{"asOf":"2026-07-26T16:10:34.782Z","block":"1200-1299 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-reed-st","address":"1202 REED ST","parcelNumber":"012412910","source":"https://property.phila.gov/?p=012412910","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"OLIVER RYAN P","coOwner":"OLIVER JENNIFER","marketValue":838100,"landAssessment":167620,"improvementAssessment":670480,"livableArea":3300,"yearBuilt":1915,"lastSale":{"price":925000,"date":"2024-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"2057549","date":"2011-05-02","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"275110","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-05-02","completedDate":"2015-04-27","violations":[{"number":"2057549","date":"2011-05-02","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null}],"investigations":[{"caseNumber":"275110","date":"2011-05-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"275110","date":"2011-05-03","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.932320233887936,"lng":-75.16436809041588,"geom":{"type":"Polygon","coordinates":[[[-75.164417664,39.93223683],[-75.164379311,39.932411139],[-75.16431809,39.93240328],[-75.164357564,39.932228705],[-75.164417664,39.93223683]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":4,"baths":4,"stories":3,"lotArea":1170,"zoning":"ICMX","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1202 REED ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE THREE (3) LOTS FROM ONE (1) LOT, LOT 1: SINGLE FAMILY DWELLING, LOT 2: EXISTING STONE FABRICATING BUSINESS; VACANT COMMERCIAL SPACE, TWO SINGLE FAMILY DWELLINGS, LOT 3:  ( 1202 REED STREET) S","status":"CLOSED","outcome":"Granted","date":"2010-09-15","number":"12846","relatedPermit":"290399"},{"type":"RB_LIRB","grounds":"APPELLANT HAS A HARDSHIP TO PAY IN FULL ALL OUTSTANDING TAXES AND IS WORKING WITH THE DEPARTMENT OF REVENUE TOWARDS A RESOLUTION OF ALL ISSUES. REVOCATION/CEASE WILL CREATE A FURTHER HARDSHIP.","status":"CLOSED","outcome":"Withdrawn","date":"2015-03-25","number":"24356","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ADDITIONS AT THE FRONT AND REAR OF THE THIRD FLOOR LEVEL AND A PARTIAL ROOF DECK ABOVE THE THIRD STORY ROOF WITH OPEN PERGOLA, ACCESSED BY AN\nEXTERIOR STAIR AT THE REAR. ADDITIONS TO EXTEND A SINGLE-FAMILY DWELLIN","status":"CLOSED","outcome":"Granted","date":"2016-10-12","number":"28677","relatedPermit":"711201"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":534600,"taxable":216300,"land":24336,"improvement":510264,"taxableLand":24336,"taxableImprovement":191964,"exemptLand":0,"exemptImprovement":318300},{"y":2017,"v":534600,"taxable":277820,"land":122958,"improvement":411642,"taxableLand":122958,"taxableImprovement":154862,"exemptLand":0,"exemptImprovement":256780},{"y":2018,"v":534600,"taxable":277820,"land":122958,"improvement":411642,"taxableLand":122958,"taxableImprovement":154862,"exemptLand":0,"exemptImprovement":256780},{"y":2019,"v":595000,"taxable":309177,"land":136800,"improvement":458200,"taxableLand":136800,"taxableImprovement":172377,"exemptLand":0,"exemptImprovement":285823},{"y":2020,"v":644800,"taxable":335054,"land":148250,"improvement":496550,"taxableLand":148250,"taxableImprovement":186804,"exemptLand":0,"exemptImprovement":309746},{"y":2021,"v":644800,"taxable":335054,"land":148250,"improvement":496550,"taxableLand":148250,"taxableImprovement":186804,"exemptLand":0,"exemptImprovement":309746},{"y":2022,"v":644800,"taxable":335054,"land":148250,"improvement":496550,"taxableLand":148250,"taxableImprovement":186804,"exemptLand":0,"exemptImprovement":309746},{"y":2023,"v":849800,"taxable":428299,"land":169960,"improvement":679840,"taxableLand":169960,"taxableImprovement":258339,"exemptLand":0,"exemptImprovement":421501},{"y":2024,"v":690000,"taxable":610000,"land":138000,"improvement":552000,"taxableLand":138000,"taxableImprovement":472000,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":872500,"taxable":872500,"land":174500,"improvement":698000,"taxableLand":174500,"taxableImprovement":698000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":872500,"taxable":772500,"land":174500,"improvement":698000,"taxableLand":174500,"taxableImprovement":598000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":838100,"taxable":738100,"land":167620,"improvement":670480,"taxableLand":167620,"taxableImprovement":570480,"exemptLand":0,"exemptImprovement":100000}],"taxNow":10813,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54854","date":"2007-11-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS TO EXISTING BUILDING FOR USE AS 3 DWELLING UNITS, PARKING, FABRICATING BUSINESS, RETAIL STORE, HOBBY STORE, AND KARATE STUDIO."},{"number":"128438","date":"2008-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-04","scope":"INSTALL ONE GOODMAN 120000 BTU FURNACE WITH 5 TON AC UNIT.DUCTWORK INCLUDED.NO PENETRATIONS ALLOWED THOUGH RATED ASSEMBLIES ON THIS PERMIT."},{"number":"128463","date":"2008-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-27","scope":"INSTALL ONE GOODMAN FURNACE 120000 BTU WITH 5 TON UNIT DUCTWORK IS INCLUDED .ONE TENANT SPACE ONLY NO PENETRATIONS THROUGH RATED ASSEMBLIES.DEVIATIONS FROM THIS PERMIT WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES"},{"number":"128466","date":"2008-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-27","scope":"INSTALL THREE GOODMAN 120000 BTU FURNACES WITH ONE 5 TON AC UNIT DUCTWORK INCLUDED.THIS PERMIT DOES NOT APPROVE PENETRATIONS OF RATED ASSEMBLIES.DEVIATION TO THIS PERMIT WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES 215964-4258"},{"number":"130616","date":"2008-02-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"FIXTURE REPLACEMENT"},{"number":"211765","date":"2009-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"REPLACE 6\" LATERAL TO 6\" CURB TRAP"},{"number":"323823","date":"2011-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-08","scope":"REPLACE SEWER LINE FROM 5\" LATERAL TO 5\" CURB TRAP"},{"number":"324386","date":"2011-02-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"200 AMP ELECTRICAL SERVICE - ALL NEW ELECTRICAL INSTALLATION AS REQUIRED BY THE NEC 2008 200 AMP ELECTRICAL SERVICE - ALL NEW ELECTRICAL INSTALLATION AS REQUIRED BY THE NEC 2008 200 AMP ELECTRICAL SERVICE - ALL NEW ELECTRICAL INSTALLATION AS REQUIRED BY THE NEC 2008"},{"number":"339904","date":"2011-05-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-11","scope":"INSTALL TWO 90,000 BTU FURNACE ONE FOR BASEMENT AND 1ST FL,2ND FURNACE ARE 2ND & 3RD FL, TWO 3 1/2 TON AIR CONDITION UNITS"},{"number":"339994","date":"2011-05-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-14","scope":"REPLACE 15 FIXTURES ONLY, IN HOUSE"},{"number":"337702","date":"2011-07-19","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2011-07-20","scope":"REQUEST FOR ADMINISTRATIVE REVIEW TO CLARIFY ATTACHED BOARD APPROVED SITE PLANS DATED 2/22/11, WHICH REFLECT A MODIFICATION TO THE ROOF DECK OF 1202 REED ST. TO PROVIDE SETBACK FROM REED ST, SO L & I CAN ISSUE ZONING PERMIT."},{"number":"290399","date":"2011-09-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-09-07","scope":"SUBDIVIDE TO CREATE 3 LOTS FROM 1 LOT, LOT1 SFD, LOT 2 1 EXIST STONE FABRICATING BUS; VACANT COMML SPACE 2-3 EXISTING SFD UNITS WITH EXISTING INTERIOR PARKING FOR 5 CARS. LOT3 SFD UNITS WITH 3RD STORY ADDITIONAL 1 STORY."},{"number":"339196","date":"2011-11-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"APPLICANT AGREES TO EZ ALTERATION SPECIFICATIONS.SEPARETE PERMITS REQUIRED FOR ELECTRICAL,MECHANICAL AND PLUMBING."},{"number":"340055","date":"2011-11-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-23","scope":"UNDERPINNING OF BASEMENT FOUNDATION WALL AS PER PLANS TO BE SUPERVISED BY PENNSYLVANIA LICESNED PROFESSIONAL ENGINEER (RICHARD CAMBRIA, PE-26318-E) AND POURING OF NEW SLAB ON GRADE WITH INSTALLATION OF ASSOCIATED DAMPROOFING. SEPARATE PERMIT REQUIRED FOR ANY OTHER INTERIOR RENOVATIONS TO BASEMENT LEVEL."},{"number":"369033","date":"2012-01-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-01-26","scope":"1 LOT, LOT1 SFD, LOT 2 1 EXIST STONE FABRICATING BUS; VACANT COMML SPACE 2-3 EXISTING SFD UNITS WITH EXISTING INTERIOR PARKING FOR 5 CARS. LOT3 SFD UNITS WITH 3RD STORY ADDITIONAL 1 STORY."},{"number":"397417","date":"2012-04-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-11","scope":"MASONRY FRONT WALL - REMOVE EXISTING FRONT MASONRY WALL. REPLACE WITH NEW 8 INCH MASONRY WALL, (4\" BRICK & 4\" BLOCK) ON EXISTING FOUNDATION. WINDOWS AND DOOR SAME LOCATION. NEW DOOR OPENING FOR 36 INCH DOOR. FLASH ROOF TO NEW FRONT. VERTICAL REINFORCEMENT EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF. INSTALL 2 X 4 FRAME WALL, R-19 INSULATION AND SHEETROCK ON INTERIOR FRONT WALL FOR FINISH. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"402972","date":"2012-06-05","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"ERECTION OF A THIRD STORY ADDITION WITH FRONT AND REAR ROOF DECKS TO AN EXISTING SINGLE FAMILY DWELLING PER SUBMITTED PLANS. SEPARATE ELECTRIC; PLUMBING AND MECHANICAL PERMITS REQUIRED."},{"number":"711201","date":"2016-11-30","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-11-30","scope":"ADD SQURE FOOTAGE TO EXISITNG 3RD FLOOR AT NORTH AND SOUTH SIDES. ADD ROOF DECK, SPIRAL STAIR & PERGOLA"},{"number":"711200","date":"2016-11-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"WOOD FRAME ADDITIONS TO EXISTING ATTACHED STRUCTURE INCLUDING ROOF DECK WITH EXTERIOR STAIR, PERGOLA ABOVE AND THIRD FLOOR EXTENSIONS AT FRONT AND REAR PER PLAN. SEPARATE PERMITS REQUIRED FOR ALL MECHNICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"741560","date":"2016-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-13","scope":"INSTALL 5 NEW 15/20A CIRCUITS, 90 CIRCUIT EXTENSIONS, 15- SWITCH LEGS, 1- THREE WAY SWITCHING SYSTEM, 13- RECESSED LIGHTS, RG6 CABLE WIRING IN 2- LOCATIONS, LED SKYLIGHT LIGHTING... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"743907","date":"2016-12-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"BATHROOM RENO WITH 1 TOILET 1 SHOWER STALL 1 DOUBLE VANITY AND 1 BAR SINK(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"761267","date":"2017-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-09","scope":"REPLACE RAIN CONDUCTOR TRAP 20170461241 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"GM-2024-005534","date":"2024-06-19","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-02-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2024-008473","date":"2024-09-20","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-05-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":0.71,"timeline":[{"y":2012,"k":"permit","w":"Addition"},{"y":2014,"k":"sale","p":540000},{"y":2015,"k":"appeal","w":"Appeal withdrawn"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2024,"k":"sale","p":925000},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"}],"rented":false,"licenses":[{"number":"422766","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"SONS OF OUR LADY OF SORROWS INC","legalName":"SONS OF OUR LADY OF SORROWS INC","address":"1202 REED ST","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2007-09-20","latestIssueDate":"2007-09-20","expirationDate":"2008-10-31","inactiveDate":"2011-12-14"},{"number":"423189","type":"Special Permit","status":"Inactive","businessName":"SONS OF OUR LADY OF SORROWS INC","legalName":"SONS OF OUR LADY OF SORROWS INC","address":"1202 REED ST","revenueCode":"3845","rentalCategory":null,"units":null,"issuedDate":"2007-09-20","latestIssueDate":"2007-09-20","expirationDate":"2007-09-30","inactiveDate":null},{"number":"709540","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"1202 REED STREET ASSOCIATES","legalName":"1202 REED STREET ASSOCIATES","address":"1202 REED ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-08-01","latestIssueDate":"2016-08-01","expirationDate":"2017-07-31","inactiveDate":"2017-09-29"}],"licenseActivity":[{"number":"709540","type":"Vacant Residential Property / Lot","businessName":"1202 REED STREET ASSOCIATES","legalName":"1202 REED STREET ASSOCIATES","issuedDate":"2016-08-01","latestIssueDate":"2016-08-01","closureDate":"2017-09-29","expirationDate":"2017-07-31","inactiveDate":"2017-09-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"422766","type":"Annual Small Games Of Chance","businessName":"SONS OF OUR LADY OF SORROWS INC","legalName":"SONS OF OUR LADY OF SORROWS INC","issuedDate":"2007-09-20","latestIssueDate":"2007-09-20","closureDate":"2011-12-14","expirationDate":"2008-10-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"423189","type":"Special Permit","businessName":"SONS OF OUR LADY OF SORROWS INC","legalName":"SONS OF OUR LADY OF SORROWS INC","issuedDate":"2007-09-20","latestIssueDate":"2007-09-20","closureDate":"2007-09-30","expirationDate":"2007-09-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","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":"Appeal #12846: CLOSED · Granted; related permit 290399. Use permit #369033: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 54854 (EXPIRED), 130616 (EXPIRED), 324386 (Expired), GM-2024-005534 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 3, 2011.","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":"Annual Small Games Of Chance #422766: Inactive since Dec 14, 2011; Special Permit #423189: Inactive; Vacant Residential Property / Lot #709540: Inactive since Sep 29, 2017","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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"}]}