{"asOf":"2026-07-25T22:05:45.180Z","block":"1400-1499 PARRISH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-parrish-st","address":"1412 PARRISH ST","parcelNumber":"152270500","source":"https://property.phila.gov/?p=152270500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"PARRISH PROPERTY LLC","coOwner":null,"marketValue":861100,"landAssessment":172220,"improvementAssessment":688880,"livableArea":2457,"yearBuilt":2021,"lastSale":{"price":1,"date":"2012-06-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"2746583","date":"2013-03-20","code":"PM-102.0/1","title":"LICENSE-RES 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WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878790","date":"2018-11-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878791","date":"2018-11-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5098375","date":"2019-07-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5098376","date":"2019-07-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"373491","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-22","completedDate":"2013-04-23","violations":[{"number":"2746583","date":"2013-03-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"377198","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-23","completedDate":"2013-06-28","violations":[{"number":"2809786","date":"2013-04-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"517644","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-01-28","completedDate":"2017-10-23","violations":[{"number":"3945793","date":"2016-01-27","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"535630","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-05-26","completedDate":"2018-07-12","violations":[{"number":"3951624","date":"2016-05-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3951623","date":"2016-05-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"536333","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-06-01","completedDate":"2017-11-01","violations":[{"number":"4384564","date":"2017-04-11","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4384565","date":"2017-04-11","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"664467","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-11-20","completedDate":"2019-03-11","violations":[{"number":"4878790","date":"2018-11-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878791","date":"2018-11-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"694175","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-07-05","completedDate":"2019-07-19","violations":[{"number":"5098375","date":"2019-07-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5098376","date":"2019-07-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"373491","date":"2013-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"373491","date":"2013-04-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"377198","date":"2013-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"377198","date":"2013-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"377198","date":"2013-06-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"517644","date":"2016-01-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517644","date":"2016-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"517644","date":"2016-03-31","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"517644","date":"2016-05-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"517644","date":"2016-06-01","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"536333","date":"2017-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"536333","date":"2017-05-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"536333","date":"2017-07-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"610345","date":"2017-10-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"536333","date":"2017-10-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"535630","date":"2018-07-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"535630","date":"2018-07-12","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2013,"fails":3,"passes":2},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968920519564854,"lng":-75.16059724328463,"geom":{"type":"Polygon","coordinates":[[[-75.160642797,39.968849066],[-75.160609109,39.96899964],[-75.160552353,39.968992524],[-75.160585035,39.968841945],[-75.160642797,39.968849066]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":8,"baths":null,"stories":3,"lotArea":896,"zoning":"CMX4","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1600 E BUTLER PIKE, AMBLER PA, 19002","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 07/02/2019, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #955946.","status":"OPEN","outcome":null,"date":"2019-07-25","number":"37999","relatedPermit":"955946"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":127000,"taxable":127000,"land":36288,"improvement":90712,"taxableLand":36288,"taxableImprovement":90712,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":127000,"taxable":127000,"land":52578,"improvement":74422,"taxableLand":52578,"taxableImprovement":74422,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":127000,"taxable":127000,"land":52578,"improvement":74422,"taxableLand":52578,"taxableImprovement":74422,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":152800,"taxable":152800,"land":63259,"improvement":89541,"taxableLand":63259,"taxableImprovement":89541,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":157900,"taxable":157900,"land":65370,"improvement":92530,"taxableLand":65370,"taxableImprovement":92530,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":157900,"taxable":157900,"land":65370,"improvement":92530,"taxableLand":65370,"taxableImprovement":92530,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":157900,"taxable":157900,"land":65370,"improvement":92530,"taxableLand":65370,"taxableImprovement":92530,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":850000,"taxable":170000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680000},{"y":2024,"v":850000,"taxable":170000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680000},{"y":2025,"v":863900,"taxable":172780,"land":172780,"improvement":691120,"taxableLand":172780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":691120},{"y":2026,"v":863900,"taxable":172780,"land":172780,"improvement":691120,"taxableLand":172780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":691120},{"y":2027,"v":861100,"taxable":172220,"land":172220,"improvement":688880,"taxableLand":172220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":688880}],"taxNow":2419,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"810801","date":"2017-08-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"SEAL 5\" LATERAL & FAI -PA1#2017-2350902 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"814615","date":"2017-09-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-28","scope":"SEAL 5\" LATERAL & FAI -PA1#2017-2500691 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"816704","date":"2017-09-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE TO VACANT LOT."},{"number":"816708","date":"2017-09-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED (VACANT LOT ON ONE SIDE) THREE STORY, MASONRY AND WOOD SINGLE FAMILY DWELLING STRUCTURE BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. SITE MUST BE BACKFILLED IF NO NEW CONSTRUCTION PERMIT ISSUED PRIOR TO COMPLETION OF DEMOLITION."},{"number":"902161","date":"2018-08-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-30","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) DWELLING UNITS).SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"955946","date":"2019-11-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-12","scope":"FOR THE ERECTION OF A LIGHT-FRAMED ATTACHED STRUCTURE TO INCLUDE REDUCED ROOF DECK AREA, ACCESS PILOT HOUSE, EGRESS WINDOW WELL, ENGINEERED BRACING CONFIGURATION, RATED STAIR SHAFT ENCLOSURE, AND RATED FLOOR/CEILING ASSEMBLIES. (IBC 2009) **SEPARATE PERMITS REQ'D FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS.**"},{"number":"1039546","date":"2020-02-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-07","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A MULTI-FAMILY HOUSEHOLD LIVING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. FIRE SUPPRESSION TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"EP-2020-003638","date":"2020-07-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-05-19","scope":"Install complete fire alarm system. Install 400 AMP electrical service with 4 meters. Wire throughout new multi-family dwelling: switches, lights, receptacles, TV's, phones, emergency lights, and 110v interconnected smoke/CO ALARMS as per NEC 2008."},{"number":"PP-2020-003160","date":"2020-08-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-12","scope":"For Interior/Exterior Plumbing 3 washer boxes, 7 water closets, 7 lavs, 7 tub/showers. 1 rain water conductor. 1 1/2 \" water service, 5\" house trap, 6\" curb trap, 6\" house drain."},{"number":"MP-2020-002625","date":"2020-08-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-07","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"ZP-2022-007829","date":"2022-06-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Demolition"},{"y":2018,"k":"demo"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"594849","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PARRISH PROPERTY LLC","legalName":"PARRISH PROPERTY LLC","address":"1412 PARRISH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-05-30","latestIssueDate":"2017-02-23","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"875077","type":"Rental","status":"Active","businessName":"Parrish Property LLC","legalName":"Parrish Property LLC","address":"1412 PARRISH ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":3,"issuedDate":"2021-08-11","latestIssueDate":"2026-01-24","expirationDate":"2026-08-10","inactiveDate":null}],"licenseActivity":[{"number":"875077","type":"Rental","businessName":"Parrish Property LLC","legalName":"Parrish Property LLC","issuedDate":"2021-08-11","latestIssueDate":"2026-01-24","closureDate":null,"expirationDate":"2026-08-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"594849","type":"Vacant Residential Property / Lot","businessName":"PARRISH PROPERTY LLC","legalName":"PARRISH PROPERTY LLC","issuedDate":"2013-05-30","latestIssueDate":"2017-02-23","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #816704: 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":"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 (1600 E BUTLER PIKE, AMBLER PA, 19002).","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":"8 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jul 12, 2018.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #594849: Inactive since Apr 29, 2018","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 11 historical violations across 7 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"}]}