{"asOf":"2026-07-11T02:05:40.788Z","block":"100-199 S 18TH ST","blockUrl":"https://blockreport.homes/block/100-199-s-18th-st","address":"122 S 18TH ST","parcelNumber":"871269550","source":"https://property.phila.gov/?p=871269550","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 4 STY MASONRY","useLabel":"Apartment building","owner":"18TH & SANSOM STREET LP","coOwner":null,"marketValue":1157400,"livableArea":3795,"yearBuilt":1890,"lastSale":{"price":3,"date":"1995-04-11T04:00:00Z"},"openViolations":1,"violations":[{"number":"1927461","date":"2010-11-16","code":"A-301.1/44","title":"PERMB- INSTALL COM KIT EXHAUS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1927462","date":"2010-12-16","code":"A-301.1/31","title":"PERME- INSTALL SMKE DETECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1927466","date":"2010-12-16","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1927465","date":"2010-12-16","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1927464","date":"2010-12-16","code":"A-301.1/47","title":"PERMB- INSTALL FIREPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1927463","date":"2010-12-16","code":"A-301.1/45","title":"PERMB- INSTALL KIT EXH F SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4677793","date":"2018-01-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211954677","date":"2018-11-27","code":"PM13-311.1","title":"REQUIRED GRAFFITI REMOVAL","status":"CLOSED","resolutionDate":"2022-06-06","resolution":"CLOSED - 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ADMINISTRATIVELY"},{"number":"211954676","date":"2018-11-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSED","resolutionDate":"2022-06-06","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"707021","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-09-17","completedDate":"2020-03-01","violations":[{"number":"5225028","date":"2019-09-16","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5225025","date":"2019-09-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5225026","date":"2019-09-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5225027","date":"2019-09-16","code":"FC-13-901","title":"GENERAL REQ.- CITE CODE SECTIO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5225029","date":"2019-09-16","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-008291","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-29","completedDate":null,"violations":[{"number":"VI-2026-005430","date":"2026-01-29","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":6,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"258663","date":"2010-11-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"258663","date":"2010-12-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"258663","date":"2011-01-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"620198","date":"2018-01-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"620198","date":"2018-04-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"620198","date":"2018-05-17","type":"CI INSP","status":"CLOSED"},{"caseNumber":"620198","date":"2018-10-26","type":"PRECOURT","status":"PASSED"},{"caseNumber":"620198","date":"2018-11-07","type":"PRECOURT","status":"NONE"},{"caseNumber":"707021","date":"2019-09-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"707021","date":"2019-10-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"707021","date":"2020-02-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"665125","date":"2022-06-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-008291","date":"2026-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008291","date":"2026-02-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95105140182061,"lng":-75.17076223157473,"geom":{"type":"Polygon","coordinates":[[[-75.170570714,39.951062997],[-75.170582406,39.95101432],[-75.170816694,39.951044139],[-75.170828122,39.950993569],[-75.170910246,39.951004105],[-75.170888245,39.951103101],[-75.170570714,39.951062997]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1206,"zoning":"CMX5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"24 N BRYN MAWR AVE, BRYN MAWR PA, 19010","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 7/21/10 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #291279.","status":"OPEN","outcome":"APPROVED","date":"2010-08-31","number":"12503","relatedPermit":"291279"},{"type":"Building standards appeal","grounds":"ON 11/10/10 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #310898.","status":"OPEN","outcome":"APPROVED","date":"2010-12-07","number":"13867","relatedPermit":"310898"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1192600,"taxable":1192600},{"y":2017,"v":1192600,"taxable":1192600},{"y":2018,"v":1535400,"taxable":1535400},{"y":2019,"v":1581400,"taxable":1581400},{"y":2020,"v":1597200,"taxable":1597200},{"y":2021,"v":1597200,"taxable":1597200},{"y":2022,"v":1597200,"taxable":1597200},{"y":2023,"v":1677000,"taxable":1677000},{"y":2024,"v":1677000,"taxable":1677000},{"y":2025,"v":1153600,"taxable":1153600},{"y":2026,"v":1153600,"taxable":1153600},{"y":2027,"v":1157400,"taxable":1157400}],"taxNow":16148,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"281560","date":"2010-06-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-09-28","scope":"INTERIOR DEMOLITION AND RENOVATION SEPARATE USE REGISTRATION AND CERTIFICATES OF OCCUPANCIES REQUIRED PRIOR TO OCCUPANCY. PERMIT HOLDER MUST BE READY TO MAKE ANY BUILDING CHANGES THAT MAY BE REQUIRED FOR OCCUPANCY. NO CHANGES TO WINDOWS, DOORS OR EXTERIOR PER HISTORICAL COMMISSION"},{"number":"288819","date":"2010-07-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-07-01","scope":"USE VACANT SPACE FOR RESTAURANT AND BAR, EAT IN ONLY, LESS THAN 30 SEATS AND TO CREATE A BREACH IN WALL."},{"number":"296248","date":"2010-08-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"INTERIOR ALTERATIONS TO BASEMENT, 1ST FLR, 2ND FLR. SEPARATE PERMIT REQUIRED FOR CO/LO PRIOR TO OCCUPANCY."},{"number":"298940","date":"2010-08-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"INSTALL CONNECTIONS FOR THE FOLLOWING: (2) FLOOR SINKS,(2) FLOOR DRAINS, (1) TOILET, (1) LAV, UNDERGROUND ONLY"},{"number":"301710","date":"2010-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"INSTALL WATER DRAINAGE FOR RESTAURANT(CENTRAL DIS) FOOD PREP"},{"number":"291279","date":"2010-10-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-12-27","scope":"CERTIFICATE OF OCCUPANCY FOR RESTAURANT ON B-2ND FLOOR AND EXTENDING INTO 124 S. 18TH STREET."},{"number":"303915","date":"2010-10-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"INSTALL 11 HEAT PUMP UNITS, (7) EXHAUST FANS, (2) DUCT EXHAUST AND (1) MAKE UP AIR UNITS FOR RESTAURANT EXTENDING INTO 124 S 18TH STREET."},{"number":"309417","date":"2010-11-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"INSTALLATION OF NEW COMPLETE SPRINKLER SYSTEM IN BREACHED BUILDING 122 & 124 S18TH, FDC, SERVICE LINES, FIRE PUMP, AS PER PLANS AND CALCS. PROVIDE 2 SEPARATE SERVICES FOR 2 SEPARATE PROPERTIES (122 & 124 S 18TH)"},{"number":"307561","date":"2010-11-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"AMEND PERMIT NO.296248 AS INDICATED ON PLAN."},{"number":"303834","date":"2010-11-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"INSTALL 70 LIGHT FIXTURES, 80 RECEPTACLES, 25 SWITCHES, 8 PANELS, HVAC & CONNECT RESTAURANT EQUIPMENT. INSTALL 70 LIGHT FIXTURES, 80 RECEPTACLES, 25 SWITCHES, 8 PANELS, HVAC & CONNECT RESTAURANT EQUIPMENT."},{"number":"316989","date":"2010-12-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"install 20 teldata locations and 10 security cameras,install 8 pull stations,36 strobes,10 duct detectors as pr 2008 nec install 20 teldata locations and 10 security cameras,install 8 pull stations,36 strobes,10 duct detectors as pr 2008 nec"},{"number":"318207","date":"2010-12-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-18","scope":"INSTALL (1) KITCHEN HOOD (UL710) FOR RESTAURANT AS PER PLANS. SEE AP#317121 FOR PLANS IN 124 S. 18TH ST."},{"number":"318208","date":"2010-12-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-01-18","scope":"INSTALL (1) 6 GALLON ANSUL FIRE SUPPRESSION SYSTEM. SEE AP#318207 FOR KITCHEN HOOD PERMIT."},{"number":"995988","date":"2019-07-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-31","scope":"REPLACE CURB TRAP MAIN DRAIN AS PER 2004 PPC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"appeal","w":"Appeal approved"},{"y":2010,"k":"permit","w":"New Construction"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"204733","type":"Food Preparing and Serving","status":"Inactive","businessName":"THE FISH MARKET INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-12","latestIssueDate":"2002-04-12","expirationDate":"2003-04-30","inactiveDate":null},{"number":"207140","type":"Food Preparing and Serving","status":"Inactive","businessName":"CAIKER INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2006-05-05","expirationDate":"2007-04-30","inactiveDate":"2006-05-05"},{"number":"356317","type":"Rental","status":"Active","businessName":"18TH & SANSOM STREET LTD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2006-02-24","latestIssueDate":"2026-03-03","expirationDate":"2027-02-28","inactiveDate":null},{"number":"366986","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SANSOM 18 INC (MANTRA)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2006-05-05","latestIssueDate":"2009-05-28","expirationDate":"2010-04-30","inactiveDate":"2010-12-23"},{"number":"522107","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"EIGHTEENTH STREET RESTAURANT PARTNER","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2010-12-23","latestIssueDate":"2026-03-31","expirationDate":"2027-04-30","inactiveDate":null},{"number":"522109","type":"Sidewalk Cafe","status":"Active","businessName":"EIGHTEENTH STREET RESTAURANT PARTNER","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2010-12-23","latestIssueDate":"2026-06-30","expirationDate":"2027-06-30","inactiveDate":null},{"number":"522208","type":"Dumpster License - Private Property","status":"Active","businessName":"EIGHTEENTH STREET RESTAURANT PARTNER","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-12-28","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"702543","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"EIGHTEENTH STREET RESTAURANT PARTNER","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2016-05-20","latestIssueDate":"2016-05-20","expirationDate":"2016-05-21","inactiveDate":null},{"number":"844060","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"EIGHTEENTH STREET RESTAURANT PARTNER","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-20","latestIssueDate":"2021-12-21","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"units":5,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #288819: 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":"2 permits not marked completed: 303834 (Expired), 316989 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"15 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 (24 N BRYN MAWR AVE, BRYN MAWR PA, 19010).","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 1890 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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Feb 26, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204733: Inactive; Food Preparing and Serving #207140: Inactive since May 5, 2006; Food Preparing and Serving (30+ SEATS) #366986: Inactive since Dec 23, 2010; Food Estab, Retail Non-Permanent Location (Event) #702543: Inactive","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":"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/"}],"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"}]}