{"asOf":"2026-07-10T21:59:24.648Z","block":"4300-4399 E WINGOHOCKING ST","blockUrl":"https://blockreport.homes/block/4300-4399-e-wingohocking-st","address":"4341 E WINGOHOCKING ST","parcelNumber":"871530000","source":"https://property.phila.gov/?p=871530000","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 2 STY MASON","useLabel":"Mixed-use","owner":"COTTO RENTAL & LEASING LLC","coOwner":null,"marketValue":129900,"livableArea":1856,"yearBuilt":1940,"lastSale":{"price":170000,"date":"2024-03-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"520652","date":"2007-03-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"520651","date":"2007-03-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4635508","date":"2017-09-08","code":"FC-13-1003.3","title":"MEANS OF EGRESS OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211942704","date":"2017-09-08","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-08-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"4635506","date":"2017-09-08","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4635509","date":"2017-09-08","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4635510","date":"2017-09-08","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4559443","date":"2018-01-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4559444","date":"2018-01-16","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-007711","date":"2023-02-04","code":"A-301","title":"ELECTRICAL PERMIT","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007713","date":"2023-02-04","code":"F-304.2","title":"STORAGE\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007714","date":"2023-02-04","code":"A-301.1/48","title":"SECURITY GATE","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007710","date":"2023-02-04","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007709","date":"2023-02-04","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007708","date":"2023-02-04","code":"F-1104.32","title":"SECURITY GRILLES\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007707","date":"2023-02-04","code":"F-1010.1.10","title":"PANIC & FIRE EXIT HARDWARE\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007706","date":"2023-02-04","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007705","date":"2023-02-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007704","date":"2023-02-04","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007703","date":"2023-02-04","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007702","date":"2023-02-04","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007701","date":"2023-02-04","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007700","date":"2023-02-04","code":"A-505.1/1","title":"NO ZONING/USE REG/CO","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007712","date":"2023-02-04","code":"F-6103.2.1","title":"PORTABLE CONTAINERS\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"105901","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-20","completedDate":"2007-04-12","violations":[{"number":"520652","date":"2007-03-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"520651","date":"2007-03-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"604053","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2017-09-14","completedDate":null,"violations":[{"number":"4635508","date":"2017-09-08","code":"FC-13-1003.3","title":"MEANS OF EGRESS OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211942704","date":"2017-09-08","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-08-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"4635506","date":"2017-09-08","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4635509","date":"2017-09-08","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4635510","date":"2017-09-08","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"618442","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-01-16","completedDate":"2018-01-30","violations":[{"number":"4559443","date":"2018-01-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4559444","date":"2018-01-16","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-009802","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NPU AFTER HOURS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-02-06","completedDate":null,"violations":[{"number":"VI-2023-007711","date":"2023-02-04","code":"A-301","title":"ELECTRICAL PERMIT","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007713","date":"2023-02-04","code":"F-304.2","title":"STORAGE\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007714","date":"2023-02-04","code":"A-301.1/48","title":"SECURITY GATE","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007710","date":"2023-02-04","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007709","date":"2023-02-04","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007708","date":"2023-02-04","code":"F-1104.32","title":"SECURITY GRILLES\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007707","date":"2023-02-04","code":"F-1010.1.10","title":"PANIC & FIRE EXIT HARDWARE\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007706","date":"2023-02-04","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007705","date":"2023-02-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007704","date":"2023-02-04","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007703","date":"2023-02-04","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007702","date":"2023-02-04","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007701","date":"2023-02-04","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007700","date":"2023-02-04","code":"A-505.1/1","title":"NO ZONING/USE REG/CO","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-007712","date":"2023-02-04","code":"F-6103.2.1","title":"PORTABLE CONTAINERS\n","status":"CLOSED","resolutionDate":"2023-12-21","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2017,"n":5,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2023,"n":15,"worst":null}],"investigations":[{"caseNumber":"105901","date":"2007-04-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"105901","date":"2007-04-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"604053","date":"2017-09-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"604053","date":"2018-03-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"604053","date":"2018-04-06","type":"CI INSP","status":"CLOSED"},{"caseNumber":"604053","date":"2020-08-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-009802","date":"2023-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009802","date":"2023-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009802","date":"2023-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009802","date":"2023-12-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":1}],"taxOwed":732.95,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":732.95,"principalDue":516.74,"penaltyDue":31,"interestDue":27.13,"otherChargesDue":158.08,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-01-15","assessmentYear":2022,"totalAssessment":77100,"taxableAssessment":77100,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":449.34,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01512269172216,"lng":-75.09221240731604,"geom":{"type":"Polygon","coordinates":[[[-75.092231461,40.014989856],[-75.092314492,40.015217751],[-75.09225804,40.015229856],[-75.092086521,40.015124941],[-75.092231461,40.014989856]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-025781","type":"Fire Alarm Certification","inspectionDate":"2023-12-13","result":"Certified","expirationDate":"2024-12-13","buildingId":"1271589"},{"number":"BC-2025-003207","type":"Fire Alarm Certification","inspectionDate":"2025-01-28","result":"Certified","expirationDate":"2026-01-28","buildingId":"1271589"},{"number":"BC-2026-004396","type":"Fire Alarm Certification","inspectionDate":"2026-01-28","result":"Certified","expirationDate":"2027-01-28","buildingId":"1271589"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":993,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1303 ORTHODOX ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A SOCIAL CLUB TO INCLUDE LIVE ENTERTAINMENT MAXIMUM FORTY NINE (49) PEOPLE\n(ASSEMBLY AND ENTERTAINMENT) (NO ACTIVITIES AS DEFINED IN 14-603 (13) OF PHILADELPHIA ZONING\nCODE) ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWE","status":"OPEN","outcome":"Dismissed","date":"2018-08-01","number":"33911","relatedPermit":"868534"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":65000,"taxable":35000},{"y":2017,"v":65000,"taxable":35000},{"y":2018,"v":72200,"taxable":42200},{"y":2019,"v":76400,"taxable":36400},{"y":2020,"v":77100,"taxable":32100},{"y":2021,"v":77100,"taxable":32100},{"y":2022,"v":77100,"taxable":32100},{"y":2023,"v":139300,"taxable":59300},{"y":2024,"v":139300,"taxable":59300},{"y":2025,"v":125800,"taxable":125800},{"y":2026,"v":125800,"taxable":125800},{"y":2027,"v":129900,"taxable":129900}],"taxNow":1761,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"737735","date":"2016-11-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"USE TO SIT DOWN RESTAURANT ON FIRST FLOOR, ALL FOOD SERVED ON NON DISPOSABLE WARE- CUSTOMERS PAY AFTER CONSUMPTION OF FOOD."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"5 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"appeal","w":"Appeal dismissed"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"15 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"sale","p":170000}],"rented":true,"licenses":[{"number":"202159","type":"Food Preparing and Serving","status":"Inactive","businessName":"MY PLACE #3 INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-25","latestIssueDate":"2012-05-16","expirationDate":"2013-04-30","inactiveDate":null},{"number":"224252","type":"Rental","status":"Inactive","businessName":"CASPARRO ADOLPH J","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-29","latestIssueDate":"2012-11-01","expirationDate":"2013-02-28","inactiveDate":"2013-04-20"},{"number":"0966874","type":"Rental","status":"Active","businessName":"COTTO RENTAL AND LEASING LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-12-04","latestIssueDate":"2025-12-09","expirationDate":"2026-12-03","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":["$733 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 81% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $77,100 to $139,300","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33911: OPEN · Dismissed; related permit 868534. Use permit #737735: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$732.95 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 1940 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":"5 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 22, 2023.","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 #202159: 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 24 historical violations across 4 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 Jan 28, 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"}]}