{"asOf":"2026-07-22T11:12:39.333Z","block":"4200-4299 VIOLA ST","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-viola-st","address":"4253 VIOLA ST","parcelNumber":"062215800","source":"https://property.phila.gov/?p=062215800","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"FLOSSIE HOLMES","coOwner":null,"marketValue":432800,"landAssessment":86560,"improvementAssessment":346240,"livableArea":2010,"yearBuilt":1915,"lastSale":{"price":1,"date":"1956-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"3906267","date":"2016-02-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3906268","date":"2016-02-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211938229","date":"2017-03-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211938230","date":"2017-03-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"4609494","date":"2018-03-09","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4609493","date":"2018-03-09","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4926999","date":"2018-12-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"520345","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-02-18","completedDate":"2016-10-14","violations":[{"number":"3906267","date":"2016-02-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3906268","date":"2016-02-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"576450","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2017-03-24","completedDate":"2020-09-21","violations":[{"number":"211938229","date":"2017-03-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211938230","date":"2017-03-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"624711","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2018-03-09","completedDate":"2018-05-15","violations":[{"number":"4609494","date":"2018-03-09","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4609493","date":"2018-03-09","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"666268","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-12-06","completedDate":"2019-01-23","violations":[{"number":"4926999","date":"2018-12-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"520345","date":"2016-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"520345","date":"2016-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"520345","date":"2016-06-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"576450","date":"2017-03-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576450","date":"2018-03-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"624711","date":"2018-03-09","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"624711","date":"2018-03-09","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"624711","date":"2018-03-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576450","date":"2018-04-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"666268","date":"2018-12-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"666268","date":"2019-01-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"666268","date":"2019-01-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"576450","date":"2019-02-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576450","date":"2019-07-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576450","date":"2019-11-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576450","date":"2020-01-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576450","date":"2020-07-16","type":null,"status":"FAILED"},{"caseNumber":"576450","date":"2020-09-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":4,"passes":1},{"y":2019,"fails":4,"passes":1},{"y":2020,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97629936709501,"lng":-75.21120085022892,"geom":{"type":"Polygon","coordinates":[[[-75.211229142,39.976203473],[-75.211280586,39.976222515],[-75.211172559,39.976395261],[-75.211121114,39.97637622],[-75.211229142,39.976203473]]]},"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":1117,"zoning":"RSA5","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"4253 VIOLA ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"WE ARE TRYING TO CLEAN THE HOUSE AND GROUNDS. ALSO WE ARE TRYING TO MOVE IN AND A TIMELY MANNER. NEED TO DO A DEED CHANGE.","status":"CLOSED","outcome":"Withdrawn","date":"2019-02-05","number":"36096","relatedPermit":"666268"},{"type":"Building standards appeal","grounds":"ON 04/05/2019, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF UNSAFE VIOLATION, CASE#576450.","status":"CLOSED","outcome":"APPROVED","date":"2019-03-05","number":"36492","relatedPermit":"576450"}],"taxYears":[{"year":2006,"total":27,"principal":0,"interest":0,"penalty":0},{"year":2014,"total":1059.17,"principal":705.31,"interest":139.5,"penalty":51.33},{"year":2015,"total":1170.61,"principal":770.5,"interest":80.9,"penalty":53.94},{"year":2016,"total":676.07,"principal":537.66,"interest":8.06,"penalty":5.38}],"taxNet":2932.85,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33400,"taxable":33400,"land":5698,"improvement":27702,"taxableLand":5698,"taxableImprovement":27702,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33400,"taxable":33400,"land":5511,"improvement":27889,"taxableLand":5511,"taxableImprovement":27889,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33400,"taxable":33400,"land":5511,"improvement":27889,"taxableLand":5511,"taxableImprovement":27889,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":36400,"taxable":36400,"land":6006,"improvement":30394,"taxableLand":6006,"taxableImprovement":30394,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":37800,"taxable":37800,"land":6237,"improvement":31563,"taxableLand":6237,"taxableImprovement":31563,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":37800,"taxable":37800,"land":6237,"improvement":31563,"taxableLand":6237,"taxableImprovement":31563,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":37800,"taxable":37800,"land":6237,"improvement":31563,"taxableLand":6237,"taxableImprovement":31563,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":69600,"taxable":69600,"land":13920,"improvement":55680,"taxableLand":13920,"taxableImprovement":55680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":69600,"taxable":69600,"land":13920,"improvement":55680,"taxableLand":13920,"taxableImprovement":55680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":114700,"taxable":114700,"land":22940,"improvement":91760,"taxableLand":22940,"taxableImprovement":91760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":575000,"taxable":124982,"land":115000,"improvement":460000,"taxableLand":115000,"taxableImprovement":9982,"exemptLand":0,"exemptImprovement":450018},{"y":2027,"v":432800,"taxable":94073,"land":86560,"improvement":346240,"taxableLand":86560,"taxableImprovement":7513,"exemptLand":0,"exemptImprovement":338727}],"taxNow":1749,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-005036","date":"2020-11-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-11-30","scope":"PRESCRIPTIVE INTERIOR ALTERATIONS TO EXISTING THREE STORY BUILDING WITH THREE DWELLING UNITS. ALL WORK DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"GM-2023-011240","date":"2024-01-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-01-08","scope":"**Existing Philadelphia Historic Property** For the interior demolition of non-bearing partition walls and ceiling in accordance with the attached EZ Permit Interior Demolition Standard. Failure to comply with the attached EZ Permit Interior Demolition Standard shall result in revocation of this permit. No exterior work permitted as part of this permit. No work to the windows and / or exterior doors as part of this permit. No work to the front façade as part of this permit as per PHC."},{"number":"CP-2023-006867","date":"2024-01-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-10-21","scope":"FOR THE INTERIOR ALTERATIONS AS PER PRESCRIPTIVE COMPLIANCE METHOD OF 2018 IEBC TO AN EXISTING THREE STORY BUILDING FOR THE EXISTING USE OF THREE FAMILY DWELLINGS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"GM-2024-000348","date":"2024-01-23","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-10-05","scope":"**Existing Philadelphia Historic Property** For installation or replacement of exterior wall coverings in accordance with the attached EZ Exterior Wall Coverings standard. Failure to comply with the attached EZ Exterior Wall Coverings standard shall result in revocation of this permit. PHC Staff Review of masonry cleaning sample in the field required for final approval. PHC Staff Review of masonry pointing sample in the field required for final approval."},{"number":"MP-2024-001261","date":"2024-03-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-21","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-003851","date":"2024-04-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-21","scope":"Install (3) lavatories, (3) water closets, (3) tub/shower, (3) laundry sink, (3)kitchen sink, (3)hot water heater, (3) hose bibs."},{"number":"EP-2024-002819","date":"2024-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-16","scope":"INSTALL A 300 AMP SERVICE, (4) GANG METER BANK, (1) 150 AMP FEEDER, (3) 125 AMP FEEDERS, (2) 125 AMP MCB PANELS & (2) 100 AMP MCB PANELS. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * PERMIT AMENDED TO INCLUDE THE INSTALLATION OF A NEW FIRE ALARM SYSTEM THROUGHOUT. ** THE PERMIT WILL BE AMENDED WHEN THE FIRE ALARM PLANS ARE AVAILABLE."},{"number":"PP-2024-006419","date":"2024-05-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-13","scope":"Replacing House Trap fai on sidewalk"},{"number":"AP-2024-008710","date":"2024-12-16","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-12-19","scope":"FOR CERTIFICATE OF OCCUPANCY FOR ALTERATIONS PERFORMED UNDER CP-2023-006867. NO ALTERATIONS TO BE PERFORMED UNDER THIS PERMIT. BUILDING TO COMPLY WITH THE 2018 FIRE AND PROPERTY MAINTENANCE CODES."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"sale","p":82500},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"803409","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"FLOSSIE HOLMES","legalName":"FLOSSIE HOLMES","address":"4253 VIOLA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-02-22","latestIssueDate":"2019-02-22","expirationDate":"2020-02-21","inactiveDate":"2020-04-21"},{"number":"0964184","type":"Rental","status":"Active","businessName":"4115Brown LLC","legalName":"4115Brown LLC","address":"4253 VIOLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-10-25","latestIssueDate":"2025-09-10","expirationDate":"2026-10-24","inactiveDate":null}],"licenseActivity":[{"number":"0964184","type":"Rental","businessName":"4115Brown LLC","legalName":"4115Brown LLC","issuedDate":"2024-10-25","latestIssueDate":"2025-09-10","closureDate":null,"expirationDate":"2026-10-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"803409","type":"Vacant Residential Property / Lot","businessName":"FLOSSIE HOLMES","legalName":"FLOSSIE HOLMES","issuedDate":"2019-02-22","latestIssueDate":"2019-02-22","closureDate":"2020-04-21","expirationDate":"2020-02-21","inactiveDate":"2020-04-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 401% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $114,700 to $575,000","no permit shown in 2025-2027"],"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 #36096: CLOSED · Withdrawn; related permit 666268.","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: CP-2020-005036 (Expired), GM-2024-000348 (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 7 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":"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 1915 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":"13 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 21, 2020.","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":"2 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 #803409: Inactive since Apr 21, 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":"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/"},{"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"}]}