{"asOf":"2026-07-25T22:13:53.557Z","block":"4100-4199 WESTMINSTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-westminster-ave","address":"4135 WESTMINSTER AVE","parcelNumber":"062098400","source":"https://property.phila.gov/?p=062098400","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"36","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"TWIN OLD STYLE","useLabel":"Apartment building","owner":"BAILEY-ROSS JACQUELINE HE","coOwner":null,"marketValue":351600,"landAssessment":70320,"improvementAssessment":281280,"livableArea":2460,"yearBuilt":1920,"lastSale":{"price":1,"date":"2022-02-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"1671516","date":"2009-12-17","code":"FC-914.1/1","title":"FIRE PROT SYS ANNUAL TEST","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671524","date":"2009-12-17","code":"PM-302.4/5","title":"DRAINAGE-PUMP BASEMENT WATER","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671523","date":"2009-12-17","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671522","date":"2009-12-17","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671525","date":"2009-12-17","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671515","date":"2009-12-17","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671517","date":"2009-12-17","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671518","date":"2009-12-17","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671519","date":"2009-12-17","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671520","date":"2009-12-17","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671521","date":"2009-12-17","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671526","date":"2010-03-19","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671527","date":"2010-04-29","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4553573","date":"2018-01-09","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4553572","date":"2018-01-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4553571","date":"2018-01-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4553574","date":"2018-01-09","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"222952","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-12-17","completedDate":"2012-10-12","violations":[{"number":"1671516","date":"2009-12-17","code":"FC-914.1/1","title":"FIRE PROT SYS ANNUAL TEST","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671524","date":"2009-12-17","code":"PM-302.4/5","title":"DRAINAGE-PUMP BASEMENT WATER","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671523","date":"2009-12-17","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671522","date":"2009-12-17","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671525","date":"2009-12-17","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671515","date":"2009-12-17","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671517","date":"2009-12-17","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671518","date":"2009-12-17","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671519","date":"2009-12-17","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671520","date":"2009-12-17","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671521","date":"2009-12-17","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671526","date":"2010-03-19","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1671527","date":"2010-04-29","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"617761","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-01-09","completedDate":"2018-06-12","violations":[{"number":"4553573","date":"2018-01-09","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4553572","date":"2018-01-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4553571","date":"2018-01-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4553574","date":"2018-01-09","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":11,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2018,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"222952","date":"2009-12-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"222952","date":"2010-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"222952","date":"2012-10-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"452683","date":"2014-09-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452683","date":"2014-10-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452683","date":"2014-11-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"617761","date":"2018-01-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"617761","date":"2018-06-12","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97038979083903,"lng":-75.2069721310101,"geom":{"type":"Polygon","coordinates":[[[-75.206919398,39.970262794],[-75.20697914,39.970256316],[-75.207024767,39.970517224],[-75.20696527,39.970523288],[-75.206919398,39.970262794]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1615,"zoning":"RM1","grade":"B","basement":"D","heater":"H","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"4135 WESTMINSTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":68400,"taxable":68400,"land":7590,"improvement":60810,"taxableLand":7590,"taxableImprovement":60810,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":68400,"taxable":68400,"land":10260,"improvement":58140,"taxableLand":10260,"taxableImprovement":58140,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":68400,"taxable":68400,"land":10260,"improvement":58140,"taxableLand":10260,"taxableImprovement":58140,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":115100,"taxable":115100,"land":17265,"improvement":97835,"taxableLand":17265,"taxableImprovement":97835,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":119500,"taxable":119500,"land":17925,"improvement":101575,"taxableLand":17925,"taxableImprovement":101575,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":119500,"taxable":119500,"land":17925,"improvement":101575,"taxableLand":17925,"taxableImprovement":101575,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":119500,"taxable":119500,"land":17925,"improvement":101575,"taxableLand":17925,"taxableImprovement":101575,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":437000,"taxable":437000,"land":87400,"improvement":349600,"taxableLand":87400,"taxableImprovement":349600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":437000,"taxable":437000,"land":87400,"improvement":349600,"taxableLand":87400,"taxableImprovement":349600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":341000,"taxable":341000,"land":68200,"improvement":272800,"taxableLand":68200,"taxableImprovement":272800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":341000,"taxable":341000,"land":68200,"improvement":272800,"taxableLand":68200,"taxableImprovement":272800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":351600,"taxable":351600,"land":70320,"improvement":281280,"taxableLand":70320,"taxableImprovement":281280,"exemptLand":0,"exemptImprovement":0}],"taxNow":4773,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"745254","date":"2016-12-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE HOUSE PANEL AND METER,ADD QUAD WALL OUTLETS AND REPAIR TO GROUNDING SYSTEM PER 2008 NEC (MULTI FAMILY)WEST DISTRICT"},{"number":"866638","date":"2018-04-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-07","scope":"REMOVAL AND REPLACEMENT (WITH LIKE IN KIND) OF FIRE DAMAGED PORTIONS OF MAIN ROOF AND INTERIOR NON STRUCTURAL DEMOLITION OF FIRE AND WATER DAMAGED MATERIALS."},{"number":"884676","date":"2018-09-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-01","scope":"**ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMIT WORK SCOPE.** FOR INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE LIMITED TO INSTALLATION OF INTERIOR PARTITION WALLS, FIRE-RATED FLOOR/CEILING ASSEMBLIES, FLOOR FRAMING REPAIR PER ENGINEER'S STATEMENT, RATED SHAFT ENCLOSURES, AND WALL/FLOOR/CEILING FINISHING FOR DWELLING UNITS. (SEE AP#866638 FOR CASE VIOLATION REMEDIATION WORK PREVIOUSLY APPROVED, INCLUDING INTERIOR BEARING WALLS AND ROOF/EXTERIOR FRAMING REPAIRS.) [IEBC 2009, WORK-AREA METHOD, LVL III ALTERATIONS] **SEPARATE PERMITS REQ'D FOR ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS.**"},{"number":"912443","date":"2018-09-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-01","scope":"PLUMBING ALTERATIONS THROUGHOUT AN EXISING FOUR FAMILY DWELLING"},{"number":"919076","date":"2018-10-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-01","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. FOR THE INSTALLATION OF FOUR (4) GAS FIRED FURNACES 92% EFF. 40000 BTU'S AND FOUR (4) CONDENSERS ONE AND ONE HALF (1.5) TONS WITH RELATED DUCTWORK AND TWENTY (20) REGISTERS/DIFFUSERS *CONDENSERS TO BE SET IN REAR YARD*"},{"number":"922488","date":"2018-10-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-01","scope":"1\" DOMESTIC WATER SUPPLY 1 1/2\" FIRE WATER SUPPLY"},{"number":"921245","date":"2018-11-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-04-01","scope":"INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R STANDARDS WITH A 1.5 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"899643","date":"2018-12-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-02","scope":"EXISTING 200AMP SERVICE STAYS AND WIRING THROUGHOUT BUILDING (MULTI FAMILY)"}],"storyTag":"Improved","storyDelta":73.5,"timeline":[{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"sale","p":149000},{"y":2016,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"441289","type":"Rental","status":"Inactive","businessName":"WESTMINSTER LLC","legalName":"WESTMINSTER LLC","address":"4135 WESTMINSTER AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2008-04-14","latestIssueDate":"2016-03-10","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"810983","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"JAQUELINE BAILEY-ROSS","legalName":"JAQUELINE BAILEY-ROSS ","address":"4135 WESTMINSTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-05-01","latestIssueDate":"2019-05-01","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"819622","type":"Rental","status":"Active","businessName":"Jacqueline Bailey-Ross (4135 Westminster)","legalName":"Jacqueline Bailey-Ross","address":"4135 WESTMINSTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2019-07-31","latestIssueDate":"2025-07-30","expirationDate":"2026-07-30","inactiveDate":null}],"licenseActivity":[{"number":"819622","type":"Rental","businessName":"Jacqueline Bailey-Ross (4135 Westminster)","legalName":"Jacqueline Bailey-Ross","issuedDate":"2019-07-31","latestIssueDate":"2025-07-30","closureDate":null,"expirationDate":"2026-07-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"810983","type":"Vacant Residential Property / Lot","businessName":"JAQUELINE BAILEY-ROSS","legalName":"JAQUELINE BAILEY-ROSS ","issuedDate":"2019-05-01","latestIssueDate":"2019-05-01","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"441289","type":"Rental","businessName":"WESTMINSTER LLC","legalName":"WESTMINSTER LLC","issuedDate":"2008-04-14","latestIssueDate":"2016-03-10","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 266% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $119,500 to $437,000","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":"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":"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 2 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 12, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #810983: Closed since Jun 29, 2020","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"}],"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"}]}