{"asOf":"2026-07-24T18:02:33.355Z","block":"2500-2599 N GRATZ ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-gratz-st","address":"2535 N GRATZ ST","parcelNumber":"162054200","source":"https://property.phila.gov/?p=162054200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SCS CAPITAL INVESTMENT LLC","coOwner":null,"marketValue":126400,"landAssessment":25280,"improvementAssessment":101120,"livableArea":1014,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-06-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"1818077","date":"2010-08-20","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1818076","date":"2010-08-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1818075","date":"2010-08-20","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1818078","date":"2010-08-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2609811","date":"2012-08-29","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2609810","date":"2012-08-29","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4929714","date":"2019-01-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4929716","date":"2019-01-18","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4929715","date":"2019-01-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-022551","date":"2021-04-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-05-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-022552","date":"2021-04-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-05-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-009019","date":"2025-02-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-05-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"248464","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-24","completedDate":"2010-09-15","violations":[{"number":"1818077","date":"2010-08-20","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1818076","date":"2010-08-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1818075","date":"2010-08-20","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1818078","date":"2010-08-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"347543","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-30","completedDate":"2014-06-25","violations":[{"number":"2609811","date":"2012-08-29","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2609810","date":"2012-08-29","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"671034","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-01-18","completedDate":"2019-03-27","violations":[{"number":"4929714","date":"2019-01-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4929716","date":"2019-01-18","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4929715","date":"2019-01-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-029753","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-20","completedDate":"2021-05-25","violations":[{"number":"VI-2021-022551","date":"2021-04-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-05-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-022552","date":"2021-04-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-05-25","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-011565","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-22","completedDate":"2026-05-12","violations":[{"number":"VI-2025-009019","date":"2025-02-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-05-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2019,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"46719","date":"2005-09-22","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"248464","date":"2010-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"248464","date":"2010-09-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"248464","date":"2010-09-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"347543","date":"2012-08-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"347543","date":"2012-10-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"347543","date":"2014-06-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"671034","date":"2019-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"671034","date":"2019-03-27","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-029753","date":"2021-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-029753","date":"2021-05-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-011565","date":"2025-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011565","date":"2026-05-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.992569047114046,"lng":-75.16232151662453,"geom":{"type":"Polygon","coordinates":[[[-75.162231087,39.992577024],[-75.162239235,39.992538085],[-75.162411934,39.992561],[-75.162403593,39.992600063],[-75.162231087,39.992577024]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":2,"lotArea":686,"zoning":"RSA5","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1908 PETALUMA DR, CHULA VISTA CA, 91913","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12000,"taxable":12000,"land":2607,"improvement":9393,"taxableLand":2607,"taxableImprovement":9393,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12000,"taxable":12000,"land":3600,"improvement":8400,"taxableLand":3600,"taxableImprovement":8400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12000,"taxable":12000,"land":3600,"improvement":8400,"taxableLand":3600,"taxableImprovement":8400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":8600,"taxable":8600,"land":2580,"improvement":6020,"taxableLand":2580,"taxableImprovement":6020,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":8800,"taxable":8800,"land":2640,"improvement":6160,"taxableLand":2640,"taxableImprovement":6160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":8800,"taxable":8800,"land":2640,"improvement":6160,"taxableLand":2640,"taxableImprovement":6160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":8800,"taxable":8800,"land":2640,"improvement":6160,"taxableLand":2640,"taxableImprovement":6160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":18900,"taxable":18900,"land":3780,"improvement":15120,"taxableLand":3780,"taxableImprovement":15120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":18900,"taxable":18900,"land":3780,"improvement":15120,"taxableLand":3780,"taxableImprovement":15120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":126100,"taxable":126100,"land":25220,"improvement":100880,"taxableLand":25220,"taxableImprovement":100880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":126100,"taxable":126100,"land":25220,"improvement":100880,"taxableLand":25220,"taxableImprovement":100880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":126400,"taxable":126400,"land":25280,"improvement":101120,"taxableLand":25280,"taxableImprovement":101120,"exemptLand":0,"exemptImprovement":0}],"taxNow":1765,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"946719","date":"2019-02-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-27","scope":"MAKE SAFE PERMIT- REPLACE ALL LOOSE AND MISSING BRICKS ON THE FRONT EXTERIOR WALLS, REPLACE REAR SHED 2\"X 8\" ROOF RAFTERS, SHEATHING & MAKE WATERTIGHT IN LIKE KIND & QUALITY, REAR EXTERIOR SHED KITCHEN WALL IN LIKE KIND TO RESOLVE CASE #671034. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #671034. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"1008617","date":"2019-09-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-04-18","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB."},{"number":"RP-2021-012762","date":"2021-10-17","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-02-22","scope":"FOR ALTERATIONS TO AN ATTACHED STRUCTURE AS PER APPROVED PLAN; NO CHANGE IN BUILDING HEIGHT; FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"EP-2021-012084","date":"2021-10-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-22","scope":"Rewire 100 AMP service. Install all outlets, switches, and light fixtures. Install smoke and carbon monoxide detectors as per 2014 nec Building permit# RP-2021-012762"},{"number":"MP-2021-007716","date":"2021-11-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-15","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. (Air Masters hvac will install new duct work with 80,000 BTU furnace 92% efficiency and 3 ton condenser located in back yard)."},{"number":"PP-2021-021838","date":"2021-11-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-09","scope":"Plumbing thru-out with complete rough end for bathroom and kitchen and laundry area. 5-fixtures PPC 2018"}],"storyTag":"Renovated & sold on","storyDelta":10.2,"timeline":[{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"sale","p":56000},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"818084","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Rushdi Kotarja","legalName":"Rushdi Kotarja","address":"2535 N GRATZ ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-07-15","latestIssueDate":"2021-06-03","expirationDate":"2022-07-14","inactiveDate":"2022-09-12"},{"number":"905654","type":"Rental","status":"Active","businessName":"SCS Capital Investment LLC","legalName":"SCS Capital Investment LLC","address":"2535 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-09-12","latestIssueDate":"2026-06-08","expirationDate":"2026-09-11","inactiveDate":null}],"licenseActivity":[{"number":"905654","type":"Rental","businessName":"SCS Capital Investment LLC","legalName":"SCS Capital Investment LLC","issuedDate":"2022-09-12","latestIssueDate":"2026-06-08","closureDate":null,"expirationDate":"2026-09-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"818084","type":"Vacant Residential Property / Lot","businessName":"Rushdi Kotarja","legalName":"Rushdi Kotarja","issuedDate":"2019-07-15","latestIssueDate":"2021-06-03","closureDate":"2022-09-12","expirationDate":"2022-07-14","inactiveDate":"2022-09-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 567% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $18,900 to $126,100","no permit shown in 2024-2026"],"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":"The history also contains “OCCUPIED W/O TCO OR CO.”","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: 1008617 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (1908 PETALUMA DR, CHULA VISTA CA, 91913).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"6 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 12, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #818084: Inactive since Sep 12, 2022","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/"}],"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"}]}