{"asOf":"2026-07-30T19:50:55.471Z","block":"800-899 N CAPITOL ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-capitol-st","address":"812 N CAPITOL ST","parcelNumber":"151094800","source":"https://property.phila.gov/?p=151094800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"GAUS LORELEI M","coOwner":"SCHROBACK NICHOLAS H","marketValue":526400,"landAssessment":105280,"improvementAssessment":421120,"livableArea":1352,"yearBuilt":1920,"lastSale":{"price":477000,"date":"2017-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"2948348","date":"2013-09-26","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-10-22","underAppeal":false,"noticeUrl":null},{"number":"2948347","date":"2013-09-26","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-10-22","underAppeal":false,"noticeUrl":null},{"number":"3134428","date":"2013-12-06","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null},{"number":"3134427","date":"2013-12-06","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null},{"number":"3137515","date":"2014-04-08","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null},{"number":"3137516","date":"2014-04-08","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null},{"number":"3343272","date":"2014-08-23","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-11-05","underAppeal":false,"noticeUrl":null},{"number":"3667763","date":"2015-08-05","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-12-07","underAppeal":false,"noticeUrl":null},{"number":"3667764","date":"2015-08-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-12-07","underAppeal":false,"noticeUrl":null},{"number":"3158381","date":"2014-04-28","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"404058","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-09-26","completedDate":"2013-10-25","noticeUrl":null,"violations":[{"number":"2948348","date":"2013-09-26","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-10-22","underAppeal":false,"noticeUrl":null},{"number":"2948347","date":"2013-09-26","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-10-22","underAppeal":false,"noticeUrl":null}]},{"number":"413344","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-12-06","completedDate":"2017-05-25","noticeUrl":null,"violations":[{"number":"3134428","date":"2013-12-06","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null},{"number":"3134427","date":"2013-12-06","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null}]},{"number":"425572","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-04-08","completedDate":"2014-04-29","noticeUrl":null,"violations":[{"number":"3137515","date":"2014-04-08","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null},{"number":"3137516","date":"2014-04-08","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null}]},{"number":"449483","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2014-08-23","completedDate":"2015-02-03","noticeUrl":null,"violations":[{"number":"3343272","date":"2014-08-23","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-11-05","underAppeal":false,"noticeUrl":null}]},{"number":"496085","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-08-07","completedDate":"2015-12-08","noticeUrl":null,"violations":[{"number":"3667763","date":"2015-08-05","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-12-07","underAppeal":false,"noticeUrl":null},{"number":"3667764","date":"2015-08-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-12-07","underAppeal":false,"noticeUrl":null}]},{"number":"517324","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3158381","date":"2014-04-28","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-28","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":4,"worst":null},{"y":2014,"n":4,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"404058","date":"2013-09-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"404058","date":"2013-10-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"413344","date":"2013-12-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"413344","date":"2014-01-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"413344","date":"2014-01-15","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"413344","date":"2014-04-04","type":"PRECOURT","status":"FAILED"},{"caseNumber":"425572","date":"2014-04-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"413344","date":"2014-04-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"425572","date":"2014-04-28","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"449483","date":"2014-08-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"449483","date":"2014-09-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"449483","date":"2014-11-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"496085","date":"2015-08-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"496085","date":"2015-12-07","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":5,"passes":3},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969590248549345,"lng":-75.17044502056392,"geom":{"type":"Polygon","coordinates":[[[-75.170350849,39.969599285],[-75.170357248,39.96955763],[-75.170539751,39.969581851],[-75.170532023,39.969622621],[-75.170350849,39.969599285]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":3,"baths":1,"stories":3,"lotArea":816,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"812 N CAPITOL ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":268900,"taxable":268900,"land":48364,"improvement":220536,"taxableLand":48364,"taxableImprovement":220536,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":268900,"taxable":268900,"land":76636,"improvement":192264,"taxableLand":76636,"taxableImprovement":192264,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":365000,"taxable":365000,"land":76636,"improvement":288364,"taxableLand":76636,"taxableImprovement":288364,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":449600,"taxable":449600,"land":94399,"improvement":355201,"taxableLand":94399,"taxableImprovement":355201,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":464600,"taxable":419600,"land":97548,"improvement":367052,"taxableLand":97548,"taxableImprovement":322052,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":464600,"taxable":419600,"land":97548,"improvement":367052,"taxableLand":97548,"taxableImprovement":322052,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":464600,"taxable":419600,"land":97548,"improvement":367052,"taxableLand":97548,"taxableImprovement":322052,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":492000,"taxable":412000,"land":98400,"improvement":393600,"taxableLand":98400,"taxableImprovement":313600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":492000,"taxable":412000,"land":98400,"improvement":393600,"taxableLand":98400,"taxableImprovement":313600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":491600,"taxable":391600,"land":98320,"improvement":393280,"taxableLand":98320,"taxableImprovement":293280,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":491600,"taxable":391600,"land":98320,"improvement":393280,"taxableLand":98320,"taxableImprovement":293280,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":526400,"taxable":426400,"land":105280,"improvement":421120,"taxableLand":105280,"taxableImprovement":321120,"exemptLand":0,"exemptImprovement":100000}],"taxNow":5482,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"85464","date":"2007-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"PARTIAL MAIN DRAIN IN BASEMENT, 2\" VENT YARD DRAIN"},{"number":"498516","date":"2013-10-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2013-12-10","scope":"INTERIOR ALTERATIONS TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"517324","date":"2014-01-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-05-08","scope":"DEMOLITION DEBRIS FLOOR AREA ONLY CLEAN UP ONLY. NO NEW DEMOLITION. STOP WORK ORDER STILL IN EFFECT UNTIL BUILDING PERMIT AND PLANS OBTAINED."},{"number":"529244","date":"2014-04-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-24","scope":"MASONRY FRONT WALL - REMOVE EXISTING FRONT MASONRY WALL. REPLACE WITH NEW 8 INCH MASONRY WALL, (4# BRICK 4\" BLOCK) ON EXISTING FOUNDATION. WINDOWS AND DOORS TO COMPLY WITH EMERGENCY EGRESS STANDARDS PER IRC.FLASH ROOF TO NEW FRONT. VERTICAL REINFORCEMENT EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF. NO OTHER WORK ALLOWED UNDER THIS PERMIT.-SEPERATE PERMITS REQUIRED FOR SCAFFOLDING AND STREETS CLOSURE- CALL INSPECTOR PRIOR TO COMMENCEMENT OF WORK"},{"number":"532853","date":"2014-04-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-25","scope":"WIRE THROUGH OUT SINGLE FAMILY DWELLING AND INSTALL 200AMP SERVICE AS PER 2008 NEC (CC DISTRICT) DANG CASE COMPLIED SEE AP# 529244"},{"number":"533452","date":"2014-04-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-24","scope":"<<<EZ ALTERATION>>> SINGLE FAMILY DWELLING. APPLICANT AGREES TO LIMIT THE SCOPE OF WORK TO THE EZ PERMIT STANDARD FOR SINGLE FAMILY DWELLINGS. DEVIATION FROM THIS SCOPE WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPLICATION OF FURTHER PENALTIES. ASSOCIATED MECHANICAL, ELECTRIC A PLUMBING PERMITS MAY BE REQUIRED. SCOPE TO INCLUDE ROOFING AND STUCCO."},{"number":"537949","date":"2014-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-17","scope":"2 WC,2 LAV,1 SHOWER,2 BATH TUB AND 1 KITCHEN (SFD)"},{"number":"541384","date":"2014-06-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-21","scope":"INSTALLATION OF (1) 3 1/2 TON DIRECT VENT HEATER (INCLUDING DUCTWORK/ACCESSORIES) THROUGHOUT."},{"number":"636594","date":"2015-09-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-21","scope":"INSTALL 2 TON A/C AND COIL FOR 1ST FL AND BASEMENT ,INSTALL 65K BTU GAS FURNACE IN BASEMENT,INSTALL 2 TON PK GAS/ELECTRIC ROOFTOP WITH RELATED DUCT WORK"},{"number":"631576","date":"2015-11-04","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-07-06","scope":"LEGALIZATION OF EXISTING WORK FOR REMOVAL OF VIOLATION 413344 REMOVAL AND REPLAMENT OF FRONT WALL. REPLACEMENT OF ALL DAMAGED JOIST. NEW ROOF DECKS. NEW EXTERIOR WALLS ABOVE 1ST FLOOR AT REAR AS PER PLANS"},{"number":"631570","date":"2015-11-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-11-04","scope":"LEGALIZATION OF EXISTING WORK TO COMPLY WITH VIOLATION 413344 REMOVAL AND REPLAMENT OF FRONT WALL. REPLACEMENT OF ALL DAMAGED JOIST. NEW ROOF DECKS. NEW EXTERIOR WALLS ABOVE 1ST FLOOR AT REAR AS PER PLANS"},{"number":"636348","date":"2015-11-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP SERVICE,20 OUTLETS,10 SWITCHES,10 LIGHTS,3 GFI,6 SMOKES AND 2 CARBONS PER 2008 NEC (CC DISTRICT)"},{"number":"635500","date":"2015-11-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-21","scope":"3 WC,3 BATH TUB,3 SINKS,1 LAUNDRY TUB,1 KITCHEN SINK (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"648900","date":"2015-11-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-06-21","scope":"INSTALLATION OF A NEW RESIDENTIAL FIRE SPRINKLER SYSTEM (RFSS) IN ACCORDANCE WITH NFPA 13D AND CODE BULLETIN 1001-R1 WITH A 1\" UNDERGROUND SERVICE SUPPLYING BOTH THE DOMESTIC AND FIRE SPRINKLER SYSTEMS."},{"number":"657017","date":"2015-12-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-21","scope":"INSTALL TWO 50,000 BTU 90% GAS FURNACES WITH TWO TON CASED COILS AND CONDENSERS"}],"storyTag":"Renovated & sold on","storyDelta":16.67,"timeline":[{"y":2014,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2015,"k":"sale","p":250000},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Addition"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2017,"k":"sale","p":477000}],"rented":true,"licenses":[{"number":"931378","type":"Rental","status":"Active","businessName":"Nicholas Schroback","legalName":"Nicholas Schroback","address":"812 N CAPITOL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-08-21","latestIssueDate":"2026-07-07","expirationDate":"2027-08-20","inactiveDate":null}],"licenseActivity":[{"number":"931378","type":"Rental","businessName":"Nicholas Schroback","legalName":"Nicholas Schroback","issuedDate":"2023-08-21","latestIssueDate":"2026-07-07","closureDate":null,"expirationDate":"2027-08-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 498516 (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":"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":"8 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 7, 2015.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 6 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"}]}