{"asOf":"2026-07-10T17:21:37.559Z","block":"4600-4699 N 5TH ST","blockUrl":"https://blockreport.homes/block/4600-4699-n-5th-st","address":"4655 N 5TH ST","parcelNumber":"871565840","source":"https://property.phila.gov/?p=871565840","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":"INVERSIONES GARCIA ACOSTA INC","coOwner":null,"marketValue":167700,"livableArea":1950,"yearBuilt":1935,"lastSale":{"price":327500,"date":"2025-07-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"1551006","date":"2009-11-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3860226","date":"2014-08-21","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3860227","date":"2014-08-21","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916840","date":"2014-08-21","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916841","date":"2014-08-21","code":"FC-610.2/1","title":"FIRE-COMM COOKING DEVICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916842","date":"2014-08-21","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916945","date":"2014-11-12","code":"FC-904.11/5","title":"FIRE EXTING-INSTALL TYPE K","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916943","date":"2014-11-12","code":"FC-105.7/1","title":"FA/SUPP INSTALL PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916944","date":"2014-11-12","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3572192","date":"2015-05-27","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-048423","date":"2022-07-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-02-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-048424","date":"2022-07-07","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-02-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"223084","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-12-18","completedDate":"2009-12-18","violations":[{"number":"1551006","date":"2009-11-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"449291","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-21","completedDate":null,"violations":[{"number":"3860226","date":"2014-08-21","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3860227","date":"2014-08-21","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"449304","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-08-21","completedDate":null,"violations":[{"number":"3916840","date":"2014-08-21","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916841","date":"2014-08-21","code":"FC-610.2/1","title":"FIRE-COMM COOKING DEVICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916842","date":"2014-08-21","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"460383","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-11-14","completedDate":null,"violations":[{"number":"3916945","date":"2014-11-12","code":"FC-904.11/5","title":"FIRE EXTING-INSTALL TYPE K","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916943","date":"2014-11-12","code":"FC-105.7/1","title":"FA/SUPP INSTALL PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3916944","date":"2014-11-12","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"482312","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2015-05-27","completedDate":"2015-07-09","violations":[{"number":"3572192","date":"2015-05-27","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-066788","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NPU AFTER HOURS INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-08","completedDate":"2023-02-28","violations":[{"number":"VI-2022-048423","date":"2022-07-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-02-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-048424","date":"2022-07-07","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-02-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2014,"n":8,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"94342","date":"2006-12-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"94342","date":"2008-01-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"94342","date":"2008-01-30","type":"BC INSP","status":"CLOSED"},{"caseNumber":"94342","date":"2008-06-24","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"94342","date":"2008-08-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"223084","date":"2009-11-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"449291","date":"2014-08-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449304","date":"2014-08-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449304","date":"2014-10-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449291","date":"2014-10-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449304","date":"2014-11-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"460383","date":"2014-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449291","date":"2014-11-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"460383","date":"2014-12-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"460383","date":"2015-03-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"482312","date":"2015-05-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"482312","date":"2015-07-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"460383","date":"2015-07-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"449291","date":"2015-07-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"449304","date":"2015-07-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"460383","date":"2015-11-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"449304","date":"2016-03-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"449291","date":"2016-03-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"449291","date":"2016-03-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"449304","date":"2016-04-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"460383","date":"2016-04-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"460383","date":"2016-09-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"449304","date":"2016-09-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"449291","date":"2016-09-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-066788","date":"2022-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-066788","date":"2023-02-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2014,"fails":6,"passes":0},{"y":2015,"fails":5,"passes":1},{"y":2016,"fails":5,"passes":3},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0.86,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":0.86,"principalDue":0,"penaltyDue":0.61,"interestDue":0.17,"otherChargesDue":0.08,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":96600,"taxableAssessment":96600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1352.21,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.022394093692256,"lng":-75.13326754751796,"geom":{"type":"Polygon","coordinates":[[[-75.133116278,40.022355837],[-75.133428208,40.022396587],[-75.133420047,40.022432044],[-75.133108311,40.022392264],[-75.133116278,40.022355837]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-005291","type":"Fire Alarm Certification","inspectionDate":"2021-10-02","result":"Certified","expirationDate":"2022-10-02","buildingId":"1215160"},{"number":"BC-2022-010571","type":"Fire Alarm Certification","inspectionDate":"2022-07-29","result":"Certified","expirationDate":"2023-07-29","buildingId":"1215160"},{"number":"BC-2022-019315","type":"Special Hazards Certification","inspectionDate":"2022-12-23","result":"Certified","expirationDate":"2023-12-23","buildingId":"1215160"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":2,"lotArea":1403,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"5113 JACKSON ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE IS FOR TAKE-OUT OF HOT AND COLD FOODS ACCESSORY TO AN EXISTING GROCERY STORE AND MEAT STORE IN THE SAME BUILDING WITH AN EXISTING ONE FAMILY DWELLING.","status":"CLOSED","outcome":"Withdrawn","date":"2008-03-19","number":"4312","relatedPermit":"119309"},{"type":"Zoning board appeal","grounds":"PERMIT FOR PREPARING OF HOT AND COLD FOOD FOR TAKE-OUT ACCESSORY TO AN EXISTING GROCERY STORE ON THE FIRST FLOOR, IN THE SAME BUILDING WITH A VACANT SECOND FLOOR.             (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2010-09-15","number":"13027","relatedPermit":"292151"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":114000,"taxable":114000},{"y":2017,"v":114000,"taxable":114000},{"y":2018,"v":90500,"taxable":90500},{"y":2019,"v":95700,"taxable":95700},{"y":2020,"v":96600,"taxable":96600},{"y":2021,"v":96600,"taxable":96600},{"y":2022,"v":96600,"taxable":96600},{"y":2023,"v":119700,"taxable":119700},{"y":2024,"v":119700,"taxable":119700},{"y":2025,"v":149700,"taxable":149700},{"y":2026,"v":149700,"taxable":149700},{"y":2027,"v":167700,"taxable":167700}],"taxNow":2096,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"57268","date":"2007-03-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-03-09","scope":"FLAT WALL SIGN"},{"number":"169173","date":"2008-08-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-08","scope":"ADDING ACCESSORY SINAGE"},{"number":"292151","date":"2010-09-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-16","scope":"USE SPACE FOR THE SALE OF HOT AND COLD FOOD FOR TAKE-OUT."},{"number":"650515","date":"2015-11-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-06","scope":"FOR USE OF SECOND FLOOR TO SINGLE-FAMILY HOUSEHOLD LIVING, WITH PREVIOUSLY APPROVED GROCERY STORE (WITH ACCESSORY PREPARATION OF HOT AND COLD FOOD FOR TAKE-OUT) ON FIRST FLOOR. NO SIGNS ON THIS PERMIT."},{"number":"PP-2024-003465","date":"2024-03-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-04","scope":"Replace Curb trap, fresh air inlet and sewer line replacement to house foundation per Philadelphia Plumbing Code."}],"storyTag":"Renovated & sold on","storyDelta":5.97,"timeline":[{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2022,"k":"sale","p":215000},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":200000},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"sale","p":200000},{"y":2025,"k":"sale","p":327500}],"rented":false,"licenses":[{"number":"268917","type":"Rental","status":"Inactive","businessName":"CARLO L CASTILLO","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-08-15","latestIssueDate":"2020-12-18","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"417002","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"CHEVERE MEAT MARKET","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2007-07-16","latestIssueDate":"2007-07-16","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"445910","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GISELLE I PAREDES","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-05-19","latestIssueDate":"2009-08-13","expirationDate":"2010-04-30","inactiveDate":"2012-07-16"},{"number":"515297","type":"Food Preparing and Serving","status":"Inactive","businessName":"DIONISIA VINIER (PREMIUM GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-09-23","latestIssueDate":"2011-04-11","expirationDate":"2012-04-30","inactiveDate":"2012-03-16"},{"number":"557886","type":"Food Preparing and Serving","status":"Inactive","businessName":"GERBACIO L TAPIA (PREMIUM GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-03-16","latestIssueDate":"2012-03-16","expirationDate":"2013-04-30","inactiveDate":"2014-01-15"},{"number":"615104","type":"Food Preparing and Serving","status":"Inactive","businessName":"FAMILIA MANZANILLO GROCERY","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-01-15","latestIssueDate":"2016-08-26","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"759721","type":"Food Preparing and Serving","status":"Inactive","businessName":"FAMILIA MANZANILLO GROCERY INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-12-13","latestIssueDate":"2022-12-28","expirationDate":"2023-12-12","inactiveDate":"2024-02-10"}],"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":["$1 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4312: CLOSED · Withdrawn; related permit 119309. Use permit #57268: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 29, 2023; Special Hazards Certification: Certified through Dec 23, 2023","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$0.86 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-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":"19 failed, 7 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 28, 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 Establishment, Retail Permanent Location #417002: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #445910: Inactive since Jul 16, 2012; Food Preparing and Serving #515297: Inactive since Mar 16, 2012; Food Preparing and Serving #557886: Inactive since Jan 15, 2014","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 12 historical violations across 6 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"}]}