{"asOf":"2026-07-29T08:58:37.562Z","block":"500-599 N 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-n-20th-st","address":"569 N 20TH ST","parcelNumber":"151074305","source":"https://property.phila.gov/?p=151074305","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"SMITH JODI-ANN","coOwner":null,"marketValue":1123800,"landAssessment":224760,"improvementAssessment":899040,"livableArea":4491,"yearBuilt":1920,"lastSale":{"price":1160000,"date":"2025-03-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"1571576","date":"2009-12-02","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2448309","date":"2012-04-10","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-047190","date":"2020-11-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047192","date":"2020-11-09","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047191","date":"2020-11-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047214","date":"2020-11-09","code":"FC-13-703.1.1","title":"FIREBLOCKING/DRAFTSTOPPING","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047213","date":"2020-11-09","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047208","date":"2020-11-09","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047195","date":"2020-11-09","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"221664","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-12-02","completedDate":"2010-12-08","violations":[{"number":"1571576","date":"2009-12-02","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"322753","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2012-04-10","completedDate":"2012-06-19","violations":[{"number":"2448309","date":"2012-04-10","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-079146","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-09","completedDate":"2021-03-23","violations":[{"number":"VI-2020-047190","date":"2020-11-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047192","date":"2020-11-09","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047191","date":"2020-11-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047214","date":"2020-11-09","code":"FC-13-703.1.1","title":"FIREBLOCKING/DRAFTSTOPPING","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047213","date":"2020-11-09","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047208","date":"2020-11-09","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-047195","date":"2020-11-09","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2020,"n":7,"worst":null}],"investigations":[{"caseNumber":"221664","date":"2009-12-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"221664","date":"2010-01-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"221664","date":"2010-12-08","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"322753","date":"2012-04-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"322753","date":"2012-05-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"322753","date":"2012-05-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"322753","date":"2012-06-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-079146","date":"2020-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-079146","date":"2021-03-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2012,"fails":2,"passes":2},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964532466696284,"lng":-75.17048261082424,"geom":{"type":"Polygon","coordinates":[[[-75.17032609,39.964541316],[-75.170342256,39.964460419],[-75.170398695,39.964466959],[-75.170390586,39.964500096],[-75.170664005,39.964534534],[-75.170654642,39.964584165],[-75.17032609,39.964541316]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":6,"baths":5,"stories":3,"lotArea":1881,"zoning":"CMX1","grade":"B-","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":1,"homestead":true,"mail":"569 N 20TH ST #1R, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF 3RD STORY ADDITION ON REAR (MAXIMUM HEIGHT 34') FOR USE AS A THREE (3) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2011-06-01","number":"14349","relatedPermit":"315222"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CHANGE OF USE OF THE EXISTING ACCESSORY PRIVATE RESIDENCE GARAGE TO BE USED AS A SINGLE FAMILY DWELLING; ON THE SAME LOT AS AN ATTACHED STRUCTURE USED A MULTI-FAMILY HOUSEHOLD LIVING (WITH THREE (3) DWELLING UNITS). SIZE AND ","status":"CLOSED","outcome":"Denied","date":"2013-10-02","number":"20062","relatedPermit":"482900"}],"taxYears":[{"year":2016,"total":399.89,"principal":283.46,"interest":4.26,"penalty":2.83}],"taxNet":399.89,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":450000,"taxable":450000,"land":42200,"improvement":407800,"taxableLand":42200,"taxableImprovement":407800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":450000,"taxable":450000,"land":42200,"improvement":407800,"taxableLand":42200,"taxableImprovement":407800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":475200,"taxable":475200,"land":142560,"improvement":332640,"taxableLand":142560,"taxableImprovement":332640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":550200,"taxable":550200,"land":165060,"improvement":385140,"taxableLand":165060,"taxableImprovement":385140,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":568500,"taxable":568500,"land":170550,"improvement":397950,"taxableLand":170550,"taxableImprovement":397950,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":568500,"taxable":568500,"land":170550,"improvement":397950,"taxableLand":170550,"taxableImprovement":397950,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":568500,"taxable":568500,"land":170550,"improvement":397950,"taxableLand":170550,"taxableImprovement":397950,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":892600,"taxable":892600,"land":178520,"improvement":714080,"taxableLand":178520,"taxableImprovement":714080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":892600,"taxable":892600,"land":178520,"improvement":714080,"taxableLand":178520,"taxableImprovement":714080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":892600,"taxable":892600,"land":178500,"improvement":714100,"taxableLand":178500,"taxableImprovement":714100,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":892600,"taxable":792600,"land":178500,"improvement":714100,"taxableLand":178500,"taxableImprovement":614100,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1123800,"taxable":1023800,"land":224760,"improvement":899040,"taxableLand":224760,"taxableImprovement":799040,"exemptLand":0,"exemptImprovement":100000}],"taxNow":11095,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"251088","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-26","scope":"EMERGENCY TEMPORARY SHORING UP OF THE SIDEWALL FOR MIXED USE PROPERTY TO COMPLY CASE #221664 ONLY. ADDITIONAL PERMIT REQUIRED FOR FACADE REPAIR. ALL WORK REQUIRED TO BE APPROVED BY PHILADELPHIA HISTORICAL COMMISION."},{"number":"256569","date":"2010-01-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-17","scope":"REBUILD SIDE WALL AS PER PLANS"},{"number":"302942","date":"2010-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF FIRE ALARM SYSTEM, MULTI FAMILY DWELLING PER 2008 NEC"},{"number":"315222","date":"2011-06-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-06-17","scope":"NEW 3RD STORY ADDITON @ REAR. 1ST FLOOR USE TO 1 APT"},{"number":"351296","date":"2011-07-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"HISTORICAL COMMISSION REGISTERED PROPERTY. FOR THE ERECTION OF A THIRD FLOOR ADDITION AND INTERIOR / EXTERIOR ALTERATIONS AS SHOWMN ON THE APPROVED PLANS AND APPROVED BY THE PHC. THIS WORK ACTIVITY SHALL BE PERFORMED BY A CONTRACTOR LICENSED WITH THE CITY OF PHILADELPHIA."},{"number":"357309","date":"2011-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-06","scope":"RE-WIRE 55 RECEPTACLES AND 25 LIGHTING CIRCUITS AS PER 2008 NEC"},{"number":"357343","date":"2011-08-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"INSTALL DRAINS AND WATER LINES FOR 4 WATER CLOSETS, 4 LAVYS, 3 BATH TUBS, 1 STALL SHOWER 2 KITCHEN SINKS"},{"number":"398735","date":"2012-06-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"INSTALL ONE 2 TON AIR HANDLER WITH 2 TON HEAT PUMP WITH RELATED DUCT WORK,INSTALL ONE 2 TON AIR HANDLER WITH COIL AND 2 TON CONDENSER WITH RELATED DUCT WORK."},{"number":"377160","date":"2012-06-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"FURNISH AND INSTALL A NEW WET FIRE SPRINKLER SYSTEM (NFPA 13 AND 13R) AND A NEW BACKFLOW PREVENTER AS PER PLANS."},{"number":"415106","date":"2012-07-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-07-10","scope":"TCO FOR 1ST FLOOR OCCUPANCY IN ACCORDANCE WITH PLANS UNDER AP# 351296"},{"number":"420019","date":"2012-08-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-10","scope":"NEW HOUSE TRAP AND FAI"},{"number":"482395","date":"2013-08-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2015-01-21","scope":"LEVEL II INTERIOR AND EXTERIOR ALTERATIONS TO EXISTING ACCESSORY GARAGE STRUCTURE AS PER APPROVED PLANS. ***SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY***"},{"number":"ZP-2025-010979","date":"2025-11-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"FP-2026-000936","date":"2026-06-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE EXTENSION OF THE EXISTING NFPA 13 SPRINKLER SYSTEM WITH NEW BACKFLOW PREVENTOR TO PROTECT ADDITIONAL SPACE IN UNIT #4 AS PER APPROVED PLAN. NO WORK ON EXISTING RISER"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"appeal","w":"Appeal denied"},{"y":2020,"k":"viol","w":"7 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"519188","type":"Rental","status":"Inactive","businessName":"BROMLEY INVESTMENT GROUP (JMH REALTY CONCEPTS)","legalName":"BROMLEY INVESTMENT GROUP","address":"569 N 20TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2010-11-09","latestIssueDate":"2014-05-13","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"0993941","type":"Rental","status":"Active","businessName":"Jodi-Ann Smith","legalName":"Jodi-Ann Smith ","address":"569 N 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-11-19","latestIssueDate":"2025-11-19","expirationDate":"2026-11-18","inactiveDate":null}],"licenseActivity":[{"number":"0993941","type":"Rental","businessName":"Jodi-Ann Smith","legalName":"Jodi-Ann Smith ","issuedDate":"2025-11-19","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2026-11-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"519188","type":"Rental","businessName":"BROMLEY INVESTMENT GROUP (JMH REALTY CONCEPTS)","legalName":"BROMLEY INVESTMENT GROUP","issuedDate":"2010-11-09","latestIssueDate":"2014-05-13","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 57% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $568,500 to $892,600","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 #14349: CLOSED · Granted; related permit 315222. Use permit #315222: 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":"2 permits not marked completed: 482395 (EXPIRED), FP-2026-000936 (Issued). 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":"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, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 23, 2021.","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":"3 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"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"}]}