{"asOf":"2026-07-23T18:29:54.515Z","block":"1200-1299 ANNIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-annin-st","address":"1211 ANNIN ST","parcelNumber":"021221900","source":"https://property.phila.gov/?p=021221900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"23","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"ANASTASI ANDREA","coOwner":null,"marketValue":636500,"landAssessment":127300,"improvementAssessment":509200,"livableArea":1664,"yearBuilt":1920,"lastSale":{"price":620000,"date":"2025-07-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"3874537","date":"2016-01-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3874538","date":"2016-01-10","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062748","date":"2016-04-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062744","date":"2016-04-20","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062745","date":"2016-04-20","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062746","date":"2016-04-20","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062747","date":"2016-04-20","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062749","date":"2016-04-20","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062750","date":"2016-04-20","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153809","date":"2016-11-14","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153810","date":"2016-11-14","code":"A-301.1/69","title":"PERMB- APPL EXT BRICK VENEER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153811","date":"2016-11-14","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639558","date":"2017-02-22","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639559","date":"2017-02-22","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639560","date":"2017-02-22","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639561","date":"2017-02-22","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639562","date":"2017-02-22","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"516128","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-01-10","completedDate":"2016-04-07","violations":[{"number":"3874537","date":"2016-01-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3874538","date":"2016-01-10","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"528929","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-04-21","completedDate":"2016-09-07","violations":[{"number":"4062748","date":"2016-04-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062744","date":"2016-04-20","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062745","date":"2016-04-20","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062746","date":"2016-04-20","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062747","date":"2016-04-20","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062749","date":"2016-04-20","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4062750","date":"2016-04-20","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"563549","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-11-14","completedDate":"2016-12-21","violations":[{"number":"4153809","date":"2016-11-14","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153810","date":"2016-11-14","code":"A-301.1/69","title":"PERMB- APPL EXT BRICK VENEER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153811","date":"2016-11-14","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"573670","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-02-22","completedDate":"2018-06-06","violations":[{"number":"4639558","date":"2017-02-22","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639559","date":"2017-02-22","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639560","date":"2017-02-22","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639561","date":"2017-02-22","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639562","date":"2017-02-22","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":12,"worst":"UNSAFE STRUCTURE"},{"y":2017,"n":5,"worst":null}],"investigations":[{"caseNumber":"516128","date":"2016-01-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"516128","date":"2016-02-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"516128","date":"2016-03-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"516128","date":"2016-04-07","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"528929","date":"2016-04-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528929","date":"2016-05-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528929","date":"2016-07-06","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"528929","date":"2016-08-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"528929","date":"2016-09-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"563549","date":"2016-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"563549","date":"2016-11-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"563549","date":"2016-12-21","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"553831","date":"2017-02-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"573670","date":"2017-02-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"573670","date":"2017-03-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"573670","date":"2017-07-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"573670","date":"2018-01-18","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"573670","date":"2018-04-12","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"573670","date":"2018-05-21","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2016,"fails":7,"passes":3},{"y":2017,"fails":2,"passes":1},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93577871529198,"lng":-75.1638327213906,"geom":{"type":"Polygon","coordinates":[[[-75.163794844,39.935835891],[-75.163821872,39.935713328],[-75.16387022,39.93572164],[-75.16384423,39.93584334],[-75.163794844,39.935835891]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":2,"stories":2,"lotArea":686,"zoning":"RSA5","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":1,"homestead":true,"mail":"1211 ANNIN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION AT THE REAR SECOND AND THIRD FLOORS, AND FOR THE ERECTION OF A ROOF DECK, TO AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN ON PLANS.","status":"CLOSED","outcome":"Granted with conditions","date":"2016-07-19","number":"27808","relatedPermit":"689106"},{"type":"Zoning board appeal","grounds":"APPEAL AGAINST ISSUANCE OF PERMIT #796115","status":"OPEN","outcome":"Granted","date":"2018-01-10","number":"31495","relatedPermit":"796115"},{"type":"Zoning board appeal","grounds":"PERMIT FOR LEGALIZE 2ND FLOOR EXTENSION OF REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON PLAN.","status":"OPEN","outcome":"Granted","date":"2018-04-18","number":"33085","relatedPermit":"846097"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":235600,"taxable":69600,"land":13720,"improvement":221880,"taxableLand":13720,"taxableImprovement":55880,"exemptLand":0,"exemptImprovement":166000},{"y":2017,"v":235600,"taxable":235600,"land":58193,"improvement":177407,"taxableLand":58193,"taxableImprovement":177407,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":235600,"taxable":205600,"land":58193,"improvement":177407,"taxableLand":58193,"taxableImprovement":147407,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":238600,"taxable":198600,"land":58900,"improvement":179700,"taxableLand":58900,"taxableImprovement":139700,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":258500,"taxable":213500,"land":63812,"improvement":194688,"taxableLand":63812,"taxableImprovement":149688,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":258500,"taxable":213500,"land":63812,"improvement":194688,"taxableLand":63812,"taxableImprovement":149688,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":258500,"taxable":213500,"land":63812,"improvement":194688,"taxableLand":63812,"taxableImprovement":149688,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":303700,"taxable":223700,"land":60740,"improvement":242960,"taxableLand":60740,"taxableImprovement":162960,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":303700,"taxable":223700,"land":60740,"improvement":242960,"taxableLand":60740,"taxableImprovement":162960,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":617300,"taxable":517300,"land":123460,"improvement":493840,"taxableLand":123460,"taxableImprovement":393840,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":617300,"taxable":517300,"land":123460,"improvement":493840,"taxableLand":123460,"taxableImprovement":393840,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":636500,"taxable":536500,"land":127300,"improvement":509200,"taxableLand":127300,"taxableImprovement":409200,"exemptLand":0,"exemptImprovement":100000}],"taxNow":7241,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"679168","date":"2016-04-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-07","scope":"MAKE SAFE PERMIT - FOR REPLACING FOUR (4) JOISTS WITH LIKE IN-KIND MATERIALS, USING THE SAME JOIST POCKETS, TO RESOLVE CASE #516128. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #516128."},{"number":"685386","date":"2016-04-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"689106","date":"2016-07-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-07-21","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR SECOND AND THIRD FLOORS, AND FOR THE ERECTION OF A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), TO AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING WITH ONE (1) EXISTING ACCESSORY INTERIOR PARKING SPACE, SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"721097","date":"2016-09-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-21","scope":"ALTERATIONS TO EXISTING SINGLE FAMILY DWELLING. WORK TO INCLDE:DEMOLITION OF SECOND AND THIRD FLOOR REAR WALLS TO ACCOMODATE NEW SECOND AND THIRD FLOOR REAR ADDITIONS, INNSTALLATION OF ROOF DECK ACCESS STRUCTURE, ROOF DECK AND INTERIOR RENOVATIONS PER SUBMITTED PLANS."},{"number":"735659","date":"2016-11-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-08","scope":"1-3INCH SOIL STACK W/VENT, 2-3PC BATHROOMS, 1-KITCHEN, 1-SINK, 1-WATER TANK, 1-DISPOSAL, ROUGH IN ALL WASTE PIPE & WATER LINES, 1-LAUNDRY ROOM WASHER BOX.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"737891","date":"2016-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"SUPPLY 200A SERVICE, BRANCH CIRCUITING IN THE HOUSE, RECESS LIGHTS, 35 RECEPTACLES, 15 SWITCHES, 5 SMOKE DETECTORS, 1 C0/SMOKE DETECTORS, HOT WATER CIRCUIT, GARBAGE DISPOSAL CIRCUIT AND HOOD CIRCUIT PER 2008 NEC (SFD)SOUTH DISTRICT"},{"number":"741238","date":"2016-12-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-08","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"754978","date":"2017-03-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"REVOKED","completedDate":null,"scope":"AMEND PERMIT #721097 TO DOCUMENT FRAMING AND REAR ROOF MODIFICATIONS."},{"number":"796115","date":"2017-07-31","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-07-31","scope":"TO ADDRESS L&I CASE #573670 FOR WORKING WITHOUT PERMITS; FOR AN ADMINISTRATIVE REVIEW OF PREVIOUSLY ISSUED AP#689106, APPROVED BY ZBA VARIANCE UNDER CAL#27808; FOR AN EXPANSION OF PREVIOUSLY APPROVED ADDITION AT THE REAR SECOND AND THIRD FLOORS, REPLACING PREVIOUSLY APPROVED ROOF DECK ABOVE THE REAR FIRST STORY ROOF; NO CHANGE TO PREVIOUSLY APPROVED ROOF DECK ABOVE THE THIRD STORY ROOF ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY); NO CHANGES TO EXISTING USE OF SINGLE-FAMILY HOUSEHOLD LIVING WITH ONE (1) ACCESSORY INTERIOR GARAGE PARKING SPACE."},{"number":"846097","date":"2018-05-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-05-16","scope":"LEGALIZE 2ND FLOOR EXTENSION OF REAR ADDITION PER SUBMITTED PLAN"}],"storyTag":"Renovated & sold on","storyDelta":1.82,"timeline":[{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"viol","w":"5 L&I violations"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"sale","p":665000},{"y":2025,"k":"sale","p":620000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 103% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $303,700 to $617,300","no permit shown in 2024-2026"],"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 #27808: CLOSED · Granted with conditions; related permit 689106.","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":"2 permits not marked completed: 685386 (REVOKED), 754978 (REVOKED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 21, 2018.","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":"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/"}],"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"}]}