{"asOf":"2026-07-10T23:13:47.911Z","block":"1100-1199 LUDLOW ST","blockUrl":"https://blockreport.homes/block/1100-1199-ludlow-st","address":"1199 LUDLOW ST","parcelNumber":"881012002","source":"https://property.phila.gov/?p=881012002","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 100+ UNITS MASONRY","useLabel":"Apartment building","owner":"1199 LUDLOW STREET LP","coOwner":null,"marketValue":102705500,"livableArea":169220,"yearBuilt":2018,"lastSale":{"price":10,"date":"2016-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"5143207","date":"2019-08-12","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5143206","date":"2019-08-12","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-039966","date":"2022-06-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039967","date":"2022-06-07","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039964","date":"2022-06-07","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039965","date":"2022-06-07","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-057991","date":"2023-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-03-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057992","date":"2023-08-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-062534","date":"2023-08-21","code":"F-906.5","title":"FIRE EXTINGUISHER CONSPICUOUS LOCATION\n","status":"COMPLIED","resolutionDate":"2024-01-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-062535","date":"2023-08-21","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2024-01-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087602","date":"2025-11-05","code":"F-701.6.1.5","title":"DAMPER CERTIFICATION REPORT\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087603","date":"2025-11-05","code":"F-1203.4.3","title":"RECORDS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087604","date":"2025-11-05","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087607","date":"2025-11-05","code":"F-509.2","title":"EQUIPMENT ACCESS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087612","date":"2025-11-05","code":"F-2403.4.3","title":"WASTE CANS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087621","date":"2025-11-05","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087624","date":"2025-11-05","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087633","date":"2025-11-05","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087635","date":"2025-11-05","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087638","date":"2025-11-05","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087643","date":"2025-11-05","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087658","date":"2025-11-05","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087595","date":"2025-11-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087593","date":"2025-11-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"700713","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-08-12","completedDate":"2019-10-17","violations":[{"number":"5143207","date":"2019-08-12","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5143206","date":"2019-08-12","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-054500","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-07","completedDate":"2022-08-09","violations":[{"number":"VI-2022-039966","date":"2022-06-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039967","date":"2022-06-07","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039964","date":"2022-06-07","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039965","date":"2022-06-07","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-078350","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-08","completedDate":"2024-03-21","violations":[{"number":"VI-2023-057991","date":"2023-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-03-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057992","date":"2023-08-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-084859","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-21","completedDate":"2024-01-18","violations":[{"number":"VI-2023-062534","date":"2023-08-21","code":"F-906.5","title":"FIRE EXTINGUISHER CONSPICUOUS LOCATION\n","status":"COMPLIED","resolutionDate":"2024-01-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-062535","date":"2023-08-21","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2024-01-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-121461","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-05","completedDate":"2025-12-10","violations":[{"number":"VI-2025-087602","date":"2025-11-05","code":"F-701.6.1.5","title":"DAMPER CERTIFICATION REPORT\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087603","date":"2025-11-05","code":"F-1203.4.3","title":"RECORDS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087604","date":"2025-11-05","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087607","date":"2025-11-05","code":"F-509.2","title":"EQUIPMENT ACCESS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087612","date":"2025-11-05","code":"F-2403.4.3","title":"WASTE CANS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087621","date":"2025-11-05","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087624","date":"2025-11-05","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087633","date":"2025-11-05","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087635","date":"2025-11-05","code":"F-703.1","title":"PENETRATIONS MAINTAINING PROTECTION\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087638","date":"2025-11-05","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087643","date":"2025-11-05","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087658","date":"2025-11-05","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087595","date":"2025-11-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087593","date":"2025-11-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2019,"n":2,"worst":null},{"y":2022,"n":4,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2025,"n":14,"worst":null}],"investigations":[{"caseNumber":"700713","date":"2019-08-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"700713","date":"2019-10-16","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2022-054500","date":"2022-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-054500","date":"2022-08-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-078350","date":"2023-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-084859","date":"2023-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-078350","date":"2024-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-084859","date":"2024-01-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-078350","date":"2024-03-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-121461","date":"2025-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121461","date":"2025-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121461","date":"2025-12-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.951249838344815,"lng":-75.15976298913971,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":23,"lotArea":87516,"zoning":"CMX5","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"900 7TH ST NW, WASHINGTON DC, 20001","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":83800800,"taxable":8380080},{"y":2019,"v":101187700,"taxable":10118770},{"y":2020,"v":102705500,"taxable":10270550},{"y":2021,"v":102705500,"taxable":10270550},{"y":2022,"v":102705500,"taxable":0},{"y":2023,"v":102705500,"taxable":0},{"y":2024,"v":102705500,"taxable":0},{"y":2025,"v":102705500,"taxable":0},{"y":2026,"v":102705500,"taxable":0},{"y":2027,"v":102705500,"taxable":23482500}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"926052","date":"2019-01-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-10-24","scope":"ADDING FIRE ALARM ADDING FIRE ALARM"},{"number":"938139","date":"2019-05-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-05-24","scope":"FOR THE ERECTION OF ONE (1) STATICALLY-ILLUMINATED MARQUEE BUILDING IDENTIFICATION SIGN. SIGN ACCESSORY TO PREVIOUSLY APPROVED MULTI-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON APPLICATION / APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"ZP-2024-012289","date":"2024-12-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Sign"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"14 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"826433","type":"Rental","status":"Active","businessName":"1199 Ludlow St LP (The Girard)","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":240,"issuedDate":"2019-10-11","latestIssueDate":"2025-09-18","expirationDate":"2026-10-10","inactiveDate":null},{"number":"826579","type":"High Rise","status":"Active","businessName":"1199 Ludlow St LP (The Girard)","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2019-10-15","latestIssueDate":"2025-10-08","expirationDate":"2026-10-14","inactiveDate":null}],"units":240,"signals":[],"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: 926052 (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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (900 7TH ST NW, WASHINGTON DC, 20001).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 10, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 5 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.","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"}]}