{"asOf":"2026-07-11T07:55:10.597Z","block":"4500-4599 N 15TH ST","blockUrl":"https://blockreport.homes/block/4500-4599-n-15th-st","address":"4501 N 15TH ST","parcelNumber":"871519430","source":"https://property.phila.gov/?p=871519430","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW B/OFF-STR 2 STY MASON","useLabel":"Mixed-use","owner":"3A INVESTMENT LLC","coOwner":null,"marketValue":101900,"livableArea":1788,"yearBuilt":1940,"lastSale":{"price":181280,"date":"2023-02-16T05:00:00Z"},"openViolations":5,"violations":[{"number":"1694551","date":"2010-04-08","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1694550","date":"2010-04-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3281042","date":"2014-08-05","code":"PM-304.5/1","title":"EXT S-ACC DEV REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4005263","date":"2016-03-11","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4353266","date":"2016-07-14","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2023-083119","date":"2023-10-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-083120","date":"2023-10-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-083121","date":"2023-10-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-098865","date":"2024-12-16","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"SVN ISSUED","resolutionDate":"2024-12-16","resolution":"SVN ISSUED"},{"number":"VI-2026-039196","date":"2026-06-03","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039194","date":"2026-06-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039195","date":"2026-06-03","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039198","date":"2026-06-03","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039197","date":"2026-06-03","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"231334","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-04-13","completedDate":"2010-06-02","violations":[{"number":"1694551","date":"2010-04-08","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1694550","date":"2010-04-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"446357","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-05","completedDate":null,"violations":[{"number":"3281042","date":"2014-08-05","code":"PM-304.5/1","title":"EXT S-ACC DEV REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"523653","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2016-03-14","completedDate":"2016-09-14","violations":[{"number":"4005263","date":"2016-03-11","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"544140","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-07-14","completedDate":null,"violations":[{"number":"4353266","date":"2016-07-14","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-111021","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-24","completedDate":"2024-08-01","violations":[{"number":"VI-2023-083119","date":"2023-10-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-083120","date":"2023-10-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-083121","date":"2023-10-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-127441","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CLIP","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-12-16","completedDate":null,"violations":[{"number":"VI-2024-098865","date":"2024-12-16","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"SVN ISSUED","resolutionDate":"2024-12-16","resolution":"SVN ISSUED"}]},{"number":"CF-2026-064040","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-04","completedDate":null,"violations":[{"number":"VI-2026-039196","date":"2026-06-03","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039194","date":"2026-06-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039195","date":"2026-06-03","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039198","date":"2026-06-03","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039197","date":"2026-06-03","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":1,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"56797","date":"2006-01-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"78288","date":"2006-09-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"91068","date":"2006-11-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"78288","date":"2007-02-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"91068","date":"2007-04-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"231334","date":"2010-04-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"231334","date":"2010-05-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"231334","date":"2010-05-17","type":"CI INSP","status":"PASSED"},{"caseNumber":"446357","date":"2014-08-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"523653","date":"2016-03-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"523653","date":"2016-05-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"523653","date":"2016-06-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"523653","date":"2016-06-30","type":"CI INSP","status":"CLOSED"},{"caseNumber":"523653","date":"2016-07-12","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"523653","date":"2016-07-13","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"544140","date":"2016-07-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"544140","date":"2017-05-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"544140","date":"2017-06-16","type":"CI INSP","status":"CLOSED"},{"caseNumber":"CF-2023-111021","date":"2023-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111021","date":"2024-08-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-127441","date":"2024-12-16","type":null,"status":null},{"caseNumber":"CF-2026-064040","date":"2026-06-04","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2007,"fails":0,"passes":2},{"y":2010,"fails":2,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2016,"fails":5,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02174529309162,"lng":-75.14995121105314,"geom":{"type":"Polygon","coordinates":[[[-75.149808179,40.021749053],[-75.149817008,40.021705245],[-75.15009437,40.02174154],[-75.150085208,40.021785341],[-75.149808179,40.021749053]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-017204","type":"Fire Alarm Certification","inspectionDate":"2026-06-16","result":"Certified","expirationDate":"2027-06-16","buildingId":"1192927"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":1285,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4501 N 15TH ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":89700,"taxable":89700},{"y":2017,"v":89700,"taxable":89700},{"y":2018,"v":89700,"taxable":89700},{"y":2019,"v":92300,"taxable":92300},{"y":2020,"v":93200,"taxable":93200},{"y":2021,"v":93200,"taxable":93200},{"y":2022,"v":93200,"taxable":93200},{"y":2023,"v":75700,"taxable":75700},{"y":2024,"v":75700,"taxable":75700},{"y":2025,"v":80100,"taxable":80100},{"y":2026,"v":80100,"taxable":80100},{"y":2027,"v":101900,"taxable":101900}],"taxNow":1121,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-004327","date":"2020-09-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-03-29","scope":"EXTERIOR WORK, FOR THE DEMOLITION AND RECONSTRUCTION OF A PORTION OF AN EXISTING SIDE WALL. SIZE AND LOCATION AS SHOW IN SCANNED PLANS. WORK TO BE PERFORMED PER APPROVED PLAN**ANY DEVIATION TO THE APPROVED PLANS WILL REQUIRED A SEPARATE PERMITS**EXTERIOR WORK ONLY**SPECIAL INSPECTION TO BE MONITORED AT ALL TIME BY THE APPROVED SPECIAL INSPECTION AGENCIES/INDIVIDUAL**IEBC 2018**"},{"number":"CP-2024-000034","date":"2024-01-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-07","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO INCLUDE REMOVAL AND RECONSTRUCTION OF A PORTION OF THE SIDE EXTERIOR WALL TO COMPLY WITH VIOLATION # CF-2023-111021. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2023-111021. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."}],"storyTag":"Renovated & sold on","storyDelta":6.25,"timeline":[{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"sale","p":200000},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"sale","p":181280},{"y":2023,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"203608","type":"Food Preparing and Serving","status":"Inactive","businessName":"ALBERTO RODRIGUEZ (DENISES GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1999-05-03","latestIssueDate":"1999-05-03","expirationDate":"2000-04-30","inactiveDate":null},{"number":"280603","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MANUEL PERALTA (T/A PERALTA GROCERY)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-08-11","latestIssueDate":"2011-03-10","expirationDate":"2011-07-31","inactiveDate":null},{"number":"205017","type":"Food Preparing and Serving","status":"Inactive","businessName":"MANUEL PERALTA (T/A PERALTA GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-04-10","latestIssueDate":"2000-04-10","expirationDate":"2001-04-30","inactiveDate":null},{"number":"281775","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOSE COLLADO (T/A COLLADO GROCERY)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-06-23","latestIssueDate":"2000-06-23","expirationDate":"2010-07-31","inactiveDate":null},{"number":"202873","type":"Food Preparing and Serving","status":"Inactive","businessName":"JUAN TORRES (T/A TORRES GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-06-03","latestIssueDate":"2002-06-03","expirationDate":"2003-04-30","inactiveDate":null},{"number":"199507","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"COLLADO GROCERY","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"206420","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE D COLADO","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-12-28","latestIssueDate":"2011-06-11","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"568741","type":"Rental","status":"Inactive","businessName":"GUILLERMO CHABUR","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-07-13","latestIssueDate":"2019-02-01","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"707819","type":"Food Preparing and Serving","status":"Inactive","businessName":"THE SPOT GROCERY INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-07-13","latestIssueDate":"2016-07-13","expirationDate":"2017-07-12","inactiveDate":"2017-09-10"},{"number":"735268","type":"Food Preparing and Serving","status":"Active","businessName":"Nicetown Grocery Store Inc.","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-04-13","latestIssueDate":"2026-05-28","expirationDate":"2027-04-12","inactiveDate":null}],"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 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"1 permit not marked completed: CP-2020-004327 (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":"5 open L&I violations","finding":"14 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-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":"13 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 4, 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 Preparing and Serving #203608: Inactive; Dumpster License - Private Property #280603: Inactive; Food Preparing and Serving #205017: Inactive; Dumpster License - Private Property #281775: 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 16, 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"}]}