{"asOf":"2026-07-10T17:57:40.432Z","block":"200-299 S 16TH ST","blockUrl":"https://blockreport.homes/block/200-299-s-16th-st","address":"218 S 16TH ST","parcelNumber":"871299830","source":"https://property.phila.gov/?p=871299830","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 4 STY MASONRY","useLabel":"Apartment building","owner":"CHANCELLOR INVESTMENT HOL","coOwner":null,"marketValue":680700,"livableArea":3720,"yearBuilt":1920,"lastSale":{"price":1525000,"date":"2015-03-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"2856747","date":"2013-04-26","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856748","date":"2013-04-26","code":"PM-405.3/5","title":"INT-WATER HEATER VALVES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856741","date":"2013-04-26","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856742","date":"2013-04-26","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856743","date":"2013-04-26","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856746","date":"2013-04-26","code":"PM-304.8/4","title":"EXT S-DOORS SELF-CLOSING/APP L","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856744","date":"2013-04-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856745","date":"2013-04-26","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4429401","date":"2017-07-12","code":"A-301.1/68","title":"PERMB- EXT SIDING - WALL ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4429402","date":"2017-07-12","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4429400","date":"2017-07-12","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"377967","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-29","completedDate":"2016-07-20","violations":[{"number":"2856747","date":"2013-04-26","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856748","date":"2013-04-26","code":"PM-405.3/5","title":"INT-WATER HEATER VALVES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856741","date":"2013-04-26","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856742","date":"2013-04-26","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856743","date":"2013-04-26","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856746","date":"2013-04-26","code":"PM-304.8/4","title":"EXT S-DOORS SELF-CLOSING/APP L","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856744","date":"2013-04-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2856745","date":"2013-04-26","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"593443","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2017-07-12","completedDate":"2018-12-15","violations":[{"number":"4429401","date":"2017-07-12","code":"A-301.1/68","title":"PERMB- EXT SIDING - WALL ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4429402","date":"2017-07-12","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4429400","date":"2017-07-12","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":8,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"377967","date":"2013-04-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"377967","date":"2013-05-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"377967","date":"2013-07-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"377967","date":"2013-11-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"377967","date":"2013-11-22","type":"PRECOURT","status":"NONE"},{"caseNumber":"593443","date":"2017-07-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"593443","date":"2017-08-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"593443","date":"2018-12-15","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949171644724785,"lng":-75.16783869461634,"geom":{"type":"Polygon","coordinates":[[[-75.16772527,39.949178355],[-75.16773383,39.949137711],[-75.167952118,39.949164933],[-75.167943559,39.949205579],[-75.16772527,39.949178355]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":930,"zoning":"CMX5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"24 WARREN ST, NEW YORK NY, 10007","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR PREPARING AND SERVING OF HOT AND COLD FOOD FOR TAKE-OUT AS PART OF AN EXISTING EAT-IN RESTAURANT ON THE FIRST AND SECOND FLOORS IN THE SAME BUILDING WITH AN EXISTING TWO (2) FAMILY DWELLING.","status":"CLOSED","outcome":"Withdrawn","date":"2009-05-26","number":"7412","relatedPermit":"176486"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A SIT DOWN RESTAURANT ON CELLAR, 1ST AND 2ND FLOORS AND TWO (2) FAMILY\nDWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2019-06-05","number":"37039","relatedPermit":"948481"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":580900,"taxable":580900},{"y":2017,"v":580900,"taxable":580900},{"y":2018,"v":1005700,"taxable":1005700},{"y":2019,"v":1035800,"taxable":1035800},{"y":2020,"v":1046100,"taxable":1046100},{"y":2021,"v":1046100,"taxable":1046100},{"y":2022,"v":1046100,"taxable":1046100},{"y":2023,"v":1169900,"taxable":1169900},{"y":2024,"v":1169900,"taxable":1169900},{"y":2025,"v":735000,"taxable":735000},{"y":2026,"v":735000,"taxable":735000},{"y":2027,"v":680700,"taxable":680700}],"taxNow":10289,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"159715","date":"2008-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-25","scope":"CURB TRAP AND FRESH AIR INLET"},{"number":"161508","date":"2008-06-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-01","scope":"REPLACE LATERAL"},{"number":"628142","date":"2015-07-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-29","scope":"COMPLETE DEMOLITION OF ENTIRE STRUCTURE. WITHOUT PREJUDICE TO , OR ABANDONMENT OF, ALL PRIOR APPLICATIONS, PERMITS AND APPROVALS"},{"number":"639111","date":"2015-10-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-05","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PENTHOUSE (FOR ACCESS TO ROOFTOP MECHANICALS). SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS A SIT DOWN RESTAURANT ON THE FIRST FLOOR, LIBRARIES AND CULTURAL EXHIBITS ON THE SECOND, TWELFTH, THIRTEENTH AND FOURTEENTH FLOORS, BUSINESS AND PROFESSIONAL OFFICES ON THE THIRD THROUGH ELEVENTH FLOORS AND SINGLE FAMILY HOUSEHOLD LIVING ON THE FIFTEENTH FLOOR WITH ACCESSORY MECHANICALS AND STORAGE ON THE B1 & B2 LEVELS AND ROOF TOP MECHANICAL EQUIPMENT. NO SIGNS ON THIS PERMIT."},{"number":"808366","date":"2018-03-26","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-15","scope":"INSTALL TEMPORARY VINYL WALL WRAP AROUND EXTERIOR OF FOUR STORY BUILDING ON 2 SIDES."},{"number":"948481","date":"2019-06-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-06-18","scope":"PER ZBA PROVISO - VENTILATION ROOF MOUNTED; NO TRASH PICK UP OR DELIVERIES BEFORE 7 AM MONDAY - FRIDAY OR BEFORE 8 AM ON WEEKENDS; NO AMPLIFIED MUSIC OUTSIDE PREMISES. FOR A SIT DOWN RESTAURANT ON CELLAR, 1ST AND 2ND FLOORS AND TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"961738","date":"2019-08-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-22","scope":"LEVEL III ALTERATIONS (NO CHANGE OF OCCUPANCY, C.O. TO BE ISSUED TO DOCUMENT PREVIOUSLY UNCERTIFIED BUILDING) FOR RENOVATIONS TO A RESTAURANT ON THE BASEMENT THROUGH SECOND FLOORS AND TWO-FAMILY DWELLING ON THE THIRD AND FOURTH FLOORS OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2009* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"PP-2020-010335","date":"2020-10-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-22","scope":"Tie-in and install new sanitary, water and vent piping to new plumbing fixtures."},{"number":"MP-2020-004558","date":"2020-10-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-22","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AHU'S , AND NINE (9) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2020-009194","date":"2021-02-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-22","scope":"Demo existing and provide new panel boards,new house panel and associated loads, lighting, receptacles, equipment connections . Install fire alarm and security as PER APPROVED DRAWINGS 2017 NEC AND 2016 NFPA-72."},{"number":"CP-2020-006766","date":"2021-08-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-19","scope":"Installation of new metal canopies over the existing entrance/exit doors on 16th Street and Chancellor Street"},{"number":"ZP-2025-007222","date":"2025-09-10","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR REMOVAL OF ONE EXISTING AWNING SIGN AND ERECTION OF NEW ONE (1) AWING SIGN ON AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."}],"storyTag":"Improved","storyDelta":-0.16,"timeline":[{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":false,"licenses":[{"number":"279802","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PATRICK ZENG (T/A YIN'S SALAD BAR)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1995-11-07","latestIssueDate":"2007-02-13","expirationDate":"2010-07-31","inactiveDate":null},{"number":"204423","type":"Food Preparing and Serving","status":"Inactive","businessName":"ESAG INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-01-23","latestIssueDate":"2004-01-23","expirationDate":"2005-04-30","inactiveDate":null},{"number":"298299","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"UM D ITALIA INC","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-13","latestIssueDate":"2006-03-28","expirationDate":"2007-03-31","inactiveDate":"2011-12-14"},{"number":"207951","type":"Food Preparing and Serving","status":"Inactive","businessName":"UMA D ITALIA INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-08-10","latestIssueDate":"2006-04-19","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"251642","type":"Rental","status":"Inactive","businessName":"THEODORIS ATHANASIADIS (C/O NICK ATHANASIADAS)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-04-24","latestIssueDate":"2005-04-24","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"324736","type":"Sidewalk Cafe","status":"Inactive","businessName":"UMA D ITALIA INC","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2005-06-30","latestIssueDate":"2005-06-30","expirationDate":"2006-06-30","inactiveDate":"2011-12-14"},{"number":"457122","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MI LAH LLC (MI LAH VEGETARIAN)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-09-23","latestIssueDate":"2014-04-24","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"489290","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"FEDEX KINKOS OFFICE & PRINT SVCS INC (C/O BUSINESS LICESE)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-04-28","latestIssueDate":"2024-03-01","expirationDate":"2025-03-31","inactiveDate":"2025-05-30"},{"number":"488585","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MI LAH LLC (MI LAH VEGETARIAN)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-09-01","latestIssueDate":"2014-03-25","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"609652","type":"Rental","status":"Closed","businessName":"PHILADELPHIA CHANCELLOR LP","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-11-05","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"828448","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"FEDEX KINKOS OFFICE & PRINT SVCS INC (C/O BUSINESS LICESE)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2019-11-05","latestIssueDate":"2026-04-15","expirationDate":"2026-11-04","inactiveDate":null},{"number":"890417","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Chancellor Investment Holdings LLC (Andra Hem)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-03-23","latestIssueDate":"2026-04-03","expirationDate":"2027-03-22","inactiveDate":null}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #7412: CLOSED · Withdrawn; related permit 176486. Use permit #628142: COMPLETED.","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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 15, 2018.","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":"3 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":"Dumpster License - Private Property #279802: Inactive; Food Preparing and Serving #204423: Inactive; Dumpster License - Public ROW #298299: Inactive since Dec 14, 2011; Food Preparing and Serving #207951: Inactive since Dec 22, 2012","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 2 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"}]}