{"asOf":"2026-07-10T07:41:44.252Z","block":"600-699 S 10TH ST","blockUrl":"https://blockreport.homes/block/600-699-s-10th-st","address":"601 S 10TH ST","parcelNumber":"871505300","source":"https://property.phila.gov/?p=871505300","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 3 STY MASON","useLabel":"Mixed-use","owner":"L-W PROPERTIES","coOwner":null,"marketValue":539800,"livableArea":1956,"yearBuilt":1915,"lastSale":{"price":1155000,"date":"2020-04-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"4222481","date":"2017-02-07","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null},{"number":"4222476","date":"2017-02-07","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"4222477","date":"2017-02-07","title":"UNIT STORAGE BATTERY SYS TEST","status":"COMPLIED","resolutionDate":null},{"number":"4222478","date":"2017-02-07","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"4222479","date":"2017-02-07","title":"HANDRAILS AND GUARDS","status":"COMPLIED","resolutionDate":null},{"number":"4222486","date":"2017-02-07","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null},{"number":"4222487","date":"2017-02-07","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"4222485","date":"2017-02-07","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"572448","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-02-08","completedDate":"2017-04-12","violations":[{"number":"4222481","date":"2017-02-07","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null},{"number":"4222476","date":"2017-02-07","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"4222477","date":"2017-02-07","title":"UNIT STORAGE BATTERY SYS TEST","status":"COMPLIED","resolutionDate":null},{"number":"4222478","date":"2017-02-07","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"4222479","date":"2017-02-07","title":"HANDRAILS AND GUARDS","status":"COMPLIED","resolutionDate":null}]},{"number":"572449","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-02-08","completedDate":"2017-04-12","violations":[{"number":"4222486","date":"2017-02-07","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null},{"number":"4222487","date":"2017-02-07","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"4222485","date":"2017-02-07","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2017,"n":8,"worst":null}],"investigations":[{"caseNumber":"572448","date":"2017-02-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"572449","date":"2017-02-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"572449","date":"2017-04-12","type":"CI INSP","status":"PASSED"},{"caseNumber":"572448","date":"2017-04-12","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.942690223946535,"lng":-75.15850554391969,"geom":{"type":"Polygon","coordinates":[[[-75.158444188,39.942709095],[-75.158454222,39.942657232],[-75.158568231,39.942671991],[-75.15855552,39.942723297],[-75.158444188,39.942709095]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-001488","type":"Fire Alarm Certification","inspectionDate":"2022-10-27","result":"Certified","expirationDate":"2023-10-27","buildingId":"1511005"},{"number":"BC-2023-020338","type":"Fire Alarm Certification","inspectionDate":"2023-09-27","result":"Certified","expirationDate":"2024-09-27","buildingId":"1511005"},{"number":"BC-2024-024387","type":"Fire Alarm Certification","inspectionDate":"2024-08-28","result":"Certified","expirationDate":"2025-08-28","buildingId":"1511005"},{"number":"BC-2025-018485","type":"Fire Alarm Certification","inspectionDate":"2025-07-11","result":"Certified","expirationDate":"2026-07-11","buildingId":"1511005"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":652,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"420 BAINBRIDGE ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) ACCESSORY DOUBLE FACED PROJECTING SIGN, THREE (3) ACCESSORY AWNING SIGNS (NO COPY ON THE SIDES OF THE AWNING), THREE (3) WINDOW SIGNS AND ONE (1) DOOR SIGN ACCESSORY TO THE PROPOSED REAL ESTATE OFFICE ON 1","status":"CLOSED","outcome":"Granted with conditions","date":"2012-02-08","number":"17049","relatedPermit":"367914"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":430000,"taxable":430000},{"y":2017,"v":430000,"taxable":430000},{"y":2018,"v":782000,"taxable":430000},{"y":2019,"v":805400,"taxable":442867},{"y":2020,"v":813400,"taxable":447266},{"y":2021,"v":813400,"taxable":447266},{"y":2022,"v":813400,"taxable":447266},{"y":2023,"v":833700,"taxable":460180},{"y":2024,"v":833700,"taxable":460180},{"y":2025,"v":819300,"taxable":452254},{"y":2026,"v":819300,"taxable":452254},{"y":2027,"v":539800,"taxable":297936}],"taxNow":6331,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"368921","date":"2011-10-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-01-17","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS. REMOVAL OF SHEETROCK TO UNCOVER EXPOSED WALLS, REMOVAL OF THREE 1ST FLOOR WINDOWS, INSTALLATION OF 3 COMMERCIAL PLATE GLASS WINDOWS IN EXISTING OPENINGS. FIRE RATED ASSEMBLIES ARE REQUIRED TO BE MAINTAINED AT ALL TIMES. NEW CONSTRUCTION, PLUMBING, ELECTRICAL, MECHANICAL, AND FIRE SUPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"681515","date":"2016-06-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-01-24","scope":"RELOCATE STAIRCASE TO 2ND FLOOR AND SEAL EXISTING ACCESS TO 2ND FLOOR AS SHOWN ON PLANS. BUILDI PARTITION WALL AS SOWN AROUND STAIRCASE 1 HOUR RATED. FRAME UP NEW STAIR OPENING AS SHOWN ONFRAMING PLAN. SEPARATE PERMIT REQ'D FOR 1ST & 2ND FLOOR FITOUT."},{"number":"709963","date":"2016-07-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"722476","date":"2016-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-24","scope":"REPLACE 5 LIGHTS ON 2ND AND 3RD FLOOR. REPLACE 10 OUTLETS IN THE 1ST FLOOR (MIXED USE)SOUTH DISTRICT"},{"number":"723629","date":"2016-09-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"1ST FLOOR USE FOR PREPARED FOOD SHOP. 1 RESIDENTIAL UNIT ABOVE"},{"number":"726978","date":"2016-10-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-06","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR PREPARED FOOD SHOP ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS."},{"number":"724177","date":"2016-10-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A PREPARED FOOD SHOP ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. SEPARATE ZONING AND BUILDING PERMITS REQUIRED FOR EXTERIOR SIGNAGE. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"727419","date":"2016-11-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-01","scope":"INSTALL 2 SETS OF WIDE CHANNEL LETTERS ON RACEWAY, 1 ON SOUTH ELEVATION AND 1 ELEVATION AND 1 ON EAST SIDE"},{"number":"733451","date":"2016-11-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-12-14","scope":"FOR INSTALLATION OF TWO (2) INTERNALLY ILLUMINATED CHANNEL LETTERS (FLAT WALL) SIGNS (2) F/W 23\"H X 12'-4\" W, FOR A PREPARED FOOD SHOP ON FIRST FLOOR OF AN EXISTING STRUCTTURE AS PER PLANS, **SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"732669","date":"2016-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"ALTERATION: INTERIOR PLUMBING FOR A FIT-OUT OF PRE-PREPARED FOOD STORE (SNAP KITCHEN). NO FOOD PREPARATION ON PREMISES. INSTALL RPZ 3/4\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. THE USE OF PLASTIC PIPE MATERIALS ARE NOT PERMITED, PER CODE SECTIONS P-902.5 & P-1102.3."},{"number":"737474","date":"2016-12-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"WIRE SNAP KITCHEN AS PER PLAN AND 2008 NEC CODE."},{"number":"ZP-2022-008915","date":"2022-08-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"},{"number":"CP-2022-004532","date":"2022-08-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-23","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO AN EXISTING TENANT SPACE ON THE 1ST FLOOR LEVEL FOR USE AS A MERCANTILE OCCUPANCY(RETAIL SALES OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. . 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":"PP-2022-013621","date":"2022-09-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-23","scope":"Install Lav"},{"number":"ZP-2022-009273","date":"2022-11-03","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-02-01","scope":"FOR THE INSTALLATION OF TWO(2) STATICALLY ILLUMINATION SINGLE-FACED FLATWALL SIGNS. SIZES AND LOCATIONS AS SHOW IN PLAN."},{"number":"MP-2022-004646","date":"2022-11-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-23","scope":"FOR THE INSTALLATION OF TWO (2) APPLIANCES (NOT CONNECTED TO DUCTWORK). APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2022-012352","date":"2022-12-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-13","scope":"install 16 ceiling lights and 12 convenience receptacles gfci protected in the basement. Modify existing receptacles in cabinets on first floor. Install two ne data lines. Electrical service is existing."},{"number":"GP-2022-009804","date":"2022-12-13","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-02-01","scope":"FOR THE INSTALLATION OF TWO (2) STATICALLY ILLUMINATION SINGLE-FACED FLATWALL SIGNS. FOR A PREVIOUSLY APPROVED RETAIL SALES. AS PER PLANS."}],"storyTag":"Renovated & sold on","storyDelta":1.38,"timeline":[{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"sale","p":925000},{"y":2017,"k":"viol","w":"8 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"sale","p":1155000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"725090","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SNAP KITCHEN PHILADELPHIA LLC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2017-01-06","latestIssueDate":"2019-01-09","expirationDate":"2020-01-05","inactiveDate":"2020-03-05"},{"number":"725097","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SNAP KITCHEN PHILADELPHIA LLC","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2017-01-06","latestIssueDate":"2019-01-09","expirationDate":"2020-01-05","inactiveDate":"2020-03-05"},{"number":"762588","type":"Sidewalk Cafe","status":"Inactive","businessName":"Snap Kitchen","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2018-01-17","latestIssueDate":"2019-01-23","expirationDate":"2020-01-16","inactiveDate":"2020-03-16"},{"number":"839966","type":"Rental","status":"Inactive","businessName":"SPLASH PAD LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-03-13","latestIssueDate":"2020-03-13","expirationDate":"2021-03-12","inactiveDate":"2021-05-11"},{"number":"842099","type":"Rental","status":"Active","businessName":"LW Properties","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-05-14","latestIssueDate":"2026-03-30","expirationDate":"2027-05-13","inactiveDate":null}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #723629: 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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 12, 2017.","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 #725090: Inactive since Mar 5, 2020; Dumpster License - Public ROW #725097: Inactive since Mar 5, 2020; Sidewalk Cafe #762588: Inactive since Mar 16, 2020","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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 8 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 11, 2026","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"}]}