{"asOf":"2026-07-23T23:22:39.537Z","block":"1300-1399 E BERKS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-e-berks-st","address":"1324 E BERKS ST","parcelNumber":"181193002","source":"https://property.phila.gov/?p=181193002","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O56","buildingCodeNew":"25","buildingClass":"ROW 3 STY FRAME","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"DOUGHERTY FRANCIS","coOwner":null,"marketValue":886900,"landAssessment":177380,"improvementAssessment":709520,"livableArea":2658,"yearBuilt":2019,"lastSale":{"price":1,"date":"2018-06-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"801968","date":"2008-01-14","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"801966","date":"2008-01-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"801965","date":"2008-01-14","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"801967","date":"2008-01-14","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"2515252","date":"2012-07-25","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2515251","date":"2012-07-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4630605","date":"2018-04-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4630606","date":"2018-04-04","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3705325","date":"2015-09-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"142503","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-01-15","completedDate":"2012-06-27","violations":[{"number":"801968","date":"2008-01-14","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"801966","date":"2008-01-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"801965","date":"2008-01-14","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"801967","date":"2008-01-14","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"340459","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-07-25","completedDate":"2012-08-09","violations":[{"number":"2515252","date":"2012-07-25","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2515251","date":"2012-07-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"627576","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2018-04-05","completedDate":"2018-04-18","violations":[{"number":"4630605","date":"2018-04-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4630606","date":"2018-04-04","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"562086","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3705325","date":"2015-09-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"142503","date":"2008-01-14","type":"BRU INSP","status":"FAILED"},{"caseNumber":"142503","date":"2008-01-15","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"627576","date":"2018-04-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"627576","date":"2018-04-18","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973725684263606,"lng":-75.12733155516632,"geom":{"type":"Polygon","coordinates":[[[-75.127409398,39.973671296],[-75.127536498,39.973627227],[-75.127561764,39.97367344],[-75.127124945,39.973823964],[-75.127099947,39.973778401],[-75.127409398,39.973671296]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":null,"stories":3,"lotArea":2417,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2351 E FIRTH ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT RELOCATION OF LOT LINE TO CREATE ONE (1) LOT FROM TWO (2) DEEDED LOTS. ERECTION OF AN ATTACHED STRUCTURE MAXIMUM HEIGHT NTE 38 FT. USE AS A SINGLE FAMILY DWELLING WITH TWO (2) ACCESSORY OFF-STREET FRONT EXTERIOR PARKING SPACES. SIZE ","status":"CLOSED","outcome":"Granted","date":"2014-01-28","number":"21714","relatedPermit":"499021"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":69000,"taxable":69000,"land":42024,"improvement":26976,"taxableLand":42024,"taxableImprovement":26976,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":69000,"taxable":69000,"land":42024,"improvement":26976,"taxableLand":42024,"taxableImprovement":26976,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":69000,"taxable":69000,"land":42024,"improvement":26976,"taxableLand":42024,"taxableImprovement":26976,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":589400,"taxable":589400,"land":167978,"improvement":421422,"taxableLand":167978,"taxableImprovement":421422,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":635100,"taxable":256686,"land":181003,"improvement":454097,"taxableLand":181003,"taxableImprovement":75683,"exemptLand":0,"exemptImprovement":378414},{"y":2021,"v":635100,"taxable":181003,"land":181003,"improvement":454097,"taxableLand":181003,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454097},{"y":2022,"v":635100,"taxable":181003,"land":181003,"improvement":454097,"taxableLand":181003,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454097},{"y":2023,"v":693800,"taxable":138700,"land":138700,"improvement":555100,"taxableLand":138700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555100},{"y":2024,"v":693800,"taxable":138700,"land":138700,"improvement":555100,"taxableLand":138700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555100},{"y":2025,"v":820000,"taxable":164000,"land":164000,"improvement":656000,"taxableLand":164000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":656000},{"y":2026,"v":820000,"taxable":164000,"land":164000,"improvement":656000,"taxableLand":164000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":656000},{"y":2027,"v":886900,"taxable":177380,"land":177380,"improvement":709520,"taxableLand":177380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":709520}],"taxNow":2296,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"518715","date":"2014-02-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-02-07","scope":"RELOCATION OF LOT LINE TO CREATE ONE (1) LOT FROM TWO (2) DEEDED LOTS (1324 & 1324-R E BERKS ST) AND DEMOLITION OF EXISTING ONE STORY GARAGE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"499021","date":"2014-02-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-02-07","scope":"RELOCATION OF LOT LINE TO CREATE ONE (1) LOT FROM TWO (2) DEEDED LOTS (1324 & 1324-R E BERKS ST) AND DEMOLITION OF EXISTING ONE STORY GARAGE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"535286","date":"2014-05-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-05-08","scope":"ERECTION OF AN ATTACHED STRUCTURE MAXIMUM HEIGHT NTE 38 FT. USE AS A SINGLE FAMILY DWELLING WITH TWO (2) ACCESSORY OFF-STREET FRONT EXTERIOR PARKING SPACES. SIZE AND LOCATION AS SHOWN ON THE APPLICATION"},{"number":"570796","date":"2014-10-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-29","scope":"DEMOLITION OF EXISTING VACANT GARAGE IN ACCORDANCE WITH APPROVED BUILDING PERMIT WITH SIZE AND LOCATION ON ZONING/USE PERMIT; DEMOLITION TO BE COMPLETED BY METHODS SPECIFIED IN APPROVED REPORT. WORK MUST COMPLY WITH CODE BULLETIN B-1302. SAFETY PLAN/REPORT MUST BE ON-SITE AT ALL TIMES. SEPARATE PERMIT REQUIRED FROM STREETS DEPT FOR PLACEMENT OF ANY FENCING, BARRICADES OR ANY OTHER SAFETY STRUCTURE ON THE RIGHT-OF-WAY PRIOR TO THE START OF WORK, IF APPLICABLE. ALL UTILITIES TO BE PROPERLY DEENERGINZE AND TERMINATED WITH APPROVAL GRANTED BY UTILITY. DEMOLITION OF 1-STORY PRE-EXISTING VACANT GARAGE."},{"number":"561969","date":"2014-10-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-05-05","scope":"DEMOLITION OF EXISTING VACANT GARAGE IN ACCORDANCE WITH APPROVED BUILDING PERMIT WITH SIZE AND LOCATION ON ZONING/USE PERMIT; DEMOLITION TO BE COMPLETED BY METHODS SPECIFIED IN APPROVED REPORT. WORK MUST COMPLY WITH CODE BULLETIN B-1302. SAFETY PLAN/REPORT MUST BE ON-SITE AT ALL TIMES. SEPARATE PERMIT REQUIRED FROM STREETS DEPT FOR PLACEMENT OF ANY FENCING, BARRICADES OR ANY OTHER SAFETY STRUCTURE ON THE RIGHT-OF-WAY PRIOR TO THE START OF WORK, IF APPLICABLE. ALL UTILITIES TO BE PROPERLY DEENERGINZE AND TERMINATED WITH APPROVAL GRANTED BY UTILITY. DEMOLITION OF 1-STORY PRE-EXISTING VACANT GARAGE."},{"number":"562086","date":"2014-11-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-02-21","scope":"FOR THE ERECTION OF A THREE (3) STORY TOWNHOUSE (INFILL CONSTRUCTION) AS PER PLANS. BASEMENT TO BE UNDERPINNED. APPLICANT TO NOTIFY ADJACENT PROPERTIES AT LEAST TEN (10) DAYS BEFORE EXCAVATION. BUILDING TO BE FULLY SPRINKLERED. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY."},{"number":"695692","date":"2016-05-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-20","scope":"INSTALL PVC/PEX DRAINAGE, WATER DISTRI. SYSTEM IN SINGLE FAMILY , NEW CONSTRUCTION 3 FULL BATHS 2 POWDER ROOMS, 1 KITCHEN REAR YARD DRAIN, 2 RAIN LEADERS, FRONT& REAT, 2 GAS WATER HEATERS 3 STACKS - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"697187","date":"2016-06-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-20","scope":"INSTALLATION OF A 40,000 BTU 1 HEATER FURNACE EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"695977","date":"2016-06-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-20","scope":"FOR THE INSTALLATION OF A NFPA 13D FIRE SUPRESSION SYSTEM FOR A SINGLE FAMILY DWELLING SERVICED BY A 1 INCH COMBINED FIRE SERVICE LINE AND A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"728186","date":"2016-10-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-07","scope":"100AMP TEMP SERVICE AND GROUND 4X4 STAND OUTSIDE OF BLDG WITH W/R GFCO BUBBLE KITS FROM 10/5/16 TO 4/5/17 AS PER NEC 2008"},{"number":"728533","date":"2016-10-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-20","scope":"INSTALL 200AMP SERVICE AND GROUND. WIRING OF SWITCHES, LIGHTS,OUTLETS, AND HARD WIRED SMOKE DETECTORS AS PER 2008 NEC (EAST DISTRICT)"},{"number":"736377","date":"2016-11-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-20","scope":"FOR THE INSTALLATION OF A NFPA 13D FIRE SUPRESSION SYSTEM FOR A SINGLE FAMILY DWELLING SERVICED BY A 1 INCH COMBINED FIRE SERVICE LINE AND A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"747077","date":"2016-12-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-06","scope":"LATERAL, CURB TRAP, FAI, MAIN DRAIN & WATER SERVICE PA20163641563 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"754215","date":"2017-01-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF TWO (2) 60,000 BTU HEATER FURNACE EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"756994","date":"2017-02-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Install 2 gas fireplaces (SFD)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"L&I violation"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"434251","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HERBERT DAVID W","legalName":"HERBERT DAVID W","address":"1324 E BERKS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-01-29","latestIssueDate":"2012-11-01","expirationDate":"2013-02-28","inactiveDate":null}],"licenseActivity":[{"number":"434251","type":"Vacant Residential Property / Lot","businessName":"HERBERT DAVID W","legalName":"HERBERT DAVID W","issuedDate":"2008-01-29","latestIssueDate":"2012-11-01","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #21714: CLOSED · Granted; related permit 499021. Use permit #535286: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 754215 (Issued), 756994 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 18, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #434251: Inactive","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 and appears related-party/family-held.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 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"}]}