{"asOf":"2026-07-25T23:51:41.454Z","block":"2200-2299 N 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-21st-st","address":"2226 N 21ST ST","parcelNumber":"162182400","source":"https://property.phila.gov/?p=162182400","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":"KINARD NINA M","coOwner":null,"marketValue":105500,"landAssessment":21100,"improvementAssessment":84400,"livableArea":2280,"yearBuilt":1915,"lastSale":{"price":6871,"date":"2007-09-14T04:00:00Z"},"openViolations":3,"violations":[{"number":"1882306","date":"2010-09-30","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3335658","date":"2013-12-27","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3531433","date":"2014-04-11","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531432","date":"2014-04-11","code":"PM-405.3/10","title":"DRAINAGE-KITCHEN DRAIN REP-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531435","date":"2014-04-11","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531430","date":"2014-04-11","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531431","date":"2014-04-11","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531434","date":"2014-04-11","code":"PM-406.4/3","title":"INT-KITCHEN STOVE DEFECTIV-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531437","date":"2014-05-19","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531436","date":"2014-05-19","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3474278","date":"2015-02-17","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563717","date":"2015-05-11","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563720","date":"2015-05-11","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563714","date":"2015-05-11","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563713","date":"2015-05-11","code":"PM-406.4/3","title":"INT-KITCHEN STOVE DEFECTIV-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563710","date":"2015-05-11","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563707","date":"2015-05-11","code":"PM-405.3/10","title":"DRAINAGE-KITCHEN DRAIN REP-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563705","date":"2015-05-11","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563698","date":"2015-05-11","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5189454","date":"2016-04-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5189455","date":"2016-04-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2025-017659","date":"2025-03-31","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017660","date":"2025-03-31","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017661","date":"2025-03-31","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"253841","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-10-01","completedDate":"2010-12-23","violations":[{"number":"1882306","date":"2010-09-30","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"415106","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-29","completedDate":null,"violations":[{"number":"3335658","date":"2013-12-27","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"426434","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-04-14","completedDate":"2016-07-20","violations":[{"number":"3531433","date":"2014-04-11","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531432","date":"2014-04-11","code":"PM-405.3/10","title":"DRAINAGE-KITCHEN DRAIN REP-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531435","date":"2014-04-11","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531430","date":"2014-04-11","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531431","date":"2014-04-11","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531434","date":"2014-04-11","code":"PM-406.4/3","title":"INT-KITCHEN STOVE DEFECTIV-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531437","date":"2014-05-19","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3531436","date":"2014-05-19","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"468969","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-18","completedDate":"2015-03-24","violations":[{"number":"3474278","date":"2015-02-17","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"478500","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-05-07","completedDate":"2015-05-19","violations":[{"number":"3563717","date":"2015-05-11","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563720","date":"2015-05-11","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563714","date":"2015-05-11","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563713","date":"2015-05-11","code":"PM-406.4/3","title":"INT-KITCHEN STOVE DEFECTIV-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563710","date":"2015-05-11","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563707","date":"2015-05-11","code":"PM-405.3/10","title":"DRAINAGE-KITCHEN DRAIN REP-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563705","date":"2015-05-11","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3563698","date":"2015-05-11","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"528324","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-04-18","completedDate":null,"violations":[{"number":"5189454","date":"2016-04-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5189455","date":"2016-04-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-023246","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-03-31","completedDate":null,"violations":[{"number":"VI-2025-017659","date":"2025-03-31","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017660","date":"2025-03-31","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017661","date":"2025-03-31","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":8,"worst":null},{"y":2015,"n":9,"worst":null},{"y":2016,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"253841","date":"2010-09-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"253841","date":"2010-11-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"253841","date":"2010-12-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"415106","date":"2013-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415106","date":"2014-02-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415106","date":"2014-04-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"426434","date":"2014-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"426434","date":"2014-09-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415106","date":"2014-09-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"426434","date":"2014-11-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"426434","date":"2014-11-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"468969","date":"2015-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"468969","date":"2015-03-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"426434","date":"2015-04-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"426434","date":"2015-05-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"478500","date":"2015-05-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"528324","date":"2016-04-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"528324","date":"2016-07-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"528324","date":"2017-07-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"528324","date":"2017-11-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"528324","date":"2018-02-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"528324","date":"2019-09-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2025-023246","date":"2025-03-31","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":2,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":4,"passes":0},{"y":2015,"fails":2,"passes":2},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.988460778469985,"lng":-75.16775668474654,"geom":{"type":"Polygon","coordinates":[[[-75.167578425,39.988460056],[-75.167588019,39.988416636],[-75.167935537,39.988461885],[-75.167926406,39.988504735],[-75.167578425,39.988460056]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":3,"lotArea":1600,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2226 N 21ST ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":20600,"taxable":20600,"land":7360,"improvement":13240,"taxableLand":7360,"taxableImprovement":13240,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20600,"taxable":20600,"land":3399,"improvement":17201,"taxableLand":3399,"taxableImprovement":17201,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":20600,"taxable":20600,"land":3399,"improvement":17201,"taxableLand":3399,"taxableImprovement":17201,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":32400,"taxable":32400,"land":5346,"improvement":27054,"taxableLand":5346,"taxableImprovement":27054,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":33500,"taxable":33500,"land":5528,"improvement":27972,"taxableLand":5528,"taxableImprovement":27972,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":33500,"taxable":33500,"land":5528,"improvement":27972,"taxableLand":5528,"taxableImprovement":27972,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":33500,"taxable":33500,"land":5528,"improvement":27972,"taxableLand":5528,"taxableImprovement":27972,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":66000,"taxable":66000,"land":13200,"improvement":52800,"taxableLand":13200,"taxableImprovement":52800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":66000,"taxable":66000,"land":13200,"improvement":52800,"taxableLand":13200,"taxableImprovement":52800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":97300,"taxable":97300,"land":19460,"improvement":77840,"taxableLand":19460,"taxableImprovement":77840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":97300,"taxable":97300,"land":19460,"improvement":77840,"taxableLand":19460,"taxableImprovement":77840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":105500,"taxable":105500,"land":21100,"improvement":84400,"taxableLand":21100,"taxableImprovement":84400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1362,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"742174","date":"2016-12-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-07-18","scope":"MASONRY FRONT WALL - REMOVE EXISTING 2 STORY FRONT MASONRY WALL .REPLACE WITH NEW 8 INCH MASONRY WALL ON EXISTING FOUNDATION AND STUCCO FINISH. WINDOWS AND THE DOORS TO REMAIN AT THE SAME LOCATION. FLASH ROOF TO NEW FRONT. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF. INSTALL 2 X 4 FRAME WALL, INSULATE, AND SHEETROCK ON INTERIOR FRONT WALL FOR FINISH. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"1012147","date":"2019-09-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-18","scope":"REPLACE CURB TRAP AND FAI-PA1#20192350136-\"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":"GM-2022-011214","date":"2023-01-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-01-29","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."}],"storyTag":"Renovated & sold on","storyDelta":113.25,"timeline":[{"y":2015,"k":"viol","w":"9 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2022,"k":"sale","p":285000},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"sale","p":785000},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"255047","type":"Rental","status":"Inactive","businessName":"ERIC LAMBECK","legalName":"ERIC LAMBECK","address":"2226 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-03","latestIssueDate":"2006-02-21","expirationDate":"2007-02-28","inactiveDate":"2006-04-04"},{"number":"362788","type":"Rental","status":"Closed","businessName":"NINA KINARD","legalName":"NINA KINARD","address":"2226 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-04-04","latestIssueDate":"2015-03-16","expirationDate":"2016-02-29","inactiveDate":null}],"licenseActivity":[{"number":"362788","type":"Rental","businessName":"NINA KINARD","legalName":"NINA KINARD","issuedDate":"2006-04-04","latestIssueDate":"2015-03-16","closureDate":"2016-02-29","expirationDate":"2016-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"255047","type":"Rental","businessName":"ERIC LAMBECK","legalName":"ERIC LAMBECK","issuedDate":"2004-03-03","latestIssueDate":"2006-02-21","closureDate":"2006-04-04","expirationDate":"2007-02-28","inactiveDate":"2006-04-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 742174 (EXPIRED), 1012147 (Expired), GM-2022-011214 (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":"3 open L&I violations","finding":"24 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 31, 2025.","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/"}],"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"}]}