{"asOf":"2026-07-27T18:20:02.948Z","block":"3600-3699 N 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-n-22nd-st","address":"3625 N 22ND ST","parcelNumber":"131297700","source":"https://property.phila.gov/?p=131297700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"I50","buildingCodeNew":"36","buildingClass":"S/D W/GAR 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"Multi-family","owner":"HERITAGE GROUP & ASSOCIATES LLC","coOwner":null,"marketValue":350000,"landAssessment":70000,"improvementAssessment":280000,"livableArea":3324,"yearBuilt":1930,"lastSale":{"price":165000,"date":"2023-03-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-040848","date":"2021-06-25","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040853","date":"2021-06-25","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-07-30","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-040849","date":"2021-06-25","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040847","date":"2021-06-25","code":"PM15-304.18.2","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040846","date":"2021-06-25","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040845","date":"2021-06-25","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-040844","date":"2021-06-25","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2022-07-30","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-043600","date":"2022-06-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-08-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-043640","date":"2022-06-17","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"WARNING ISSUED","resolutionDate":"2022-06-21","resolution":"WARNING ISSUED"}],"violationCases":[{"number":"CF-2021-056752","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-25","completedDate":"2022-07-30","violations":[{"number":"VI-2021-040848","date":"2021-06-25","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040853","date":"2021-06-25","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-07-30","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-040849","date":"2021-06-25","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040847","date":"2021-06-25","code":"PM15-304.18.2","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040846","date":"2021-06-25","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-040845","date":"2021-06-25","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-09-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-040844","date":"2021-06-25","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2022-07-30","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2022-060028","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-21","completedDate":"2022-08-30","violations":[{"number":"VI-2022-043600","date":"2022-06-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-08-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-060100","type":"WARNING","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-21","completedDate":"2022-06-22","violations":[{"number":"VI-2022-043640","date":"2022-06-17","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"WARNING ISSUED","resolutionDate":"2022-06-21","resolution":"WARNING ISSUED"}]}],"violYears":[{"y":2021,"n":7,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-056752","date":"2021-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-056752","date":"2021-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-060028","date":"2022-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-060100","date":"2022-06-21","type":null,"status":null},{"caseNumber":"CF-2021-056752","date":"2022-07-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-060028","date":"2022-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-060028","date":"2022-08-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.010154215640654,"lng":-75.16410577197225,"geom":{"type":"Polygon","coordinates":[[[-75.164273434,40.010215548],[-75.163921377,40.010169882],[-75.163938418,40.010092907],[-75.164289848,40.010138477],[-75.164273434,40.010215548]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-002360","type":"Fire Alarm Certification","inspectionDate":"2021-07-09","result":"Certified","expirationDate":"2022-07-09","buildingId":"1196828"},{"number":"BC-2022-012169","type":"Fire Alarm Certification","inspectionDate":"2022-09-01","result":"Certified","expirationDate":"2023-09-01","buildingId":"1196828"},{"number":"BC-2026-018512","type":"Sprinkler Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1196828"},{"number":"BC-2026-019010","type":"Fire Alarm Certification","inspectionDate":"2026-07-01","result":"Certified","expirationDate":"2027-07-01","buildingId":"1196828"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":6,"baths":3,"stories":1,"lotArea":2800,"zoning":"RSA3","grade":"C","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"2","garage":3,"homestead":false,"mail":"12 REDBROOK RD, GREAT NECK NY, 11124","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR ROOMING HOUSE FOR MAXIMUM NINE (9) UNITS (SINGLE ROOM RESIDENCE) IN AN EXISTING STRUCTURE\nAP 1038922","status":"In Process","outcome":"Complete","date":"2021-08-16","number":"39819","relatedPermit":"1038922"},{"type":"LIRB Violation Appeal","grounds":"1.  The case is currently is in front of Zoning Board of Adjustment.\n2.  Property maintenance issues have been repaired or are in process of being repaired.\n3.  Rental license cannot be obtained until Zoning is complete.","status":"Closed","outcome":"Complete","date":"2023-06-12","number":"HA-2021-002827","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS THREE (3) DWELLING UNITS IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted with conditions","date":"2022-04-08","number":"ZP-2021-014874","relatedPermit":"ZP-2021-014874"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":108200,"taxable":108200,"land":15960,"improvement":92240,"taxableLand":15960,"taxableImprovement":92240,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":108200,"taxable":108200,"land":16230,"improvement":91970,"taxableLand":16230,"taxableImprovement":91970,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":108200,"taxable":108200,"land":16230,"improvement":91970,"taxableLand":16230,"taxableImprovement":91970,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":86700,"taxable":86700,"land":13005,"improvement":73695,"taxableLand":13005,"taxableImprovement":73695,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":89600,"taxable":89600,"land":13440,"improvement":76160,"taxableLand":13440,"taxableImprovement":76160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":89600,"taxable":89600,"land":13440,"improvement":76160,"taxableLand":13440,"taxableImprovement":76160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":89600,"taxable":89600,"land":13440,"improvement":76160,"taxableLand":13440,"taxableImprovement":76160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":124400,"taxable":124400,"land":24880,"improvement":99520,"taxableLand":24880,"taxableImprovement":99520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":124400,"taxable":124400,"land":24880,"improvement":99520,"taxableLand":24880,"taxableImprovement":99520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":189100,"taxable":189100,"land":37820,"improvement":151280,"taxableLand":37820,"taxableImprovement":151280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":189100,"taxable":189100,"land":37820,"improvement":151280,"taxableLand":37820,"taxableImprovement":151280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":350000,"taxable":350000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":280000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2647,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"336803","date":"2011-06-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EXTERIOR ALTERATION TO ADD A NEW FIRE EXCAPE STAIWAY."},{"number":"1012533","date":"2019-09-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":"REPLACE HOUSE TRAP AND FAI-PA1#20192631558-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2021-014874","date":"2022-03-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2023-005803","date":"2023-12-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-01","scope":"FOR LEVEL III INTERIOR ALTERATIONS WITH A COMPLETE CHANGE IN USE & OCCUPANCY CLASSIFICATION TO GROUP R-2 THREE (3) FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"EP-2024-007847","date":"2024-08-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-11","scope":"Install 400 amp service .Wire throughout ,em.lighting, 110v interconnected smoke alarms .Install complete fire alarm system w/ low frequency sound in all living rms and bedrooms, tamper switch ,flow switch. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2024-012634","date":"2024-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-29","scope":"3 kitchen sinks, 3 water closets, 3 lavatories & 3 shower/tubs."},{"number":"FP-2024-002125","date":"2024-10-08","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-09","scope":"Rough-In Permit for FP-2024-002092 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-002092","date":"2024-10-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2024-004399","date":"2024-10-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-03","scope":"FOR INSTALLATION OF HVAC EQUIPMENT, APPLICANCES, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"PP-2026-005871","date":"2026-05-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-18","scope":"REPAIR/REPLACE CT & FAI."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"sale","p":165000},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"938374","type":"Rental","status":"Active","businessName":"HERITAGE GROUP & ASSOCIATES LLC","legalName":"HERITAGE GROUP & ASSOCIATES LLC","address":"3625 N 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-11-20","latestIssueDate":"2025-12-15","expirationDate":"2026-11-19","inactiveDate":null}],"licenseActivity":[{"number":"938374","type":"Rental","businessName":"HERITAGE GROUP & ASSOCIATES LLC","legalName":"HERITAGE GROUP & ASSOCIATES LLC","issuedDate":"2023-11-20","latestIssueDate":"2025-12-15","closureDate":null,"expirationDate":"2026-11-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39819: In Process · Complete; related permit 1038922. The history also contains “NEW 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 336803 (EXPIRED).","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (12 REDBROOK RD, GREAT NECK NY, 11124).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1930 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 30, 2022.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 1, 2027; Sprinkler Certification: Certified through Jun 8, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}