMILY HOUSEHOLD LIVING."},{"number":"665172","date":"2016-01-29","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"CONSTRUCTION OF A THREE STORY ATTACHED STRUCTURE WITH A CELLAR AND ROOF TOP DECK. THE PROPOSED ROOF TOP DECK WILL BE ACCESSED BY A PILOT HOUSE THAT WILL BE USED FOR STAIR ACCESS ONLY. FOR USE AS TWO FAMILY HOUSEHOLD LIVING."},{"number":"671614","date":"2016-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"INSTALL WATER DRAIN LINES FOR 4 WATER CLOSETS, 4 LAVY SINKS, 4 TUBS, 2 KITCHEN SINK & 2 WASHING MACHINE. THE INSTALLATION WILL COMPY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"669776","date":"2016-02-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"FOR THE INSTALLATION OF A NFPA 13D SYSTEM FOR A TWO FAMILY DWELLING. FIRE SUPPRESSION SYSTEM TO BE SERVICED BY TWO-ONE INCH COMBINED FIRE SERVICE LINES WITH A WATER METER ASSEMBLY. 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.FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARDS"},{"number":"673821","date":"2016-03-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK (TWO-FAMILY DWELLING)"},{"number":"678959","date":"2016-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"INSTALL 200AMP MAIN SERVICE, INSTALL 3-GANG METER MODULE, WIRE THROUGHOUT & INSTALL 120V SMOKES & CO DETECTORS THROUGHOUT AS PER NEC 2008 CC DISTRICT"},{"number":"683328","date":"2016-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-28","scope":"INSTALL A 5\"LATERAL,CURB TRAP,FAI AND 2-1\" WATER SERVICE-PA1#20160851173-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1016725","date":"2020-09-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Group Living"},{"number":"AP-2021-000431","date":"2021-02-05","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"No work on this permit. Building constructed under permit 665172. For use as a congregate living facility (group living)."}],"storyTag":"New construction","storyDelta":0.24,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2016,"k":"sale","p":552500},{"y":2019,"k":"viol","w":"10 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"appeal","w":"Appeal continued"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":686000}],"rented":true,"licenses":[{"number":"773174","type":"Rental","status":"Inactive","businessName":"GESK PROPERTIES LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-04-17","latestIssueDate":"2021-06-07","expirationDate":"2022-04-16","inactiveDate":"2022-06-15"},{"number":"952235","type":"Rental","status":"Active","businessName":"DAT 12131 LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-05-22","latestIssueDate":"2026-04-07","expirationDate":"2027-05-21","inactiveDate":null}],"units":2,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39275: Closed · Complete; related permit 1016725. Use permit #645631: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: AP-2021-000431 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 (45 COLTS GAIT, MARLTON NJ, 08053).","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":"4 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 12, 2021.","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":"1 fire/suppression-related permit 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 24 historical violations across 8 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"}]}