{"asOf":"2026-07-29T01:48:21.490Z","block":"1300-1399 PARRISH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-parrish-st","address":"1338 PARRISH ST","parcelNumber":"141379500","source":"https://property.phila.gov/?p=141379500","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"32","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"WONG TENG","coOwner":null,"marketValue":632200,"landAssessment":126400,"improvementAssessment":505800,"livableArea":2112,"yearBuilt":1996,"lastSale":{"price":750000,"date":"2026-03-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"2845428","date":"2012-05-02","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2845426","date":"2012-05-02","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2845427","date":"2012-05-02","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3016945","date":"2013-09-16","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3065437","date":"2013-12-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3065438","date":"2013-12-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4177293","date":"2016-08-01","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4177292","date":"2016-08-01","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4177294","date":"2016-08-01","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"326259","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-02","completedDate":"2016-07-20","violations":[{"number":"2845428","date":"2012-05-02","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2845426","date":"2012-05-02","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2845427","date":"2012-05-02","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"389733","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-07-05","completedDate":"2013-12-11","violations":[{"number":"3016945","date":"2013-09-16","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413699","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-11","completedDate":"2014-03-07","violations":[{"number":"3065437","date":"2013-12-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3065438","date":"2013-12-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"547547","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-08-01","completedDate":null,"violations":[{"number":"4177293","date":"2016-08-01","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4177292","date":"2016-08-01","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4177294","date":"2016-08-01","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"326259","date":"2012-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"326259","date":"2012-06-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"326259","date":"2012-07-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"326259","date":"2013-02-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"326259","date":"2013-06-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"326259","date":"2013-07-05","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"389733","date":"2013-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"389733","date":"2013-11-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413699","date":"2013-12-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"389733","date":"2013-12-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"413699","date":"2014-01-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413699","date":"2014-03-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"547547","date":"2016-08-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"547547","date":"2016-09-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"547547","date":"2016-10-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"547547","date":"2016-12-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"547547","date":"2017-03-23","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":5,"passes":1},{"y":2014,"fails":1,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96858166981978,"lng":-75.15932796277414,"geom":{"type":"Polygon","coordinates":[[[-75.159234845,39.968729223],[-75.159368348,39.968418657],[-75.159420782,39.968432543],[-75.159289708,39.968742551],[-75.159234845,39.968729223]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-010244","type":"Fire Alarm Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1028019"},{"number":"BC-2024-020786","type":"Sprinkler Certification","inspectionDate":"2024-07-17","result":"Certified","expirationDate":"2025-07-17","buildingId":"1028019"},{"number":"BC-2025-009241","type":"Fire Alarm Certification","inspectionDate":"2025-04-09","result":"Certified","expirationDate":"2026-04-09","buildingId":"1028019"},{"number":"BC-2025-017551","type":"Sprinkler Certification","inspectionDate":"2025-06-19","result":"Certified","expirationDate":"2026-06-19","buildingId":"1028019"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":5,"baths":2,"stories":3,"lotArea":1899,"zoning":"RSA5","grade":"B","basement":"C","heater":"B","centralAir":false,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"210 MARJORAM DR, BEAR DE, 19701","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE, TO INCLUDE A NEW REAR\nDECK INSTALLATION, FOR THE USE OF A THREE (3) FAMILY DWELLING. SIZE AND LOCATION AS PER SUBMITTED PLANS.","status":"CLOSED","outcome":"Granted","date":"2015-03-17","number":"24536","relatedPermit":"577880"},{"type":"Building standards appeal","grounds":"ON 09/17/15, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #627986.","status":"CLOSED","outcome":"APPROVED","date":"2015-11-25","number":"26232","relatedPermit":"627986"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":141500,"taxable":141500,"land":72335,"improvement":69165,"taxableLand":72335,"taxableImprovement":69165,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":141500,"taxable":141500,"land":46695,"improvement":94805,"taxableLand":46695,"taxableImprovement":94805,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":455900,"taxable":150447,"land":150447,"improvement":305453,"taxableLand":150447,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":305453},{"y":2019,"v":455900,"taxable":240447,"land":150447,"improvement":305453,"taxableLand":150447,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":215453},{"y":2020,"v":471100,"taxable":233511,"land":134264,"improvement":336836,"taxableLand":134264,"taxableImprovement":99247,"exemptLand":0,"exemptImprovement":237589},{"y":2021,"v":471100,"taxable":233511,"land":134264,"improvement":336836,"taxableLand":134264,"taxableImprovement":99247,"exemptLand":0,"exemptImprovement":237589},{"y":2022,"v":471100,"taxable":233511,"land":134264,"improvement":336836,"taxableLand":134264,"taxableImprovement":99247,"exemptLand":0,"exemptImprovement":237589},{"y":2023,"v":694900,"taxable":302779,"land":138980,"improvement":555920,"taxableLand":138980,"taxableImprovement":163799,"exemptLand":0,"exemptImprovement":392121},{"y":2024,"v":694900,"taxable":302779,"land":138980,"improvement":555920,"taxableLand":138980,"taxableImprovement":163799,"exemptLand":0,"exemptImprovement":392121},{"y":2025,"v":701800,"taxable":305743,"land":140300,"improvement":561500,"taxableLand":140300,"taxableImprovement":165443,"exemptLand":0,"exemptImprovement":396057},{"y":2026,"v":701800,"taxable":305743,"land":140300,"improvement":561500,"taxableLand":140300,"taxableImprovement":165443,"exemptLand":0,"exemptImprovement":396057},{"y":2027,"v":632200,"taxable":275431,"land":126400,"improvement":505800,"taxableLand":126400,"taxableImprovement":149031,"exemptLand":0,"exemptImprovement":356769}],"taxNow":4280,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"562355","date":"2014-09-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"2000 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS."},{"number":"577880","date":"2015-04-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-04-10","scope":"FOR THE ERECTION OF A ONE STORY ADDITION OVER EXISTING TWO STORY PORTION. A TWO STORY ADDITION OVER ONE STORY PORTION, A THREE ADDITION AT REAR, AND A SECOND FLOOR DECK AT REAR. USE CHANGE TO THREE FAMILY."},{"number":"627986","date":"2016-01-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-07-17","scope":"LEVEL III ALTERATIONS WITH REAR ADDITION FOR A COMPLETE CHANGE OF OCCUPANCY TO CREATE A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS AND IN ACCORDANCE WITH BBS VARIANCE 26232. BUILDING TO BE FULLY SPRINKLERED. EXIT ENCLOSURE MUST BE 2 HOUR RATED AND ALL BEDROOMS MUST HAVE EMERGENCY ESCAPE AND RESCUE OPENINGS PER BBS VARIANCE. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"680263","date":"2016-06-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-22","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2\") FIRE SERVICE LINE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13-R THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT / CRAWL SPACE. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING AND ELECTRICAL WORK."},{"number":"746753","date":"2017-02-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-25","scope":"AMEND BUILDING PERMIT #627986 TO INCLUDE ADDITIONAL REFRAMING OF EXISTING FLOOR SYSTEMS AND LEVELING OF FLOOR SYSTEMS AND LAYOUT REVISIONS AS PER APPROVED PLANS."},{"number":"782467","date":"2017-05-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-25","scope":"ADDITION:INTERIOR & EXTERIOR PLUMBING; CHANGE OF OCCUPANCY;THREE (3) FAMILY DWELLING; 6\" LATERAL,CURB TRAP,4\" MAIN SEWER,1\" DOMESTIC,WATER -THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"779045","date":"2017-09-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-16","scope":"INSTALL 73 FIXTUES,110 OUTLETS,61 SWITCHES,4 REMOTE HEADS,4 EMERGENCY/EXIT LIGHTS,3 WATER HEATERS,3 AC UNITS AND INSTALL 400AMP 4 GANG METER PACK AND INSTALL (10)120VOLT SMOKE DETECTORS PER 2008 NEC (TRIPLEX)INSTALL 8 HORN STROBES,4 PULL STATIONS AND 4 SMOKE DETECTORS AND 10 MINE HORNS PER NFPA 72"},{"number":"820614","date":"2017-10-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-25","scope":"INSTALL 3 HEATPUMP UNIT WITH DUCTWORK (3 FAMILY DWELLING)"}],"storyTag":"Renovated & sold on","storyDelta":4.36,"timeline":[{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"appeal","w":"Appeal approved"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2026,"k":"sale","p":750000}],"rented":true,"licenses":[{"number":"788758","type":"Rental","status":"Active","businessName":"MENG Z WU","legalName":"MENG Z WU ","address":"1338 PARRISH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-09-12","latestIssueDate":"2025-08-18","expirationDate":"2026-09-11","inactiveDate":null},{"number":"1003570","type":"Rental","status":"Active","businessName":"Teng Wong","legalName":"Teng Wong","address":"1338 PARRISH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-04-01","latestIssueDate":"2026-04-01","expirationDate":"2027-03-31","inactiveDate":null}],"licenseActivity":[{"number":"1003570","type":"Rental","businessName":"Teng Wong","legalName":"Teng Wong","issuedDate":"2026-04-01","latestIssueDate":"2026-04-01","closureDate":null,"expirationDate":"2027-03-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"788758","type":"Rental","businessName":"MENG Z WU","legalName":"MENG Z WU ","issuedDate":"2018-09-12","latestIssueDate":"2025-08-18","closureDate":null,"expirationDate":"2026-09-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 48% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $471,100 to $694,900","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 #24536: CLOSED · Granted; related permit 577880. Use permit #577880: 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: 562355 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 9, 2026; Sprinkler Certification: Certified through Jun 19, 2026","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"2 active Rental License records 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 (210 MARJORAM DR, BEAR DE, 19701).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 23, 2017.","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/"},{"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 4 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/"}],"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"}]}