{"asOf":"2026-07-26T13:32:55.183Z","block":"2200-2299 N 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-20th-st","address":"2256 N 20TH ST","parcelNumber":"162141600","source":"https://property.phila.gov/?p=162141600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"PHILADELPHIA LOTUS 03A LL","coOwner":null,"marketValue":346300,"landAssessment":69260,"improvementAssessment":277040,"livableArea":2372,"yearBuilt":1920,"lastSale":{"price":1,"date":"2019-06-27T04:00:00Z"},"openViolations":4,"violations":[{"number":"4887625","date":"2018-09-09","code":"PM15-304.1B","title":"EXTERIOR STRUCT UNSAFE COND 2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4887624","date":"2018-09-09","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4887623","date":"2018-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4887626","date":"2018-09-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4872207","date":"2018-09-10","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4872209","date":"2018-09-10","code":"A-504.6/1","title":"SWO- AND BLDG PERMIT REVOKED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4872208","date":"2018-09-10","code":"A-301.1/39","title":"PERMB- INSTALL FLOOR TRUSSES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-013893","date":"2026-03-11","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-013890","date":"2026-03-11","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-013894","date":"2026-03-11","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-013886","date":"2026-03-11","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"653578","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2018-09-09","completedDate":"2018-12-06","violations":[{"number":"4887625","date":"2018-09-09","code":"PM15-304.1B","title":"EXTERIOR STRUCT UNSAFE COND 2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4887624","date":"2018-09-09","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4887623","date":"2018-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4887626","date":"2018-09-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"653654","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2018-09-10","completedDate":"2019-01-23","violations":[{"number":"4872207","date":"2018-09-10","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4872209","date":"2018-09-10","code":"A-504.6/1","title":"SWO- AND BLDG PERMIT REVOKED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4872208","date":"2018-09-10","code":"A-301.1/39","title":"PERMB- INSTALL FLOOR TRUSSES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-022308","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-11","completedDate":null,"violations":[{"number":"VI-2026-013893","date":"2026-03-11","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-013890","date":"2026-03-11","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-013894","date":"2026-03-11","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-013886","date":"2026-03-11","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":7,"worst":"EXTERIOR STRUCT UNSAFE COND 2"},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"653578","date":"2018-09-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"653654","date":"2018-09-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"653654","date":"2018-10-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"653654","date":"2018-11-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"653578","date":"2018-11-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"653578","date":"2018-12-04","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"653654","date":"2019-01-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-022308","date":"2026-03-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022308","date":"2026-04-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":4,"passes":1},{"y":2019,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98893203424737,"lng":-75.16568759686777,"geom":{"type":"Polygon","coordinates":[[[-75.165550664,39.988936729],[-75.165559702,39.988891957],[-75.165822873,39.988926158],[-75.165813575,39.988972808],[-75.165550664,39.988936729]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":4,"baths":4,"stories":3,"lotArea":1200,"zoning":"RM1","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"829 N 29TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":1990,"total":1138.72,"principal":130.16,"interest":279.07,"penalty":9.08},{"year":1991,"total":679.85,"principal":179.44,"interest":374.14,"penalty":12.56},{"year":1992,"total":678.94,"principal":179.44,"interest":363.37,"penalty":12.56},{"year":1993,"total":720.65,"principal":194.64,"interest":382.46,"penalty":13.62},{"year":1994,"total":706.88,"principal":194.64,"interest":370.79,"penalty":13.62},{"year":1995,"total":693.06,"principal":194.63,"interest":359.09,"penalty":13.62},{"year":1996,"total":740.77,"principal":212.88,"interest":379.99,"penalty":14.9},{"year":1997,"total":725.7,"principal":212.88,"interest":367.22,"penalty":14.9},{"year":1998,"total":703.09,"principal":212.88,"interest":348.06,"penalty":14.9},{"year":1999,"total":680.48,"principal":212.88,"interest":328.9,"penalty":14.9},{"year":2000,"total":657.87,"principal":212.88,"interest":309.74,"penalty":14.9},{"year":2001,"total":635.26,"principal":212.88,"interest":290.58,"penalty":14.9},{"year":2002,"total":612.67,"principal":212.88,"interest":271.43,"penalty":14.9},{"year":2003,"total":687.17,"principal":249.38,"interest":295.51,"penalty":17.46},{"year":2004,"total":660.69,"principal":249.38,"interest":273.07,"penalty":17.46},{"year":2005,"total":634.21,"principal":249.38,"interest":250.63,"penalty":17.46},{"year":2006,"total":607.72,"principal":249.38,"interest":228.18,"penalty":17.46},{"year":2007,"total":581.24,"principal":249.38,"interest":205.74,"penalty":17.46},{"year":2008,"total":593.6,"principal":267.62,"interest":196.7,"penalty":18.73},{"year":2009,"total":565.18,"principal":267.62,"interest":172.62,"penalty":18.73},{"year":2010,"total":536.76,"principal":267.62,"interest":148.53,"penalty":18.73},{"year":2011,"total":556.33,"principal":294.11,"interest":136.77,"penalty":20.59},{"year":2012,"total":544.42,"principal":305.45,"interest":114.54,"penalty":21.38},{"year":2013,"total":529.53,"principal":316.42,"interest":90.18,"penalty":22.15},{"year":2014,"total":587.66,"principal":325.15,"interest":63.41,"penalty":22.76},{"year":2015,"total":553.13,"principal":325.15,"interest":34.14,"penalty":22.76},{"year":2016,"total":460.95,"principal":339.66,"interest":5.1,"penalty":3.4}],"taxNet":17472.53,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":21100,"taxable":21100,"land":5040,"improvement":16060,"taxableLand":5040,"taxableImprovement":16060,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21100,"taxable":21100,"land":6330,"improvement":14770,"taxableLand":6330,"taxableImprovement":14770,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":21100,"taxable":21100,"land":6330,"improvement":14770,"taxableLand":6330,"taxableImprovement":14770,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17300,"taxable":17300,"land":5190,"improvement":12110,"taxableLand":5190,"taxableImprovement":12110,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":17800,"taxable":17800,"land":5340,"improvement":12460,"taxableLand":5340,"taxableImprovement":12460,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":199200,"taxable":29000,"land":27888,"improvement":171312,"taxableLand":27888,"taxableImprovement":1112,"exemptLand":0,"exemptImprovement":170200},{"y":2022,"v":199200,"taxable":29000,"land":27888,"improvement":171312,"taxableLand":27888,"taxableImprovement":1112,"exemptLand":0,"exemptImprovement":170200},{"y":2023,"v":231000,"taxable":47400,"land":46200,"improvement":184800,"taxableLand":46200,"taxableImprovement":1200,"exemptLand":0,"exemptImprovement":183600},{"y":2024,"v":231000,"taxable":47400,"land":46200,"improvement":184800,"taxableLand":46200,"taxableImprovement":1200,"exemptLand":0,"exemptImprovement":183600},{"y":2025,"v":337700,"taxable":69294,"land":67540,"improvement":270160,"taxableLand":67540,"taxableImprovement":1754,"exemptLand":0,"exemptImprovement":268406},{"y":2026,"v":337700,"taxable":69294,"land":67540,"improvement":270160,"taxableLand":67540,"taxableImprovement":1754,"exemptLand":0,"exemptImprovement":268406},{"y":2027,"v":346300,"taxable":71058,"land":69260,"improvement":277040,"taxableLand":69260,"taxableImprovement":1798,"exemptLand":0,"exemptImprovement":275242}],"taxNow":970,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"874903","date":"2018-05-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-30","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS.ROOF SHEATHING THAT NEEDS REPAIR WILL BE REPAIRED/ REPLACED WITH LIKE AND KIND MIN 3/4 INCH"},{"number":"899825","date":"2018-08-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-30","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."},{"number":"899843","date":"2018-08-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-07","scope":"USE REDUCTION TO A SINGLE FAMILY DWELLING."},{"number":"933733","date":"2018-12-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-10","scope":"USE AN EXISTING BUILDING AS A TWO FAMILY DWELLING. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE."},{"number":"933738","date":"2018-12-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"LEGALIZATION OF STRUCTURAL WORK DONE. NEW INTERIOR FIT-OUT AND STAIRS FOR 2 FAMILY RESIDENCE AND CERTIFICATE OF OCCUPANCY"},{"number":"938681","date":"2019-01-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"INSTALL NEW 3 GANG METER BOX AND PANELS, 200 AMP SERVICE, 3 AND REWIRE WITH OUTLETS, LIGHTS, SWITCHES, FIXTURES, AND SMOKE/CO DETECTORS PER 2008 NEC"},{"number":"939010","date":"2019-01-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-07","scope":"INSTALL 3 FULL BATHS, 2 HALF BATHS. 2 KITCHEN SINKS, 2 GARBAGE DISPOSALS, 2 LAUNDRY SINKS AND YARD DRAIN AND 2 WATER HEATERS PER 2004 PHILADELPHIA PLUMBING CODE."},{"number":"939551","date":"2019-01-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-07","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (TWO-FAMILY)"},{"number":"PP-2020-003893","date":"2020-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-17","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2026-004910","date":"2026-05-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2026-004557","date":"2026-06-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY (NO CHANGE OF OCCUPANCY CLASSIFICATION, GROUP R-3 TO GROUP R-3) TO CREATE A TWO-FAMILY DWELLING WITHIN AN EXISTING TWO (2) STORY BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"sale","p":1925363},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"813297","type":"Rental","status":"Inactive","businessName":"Philadelphia Lotus 3 LLC","legalName":"Philadelphia Lotus 3 LLC  ","address":"2256 N 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-05-22","latestIssueDate":"2025-06-01","expirationDate":"2026-05-21","inactiveDate":"2026-07-20"}],"licenseActivity":[{"number":"813297","type":"Rental","businessName":"Philadelphia Lotus 3 LLC","legalName":"Philadelphia Lotus 3 LLC  ","issuedDate":"2019-05-22","latestIssueDate":"2025-06-01","closureDate":"2026-07-20","expirationDate":"2026-05-21","inactiveDate":"2026-07-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["4 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #899843: COMPLETED. 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":"2 permits not marked completed: 933738 (Issued), RP-2026-004557 (Issued).","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":"4 open L&I violations","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"6 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Apr 15, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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/"}],"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"}]}