{"asOf":"2026-07-10T14:54:41.856Z","block":"5800-5899 CRITTENDEN ST","blockUrl":"https://blockreport.homes/block/5800-5899-crittenden-st","address":"5853 CRITTENDEN ST","parcelNumber":"591239400","source":"https://property.phila.gov/?p=591239400","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"HARPER JAMILLAH R","coOwner":null,"marketValue":212900,"livableArea":1765,"yearBuilt":1915,"lastSale":{"price":225000,"date":"2021-10-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3342232","date":"2013-03-08","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342238","date":"2013-03-08","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342239","date":"2013-03-08","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342237","date":"2013-03-08","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342236","date":"2013-03-08","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342235","date":"2013-03-08","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342234","date":"2013-03-08","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342233","date":"2013-03-08","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null},{"number":"3325229","date":"2014-02-24","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null},{"number":"3325230","date":"2014-02-24","title":"PERMP- INST SANITARY PIPE SYS","status":"COMPLIED","resolutionDate":null},{"number":"3325228","date":"2014-02-24","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null},{"number":"3325234","date":"2014-02-24","title":"SWO- AND BLDG PERMIT REVOKED","status":"COMPLIED","resolutionDate":null},{"number":"3325233","date":"2014-02-24","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null},{"number":"3325232","date":"2014-02-24","title":"PERMP- INST FIXTURE W/O PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"3325231","date":"2014-02-24","title":"PERMP- INST DOMEST PIPE SYS","status":"COMPLIED","resolutionDate":null},{"number":"3544684","date":"2015-05-05","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null},{"number":"3544683","date":"2015-05-05","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null},{"number":"3544682","date":"2015-05-05","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null},{"number":"3544681","date":"2015-05-05","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null},{"number":"4091886","date":"2016-09-23","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"4091885","date":"2016-09-23","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null},{"number":"4091884","date":"2016-09-23","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"5016186","date":"2019-04-26","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null},{"number":"5016184","date":"2019-04-26","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"5016185","date":"2019-04-26","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"VI-2024-018420","date":"2024-03-20","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-04-04"},{"number":"3092260","date":"2014-02-21","title":"PERMB- WORK NOT SAME AS PERMIT","status":"ERROR","resolutionDate":null}],"violationCases":[{"number":"372081","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-03-08","completedDate":null,"violations":[{"number":"3342232","date":"2013-03-08","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342238","date":"2013-03-08","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342239","date":"2013-03-08","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342237","date":"2013-03-08","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342236","date":"2013-03-08","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342235","date":"2013-03-08","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342234","date":"2013-03-08","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSEDCASE","resolutionDate":null},{"number":"3342233","date":"2013-03-08","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"419762","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-02-24","completedDate":"2016-07-20","violations":[{"number":"3325229","date":"2014-02-24","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null},{"number":"3325230","date":"2014-02-24","title":"PERMP- INST SANITARY PIPE SYS","status":"COMPLIED","resolutionDate":null},{"number":"3325228","date":"2014-02-24","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null},{"number":"3325234","date":"2014-02-24","title":"SWO- AND BLDG PERMIT REVOKED","status":"COMPLIED","resolutionDate":null},{"number":"3325233","date":"2014-02-24","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null},{"number":"3325232","date":"2014-02-24","title":"PERMP- INST FIXTURE W/O PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"3325231","date":"2014-02-24","title":"PERMP- INST DOMEST PIPE SYS","status":"COMPLIED","resolutionDate":null}]},{"number":"453313","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-09-19","completedDate":null,"violations":[{"number":"3544684","date":"2015-05-05","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null},{"number":"3544683","date":"2015-05-05","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null},{"number":"3544682","date":"2015-05-05","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null},{"number":"3544681","date":"2015-05-05","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"556566","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-23","completedDate":"2016-10-13","violations":[{"number":"4091886","date":"2016-09-23","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"4091885","date":"2016-09-23","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null},{"number":"4091884","date":"2016-09-23","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"681869","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-04-26","completedDate":"2019-07-11","violations":[{"number":"5016186","date":"2019-04-26","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null},{"number":"5016184","date":"2019-04-26","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"5016185","date":"2019-04-26","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2024-022541","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-03-20","completedDate":"2024-04-04","violations":[{"number":"VI-2024-018420","date":"2024-03-20","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-04-04"}]},{"number":"517880","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3092260","date":"2014-02-21","title":"PERMB- WORK NOT SAME AS PERMIT","status":"ERROR","resolutionDate":null}]}],"violYears":[{"y":2013,"n":8,"worst":null},{"y":2014,"n":8,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"372081","date":"2013-03-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"372081","date":"2013-04-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"372081","date":"2013-05-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"419762","date":"2014-02-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"419762","date":"2014-03-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"419762","date":"2014-04-09","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"372081","date":"2014-04-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"419762","date":"2014-09-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"419762","date":"2014-09-19","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"372081","date":"2014-09-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"453313","date":"2015-05-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"CF-2024-022541","date":"2024-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022541","date":"2024-04-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":5,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.054272473417775,"lng":-75.16014306963139,"geom":{"type":"Polygon","coordinates":[[[-75.160044203,40.054334853],[-75.16019989,40.054184918],[-75.160242444,40.054210976],[-75.160086635,40.054360795],[-75.160044203,40.054334853]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":5,"baths":3,"stories":2,"lotArea":1077,"zoning":"RM1","grade":"C+","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"5853 CRITTENDEN ST, PHILADELPHIA PA, 19138","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":153.14,"principal":0,"interest":23.86,"penalty":25.47}],"taxNet":153.14,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":36600,"taxable":36600},{"y":2017,"v":36600,"taxable":36600},{"y":2018,"v":36600,"taxable":36600},{"y":2019,"v":77200,"taxable":77200},{"y":2020,"v":78200,"taxable":78200},{"y":2021,"v":78200,"taxable":78200},{"y":2022,"v":78200,"taxable":78200},{"y":2023,"v":145700,"taxable":145700},{"y":2024,"v":145700,"taxable":145700},{"y":2025,"v":230000,"taxable":130000},{"y":2026,"v":230000,"taxable":130000},{"y":2027,"v":212900,"taxable":112900}],"taxNow":1820,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"513496","date":"2013-12-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"REVOKED","completedDate":null,"scope":"INSTALL 200AMP SERVICE WITH 3 GANG METER SOCKET AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"517880","date":"2014-01-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL TWELVE WINDOWS. INSTALL VINLY SIDING. PAINT THE WHOLE HOUSE AND INSTALL (8) INTERIOR DOORS."},{"number":"533450","date":"2014-04-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"REVOKED","completedDate":null,"scope":"12 FIXTURES WITH PIPING"},{"number":"610237","date":"2015-05-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-14","scope":"LEGALIZE USE AS A 2 FAMILY DWELING"},{"number":"697833","date":"2016-06-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-07","scope":"FOR TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING THREE (3) STORY STRUCTURE,"},{"number":"730356","date":"2016-11-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-02-02","scope":"INTERIOR DEMOLITION AND RENOVATION OF TWO FAMILY DWELLING, AS PER PLANS, AND LIMITED TO SQUARE FOOTAGE AS LISTED ON THIS PERMIT. ALL WORK SHALL CONFORM TO REQUIREMENTS OF 2009IEBC AND 2009IRC, AS APPLICABLE. USE OF BASEMENT FOR STORAGE AND UTILITES ONLY."},{"number":"736510","date":"2016-11-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE TWO (2), 100-AMP BREAKER PANELS & PARTIAL RE-WIRE OF OUTLETS & LIGHTS WITHIN A TWO-FAMILY DWELLING; ALL WORK DONE AS PER 2008 NEC."},{"number":"740330","date":"2016-12-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2018-07-23","scope":"2 WC,2 SINKS,1 BATH TUB AND KITCHEN SINK (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"EP-2021-014349","date":"2021-12-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-02","scope":"Duplex property REPLACE TWO (2), 100-AMP BREAKER PANELS & PARTIAL RE-WIRE OF OUTLETS & LIGHTS WITHIN A TWO-FAMILY DWELLING AS PER 2014 NEC"},{"number":"PP-2021-023534","date":"2021-12-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-02","scope":"2 kitchen and 2 full bath"},{"number":"MP-2021-008933","date":"2021-12-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-26","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. (For the legalisation of HVAC equipment previously installed by others; (7) HVAC split systems and AC compressors. AC compressors mounted to exterior wall(s). No ductwork needed or installed)."}],"storyTag":"Renovated & sold on","storyDelta":13.06,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"sale","p":225000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"552323","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GMAC MORTGAGE CORPORATION (CYPREXX SERVICES)","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-01-13","latestIssueDate":"2012-01-13","expirationDate":"2013-02-28","inactiveDate":"2013-08-08"},{"number":"601903","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HILDA M SALABERRY (AKA HILDA PADILLA)","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-08-08","latestIssueDate":"2014-05-05","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"898353","type":"Rental","status":"Expired","businessName":"Jamillah Rashida Harper","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-06-13","latestIssueDate":"2025-07-07","expirationDate":"2026-06-12","inactiveDate":null}],"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events 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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 58% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $145,700 to $230,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #610237: COMPLETED. The history also contains “PERM Z- 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 513496 (REVOKED), 517880 (EXPIRED), 533450 (REVOKED), 740330 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"9 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 4, 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 #552323: Inactive since Aug 8, 2013; Vacant Residential Property / Lot #601903: Inactive since Apr 29, 2015","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 27 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. 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"}]}