{"asOf":"2026-07-10T07:48:37.871Z","block":"1700-1799 S 10TH ST","blockUrl":"https://blockreport.homes/block/1700-1799-s-10th-st","address":"1710 S 10TH ST","parcelNumber":"871034550","source":"https://property.phila.gov/?p=871034550","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"DI TOMO LILLIAN","coOwner":null,"marketValue":548700,"livableArea":3228,"yearBuilt":1900,"lastSale":{"price":1,"date":"1994-08-04T04:00:00Z"},"openViolations":5,"violations":[{"number":"1544930","date":"2009-03-06","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null},{"number":"1544929","date":"2009-03-06","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null},{"number":"VI-2024-101099","date":"2024-12-31","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-02-07"},{"number":"VI-2024-101100","date":"2024-12-31","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-10-31"},{"number":"VI-2024-101101","date":"2024-12-31","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2025-10-31"},{"number":"VI-2026-036428","date":"2026-05-28","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null},{"number":"VI-2026-036435","date":"2026-05-28","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036439","date":"2026-05-28","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036426","date":"2026-05-28","title":"NEW USE","status":"OPEN","resolutionDate":null},{"number":"VI-2026-036432","date":"2026-05-28","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036527","date":"2026-05-28","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036525","date":"2026-05-28","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036524","date":"2026-05-28","title":"SECURITY GRILLES\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036523","date":"2026-05-28","title":"VENTILATION- BATHROOMS","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036532","date":"2026-05-28","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036528","date":"2026-05-28","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036526","date":"2026-05-28","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-06-25"}],"violationCases":[{"number":"193928","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-14","completedDate":"2011-03-23","violations":[{"number":"1544930","date":"2009-03-06","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null},{"number":"1544929","date":"2009-03-06","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2024-130433","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2024-12-31","completedDate":"2025-10-31","violations":[{"number":"VI-2024-101099","date":"2024-12-31","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-02-07"},{"number":"VI-2024-101100","date":"2024-12-31","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-10-31"},{"number":"VI-2024-101101","date":"2024-12-31","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2025-10-31"}]},{"number":"CF-2026-059933","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-28","completedDate":null,"violations":[{"number":"VI-2026-036428","date":"2026-05-28","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null},{"number":"VI-2026-036435","date":"2026-05-28","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036439","date":"2026-05-28","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036426","date":"2026-05-28","title":"NEW USE","status":"OPEN","resolutionDate":null},{"number":"VI-2026-036432","date":"2026-05-28","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-25"}]},{"number":"CF-2026-060023","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-28","completedDate":"2026-06-25","violations":[{"number":"VI-2026-036527","date":"2026-05-28","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036525","date":"2026-05-28","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036524","date":"2026-05-28","title":"SECURITY GRILLES\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036523","date":"2026-05-28","title":"VENTILATION- BATHROOMS","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036532","date":"2026-05-28","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036528","date":"2026-05-28","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2026-06-25"},{"number":"VI-2026-036526","date":"2026-05-28","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-06-25"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2026,"n":12,"worst":null}],"investigations":[{"caseNumber":"193928","date":"2009-03-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"193928","date":"2009-06-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"193928","date":"2009-06-10","type":"BC INSP","status":"CLOSED"},{"caseNumber":"193928","date":"2009-07-16","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"193928","date":"2009-09-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"193928","date":"2009-12-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"193928","date":"2011-03-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-130433","date":"2024-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-130433","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-130433","date":"2025-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-130433","date":"2025-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-130433","date":"2025-10-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-059933","date":"2026-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-060023","date":"2026-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-060023","date":"2026-06-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":4,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.928076971086604,"lng":-75.16210088763201,"geom":{"type":"Polygon","coordinates":[[[-75.161972089,39.92808419],[-75.161983076,39.928035933],[-75.162229411,39.928069444],[-75.162218049,39.928118208],[-75.161972089,39.92808419]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-012176","type":"Fire Alarm Certification","inspectionDate":"2024-04-02","result":"Certified","expirationDate":"2025-04-02","buildingId":"1494087"},{"number":"BC-2024-033157","type":"Fire Alarm Certification","inspectionDate":"2024-04-11","result":"Certified","expirationDate":"2025-04-11","buildingId":"1494087"},{"number":"BC-2025-003542","type":"Fire Alarm Certification","inspectionDate":"2025-02-10","result":"Certified","expirationDate":"2026-02-10","buildingId":"1494087"},{"number":"BC-2026-015269","type":"Fire Alarm Certification","inspectionDate":"2026-05-30","result":"Certified","expirationDate":"2027-05-30","buildingId":"1494087"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1260,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6 BANYON DR, BLACKWOOD NJ, 08012","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Withdrawn","date":"2025-09-30","number":"HA-2025-000329","relatedPermit":null},{"type":"BSFP Permission Request","grounds":"Appellant is in the process of investigating and potentially remedying the alleged violations","status":"Submitted","outcome":null,"date":"2026-06-24","number":"HA-2026-002537","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use, Multi-Family Household Living (three units), within an existing structure.","status":"Prepare Meeting","outcome":null,"date":"2026-11-04","number":"ZP-2026-007440","relatedPermit":"ZP-2026-007440"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":195800,"taxable":195800},{"y":2017,"v":195800,"taxable":195800},{"y":2018,"v":392400,"taxable":392400},{"y":2019,"v":404100,"taxable":404100},{"y":2020,"v":408100,"taxable":408100},{"y":2021,"v":408100,"taxable":408100},{"y":2022,"v":408100,"taxable":408100},{"y":2023,"v":508300,"taxable":508300},{"y":2024,"v":508300,"taxable":508300},{"y":2025,"v":582600,"taxable":582600},{"y":2026,"v":582600,"taxable":582600},{"y":2027,"v":548700,"taxable":548700}],"taxNow":8155,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"420206","date":"2012-09-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"EXISTING GROCERY STORY WITH FOOD PREP AND SERVE"},{"number":"CP-2025-000003","date":"2025-02-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-31","scope":"FOR A LEVEL I INTERIOR ALTERATIONS TO AN EXISTING TENANT SPACE ON THE 1ST FLOOR LEVEL OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2025-001613","date":"2025-02-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-22","scope":"New wiring for Exist Sign and 4 Emergency lights Re-feeding equipment in basement with appropriate wiring."},{"number":"PP-2025-002620","date":"2025-05-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-31","scope":"Installation of plumbing fixtures with piping; 1 hand sink, 1 mop sink, 1 (3) compartment sink, 1 prep sink."},{"number":"ZP-2026-007440","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Use"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"viol","w":"12 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"198831","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LABELLA DOMENICK","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-05-19","latestIssueDate":"2003-05-19","expirationDate":"2004-04-30","inactiveDate":null},{"number":"219829","type":"Rental","status":"Active","businessName":"LILLIAN DITOMO","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2004-10-27","latestIssueDate":"2026-02-18","expirationDate":"2027-02-28","inactiveDate":null},{"number":"200183","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DONNA LABELLA","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2006-01-28","inactiveDate":"2012-08-31"},{"number":"323387","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DONNA LABELLA (LABELLAS)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-06-22","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"574414","type":"Food Preparing and Serving","status":"Closed","businessName":"DULLENE KAWASH (DEWS DELI)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-09-25","latestIssueDate":"2023-04-07","expirationDate":"2024-04-30","inactiveDate":null},{"number":"0987007","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"OLIVES ORGANICS INC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-08-22","latestIssueDate":"2025-08-22","expirationDate":"2026-08-21","inactiveDate":null}],"units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["5 open L&I violations","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","3 zoning/board appeals 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":"Appeal #ZP-2026-007440: Prepare Meeting; related permit ZP-2026-007440. Use permit #420206: COMPLETED. The history also contains “OCCUPIED W/O TCO OR 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: ZP-2026-007440 (Denied).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"5 open L&I violations","finding":"17 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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 (6 BANYON DR, BLACKWOOD NJ, 08012).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 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":"10 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 25, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #198831: Inactive; Food Establishment, Retail Permanent Location #200183: Inactive since Aug 31, 2012; Food Establishment, Retail Permanent Location #323387: Inactive since Dec 22, 2012; Food Preparing and Serving #574414: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 30, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}