{"asOf":"2026-07-26T20:22:30.807Z","block":"1100-1199 LEOPARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-leopard-st","address":"1117 LEOPARD ST","parcelNumber":"057012100","source":"https://property.phila.gov/?p=057012100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"BIGLEY CRAIG","coOwner":"OLEKSIK JAIME","marketValue":1156800,"landAssessment":231360,"improvementAssessment":925440,"livableArea":2799,"yearBuilt":2021,"lastSale":{"price":850000,"date":"2025-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"2337536","date":"2011-06-13","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3632588","date":"2015-07-11","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3632589","date":"2015-07-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3632590","date":"2015-07-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3686862","date":"2015-07-11","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3686861","date":"2015-07-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3769063","date":"2015-10-06","code":"PM15-304.19V","title":"DOOR AND WINDOW 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4552957","date":"2018-01-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"281792","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-06-13","completedDate":null,"violations":[{"number":"2337536","date":"2011-06-13","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"490915","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-07-11","completedDate":"2015-07-28","violations":[{"number":"3632588","date":"2015-07-11","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3632589","date":"2015-07-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3632590","date":"2015-07-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"490918","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-07-11","completedDate":"2015-10-07","violations":[{"number":"3686862","date":"2015-07-11","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3686861","date":"2015-07-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"505360","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-10-07","completedDate":"2016-01-12","violations":[{"number":"3769063","date":"2015-10-06","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3769062","date":"2015-10-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"558380","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-05","completedDate":"2017-10-25","violations":[{"number":"4104765","date":"2016-10-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4104766","date":"2016-10-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"573746","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-02-23","completedDate":"2018-02-06","violations":[{"number":"4391004","date":"2017-02-23","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4391005","date":"2017-02-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"617705","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-01-09","completedDate":"2018-01-30","violations":[{"number":"4552956","date":"2018-01-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4552957","date":"2018-01-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2015,"n":7,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"281792","date":"2011-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"281792","date":"2011-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"281792","date":"2011-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"281792","date":"2011-09-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"281792","date":"2011-09-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"281792","date":"2012-01-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"281792","date":"2012-01-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490918","date":"2015-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"490915","date":"2015-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"490915","date":"2015-07-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"490918","date":"2015-08-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"490918","date":"2015-10-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"505360","date":"2015-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"505360","date":"2015-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"505360","date":"2016-01-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"573746","date":"2017-02-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"573746","date":"2017-04-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"573746","date":"2017-07-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"573746","date":"2018-02-06","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2011,"fails":4,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2015,"fails":5,"passes":1},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96756501961124,"lng":-75.13553956206252,"geom":{"type":"Polygon","coordinates":[[[-75.135428325,39.967573421],[-75.135436161,39.967518421],[-75.135654806,39.967559577],[-75.135639166,39.967611611],[-75.135428325,39.967573421]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-000621","type":"Sprinkler Certification","inspectionDate":"2024-12-16","result":"Certified","expirationDate":"2025-12-16","buildingId":"3000622"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":3,"baths":3,"stories":3,"lotArea":1233,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"1117 LEOPARD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE FOR THE DEMOLITION OF AN EXISTING STRUCTURE ON LOT ; FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38' HIGH);BALCONY AT 2ND AND 3RD FLOOR FRONT  FOR A TWO(2) FAMILY HOUSEHOLD LIVING WITH ONE(1) PARKING GARAGE ( 10FT X15 FT)","status":"OPEN","outcome":"Withdrawn","date":"2018-03-28","number":"28208","relatedPermit":"695516"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 38 FEET) WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (SIZE NOT TO EXCEED 90 SQ. FT AND HEIGHT NOT TO EXCEED 10 FEET) FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVIN","status":"OPEN","outcome":"Granted","date":"2018-06-20","number":"33757","relatedPermit":"852574"}],"taxYears":[{"year":2012,"total":223.05,"principal":0,"interest":44.46,"penalty":92.78},{"year":2013,"total":608.65,"principal":0,"interest":368.89,"penalty":125.85},{"year":2014,"total":1060.09,"principal":97.67,"interest":462.27,"penalty":198.48},{"year":2015,"total":3623.45,"principal":2835.44,"interest":297.73,"penalty":198.48},{"year":2016,"total":3310.07,"principal":2961.97,"interest":44.42,"penalty":29.62}],"taxNet":8825.31,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":184000,"taxable":184000,"land":29769,"improvement":154231,"taxableLand":29769,"taxableImprovement":154231,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":184000,"taxable":184000,"land":51814,"improvement":132186,"taxableLand":51814,"taxableImprovement":132186,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":133100,"taxable":133100,"land":133100,"improvement":0,"taxableLand":133100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":133100,"taxable":133100,"land":133100,"improvement":0,"taxableLand":133100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":133100,"taxable":133100,"land":133100,"improvement":0,"taxableLand":133100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":133100,"taxable":133100,"land":133100,"improvement":0,"taxableLand":133100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":133100,"taxable":133100,"land":133100,"improvement":0,"taxableLand":133100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":797100,"taxable":159420,"land":159420,"improvement":637680,"taxableLand":159420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":637680},{"y":2024,"v":797100,"taxable":159420,"land":159420,"improvement":637680,"taxableLand":159420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":637680},{"y":2025,"v":1024300,"taxable":204860,"land":204860,"improvement":819440,"taxableLand":204860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":819440},{"y":2026,"v":1024300,"taxable":204860,"land":204860,"improvement":819440,"taxableLand":204860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":819440},{"y":2027,"v":1156800,"taxable":231360,"land":231360,"improvement":925440,"taxableLand":231360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":925440}],"taxNow":2868,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"659888","date":"2015-12-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-11","scope":"SEAL LATERAL AND REMOVE CURB TRAP PA20153561132 (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":"646050","date":"2015-12-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-31","scope":"FOR THE COMPLETE DEMOLITION OF A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLANS. FOR USE AS A VACANT LOT."},{"number":"646055","date":"2015-12-31","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2016-11-16","scope":"FOR THE COMPLETE DEMOLITION OF ONE ATTACHED THREE STORY STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302R. SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTIN 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED AND TO BE ON SITE AT ALL TIMES. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT.12/31/15 OWNER WAS ISSUED PERMIT #646055"},{"number":"852574","date":"2018-08-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 38 FEET) WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (SIZE NOT TO EXCEED 90 SQ. FT AND HEIGHT NOT TO EXCEED 10 FEET) FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING WITH TWO (2) ACCESSORY INTERIOR OFF-STREET PARKING SPACE ON FIRST FLOOR LEVEL (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"902934","date":"2018-12-04","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-08-15","scope":"FOR THE NEW CONSTRUCTION OF A FOUR-STORY SINGLE-FAMILY STRUCTURE WITH REAR DECK AND ROOF DECK, AS PER APPROVED PLANS. *STRUCTURE TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM*"},{"number":"914282","date":"2018-12-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-08-15","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R, WITH A TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"946842","date":"2019-02-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-15","scope":"4-W/C, 5-LAVS, 3-BATHTUBS, 1-SHOWER, 1-KITCHEN SINK, 1-WASHER BOX, 1-DISHWASHER, 1-GARBAGE DISPOSAL, PEX AND CAST THROUGHOUT, 1\" D/S, 6X4 CURB TRAP, 4\" MAIN DRAIN, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"942913","date":"2019-02-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"TO AMEND PERMIT #902934 TO REFLECT CHANGE IN LAYOUT INCLUDING MIRRORING THE BUILDING AND EXTENSION OF CONCRETE PAD TO SIDE OF BUILDING, AS PER APPROVED PLANS."},{"number":"969248","date":"2019-04-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"969488","date":"2019-04-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-21","scope":"FULL ELECTRICAL FOR SINGLE FAMILY HOME, ROUGH WIRE & FINAL DEVICES FOR SWITCHES, OUTLETS, LIGHTS & SMOKE DETECTORS, 200 AMP SERVICE WITH 2 GROUND RODS & WATER BOND, PER 2014 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"appeal","w":"Appeal withdrawn"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2025,"k":"sale","p":850000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 499% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $133,100 to $797,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28208: OPEN · Withdrawn; related permit 695516. Use permit #646050: 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":"1 permit not marked completed: 646055 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 7 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 16, 2025","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 6, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}