{"asOf":"2026-07-26T10:51:31.413Z","block":"1200-1299 E FLETCHER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-e-fletcher-st","address":"1240 E FLETCHER ST","parcelNumber":"181258400","source":"https://property.phila.gov/?p=181258400","ownerType":"owner-occupied","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":"WELLS JONATHAN","coOwner":"WELLS MEGHAN","marketValue":682900,"landAssessment":136580,"improvementAssessment":546320,"livableArea":2118,"yearBuilt":1925,"lastSale":{"price":715000,"date":"2025-06-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"4937005","date":"2018-09-26","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4937004","date":"2018-09-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-038705","date":"2021-06-16","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038704","date":"2021-06-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-044345","date":"2022-06-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-044346","date":"2022-06-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-056623","date":"2023-08-03","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056624","date":"2023-08-03","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056625","date":"2023-08-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056622","date":"2023-08-03","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056621","date":"2023-08-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"656920","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-09-27","completedDate":"2019-09-09","violations":[{"number":"4937005","date":"2018-09-26","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4937004","date":"2018-09-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-053226","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-17","completedDate":"2021-11-30","violations":[{"number":"VI-2021-038705","date":"2021-06-16","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038704","date":"2021-06-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-061505","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-23","completedDate":"2025-05-16","violations":[{"number":"VI-2022-044345","date":"2022-06-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-044346","date":"2022-06-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2023-076117","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-03","completedDate":"2023-10-23","violations":[{"number":"VI-2023-056623","date":"2023-08-03","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056624","date":"2023-08-03","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056625","date":"2023-08-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056622","date":"2023-08-03","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-056621","date":"2023-08-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2018,"n":2,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":5,"worst":"INTERIOR UNSAFE GENERAL"}],"investigations":[{"caseNumber":"656920","date":"2018-09-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"656920","date":"2018-11-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"656920","date":"2019-01-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"656920","date":"2019-05-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-053226","date":"2021-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053226","date":"2021-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053226","date":"2021-11-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-061505","date":"2022-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-076117","date":"2023-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-076117","date":"2023-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-076117","date":"2023-10-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":1}],"taxOwed":9019.87,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":9019.87,"principalDue":6228.87,"penaltyDue":436.02,"interestDue":887.62,"otherChargesDue":1467.36,"yearsOwed":1,"oldestYearOwed":2020,"mostRecentYearOwed":2020,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":402700,"taxableAssessment":402700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":5636.99,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973550825549616,"lng":-75.12471752602823,"geom":{"type":"Polygon","coordinates":[[[-75.124642882,39.973603621],[-75.124618068,39.973558046],[-75.124788129,39.973498727],[-75.124824317,39.973540334],[-75.124642882,39.973603621]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":4,"stories":3,"lotArea":958,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1240 E FLETCHER ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"BBS Unsafe","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-10-22","number":"HA-2023-003394","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":199700,"taxable":169700,"land":17285,"improvement":182415,"taxableLand":17285,"taxableImprovement":152415,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":199700,"taxable":169700,"land":59910,"improvement":139790,"taxableLand":59910,"taxableImprovement":109790,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":199700,"taxable":169700,"land":59910,"improvement":139790,"taxableLand":59910,"taxableImprovement":109790,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":306000,"taxable":306000,"land":91800,"improvement":214200,"taxableLand":91800,"taxableImprovement":214200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":402700,"taxable":402700,"land":114769,"improvement":287931,"taxableLand":114769,"taxableImprovement":287931,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":402700,"taxable":402700,"land":114769,"improvement":287931,"taxableLand":114769,"taxableImprovement":287931,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":402700,"taxable":402700,"land":114769,"improvement":287931,"taxableLand":114769,"taxableImprovement":287931,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":459000,"taxable":459000,"land":91800,"improvement":367200,"taxableLand":91800,"taxableImprovement":367200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":710000,"taxable":195000,"land":142000,"improvement":568000,"taxableLand":142000,"taxableImprovement":53000,"exemptLand":0,"exemptImprovement":515000},{"y":2027,"v":682900,"taxable":187557,"land":136580,"improvement":546320,"taxableLand":136580,"taxableImprovement":50977,"exemptLand":0,"exemptImprovement":495343}],"taxNow":2730,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"841175","date":"2017-12-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-03-09","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. * BASEMENT FOR STORAGE AND UTILITIES ONLY. CONTRACTOR HAS NO EMPLOYEES AS PER NOTARIZED LETTER."},{"number":"842143","date":"2017-12-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-03-09","scope":"EZ ELECTRICAL PERMIT - INSTALL 100 AMP SERVICE, 20 CIRCUIT MAIN BREAKER PANEL GROUNDED AND BONED ACCORDINGLY. COMPLETE REWIRE, NEW RECEPTACLES AND SWITCHES, HARDWIRED SMOKE/CO2 DETECTORS, 12V DOOR BELL. ALL WORK WILL BE INSTALLED PER 2008 NEC CODES."},{"number":"846892","date":"2018-01-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-03-09","scope":"INSTALL 2- TOILETS, 2- LAVATORIES, BATHTUB AND A KITCHEN SINK"},{"number":"948069","date":"2019-02-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-09","scope":"INSTALL 60,000 BTU 95% EFF GAS FURNACE WITH 3 TON AC"},{"number":"957013","date":"2019-05-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-03-09","scope":"REPLACE DEFECTIVE FLOORING JOISTS AND SOME WAL STUDES. INSTALL INSULATION AND DRY WALL. REPLACE WINDOWS AND DOORS. UPDGRADE KITCHEN AND BATH ROOMS. INSTALL CERAMIC AND LAMINATE FLOORS. **SEPERATE PERMITS MAY BE REQUIRED FOR PLUMBING & ELECTRICAL**"},{"number":"ZP-2020-005800","date":"2020-09-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE DEMO AND REMOVAL OF REAR STRUCTURE TO AN EXISTING SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS PER PLANS. FOR A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"RP-2020-008284","date":"2020-11-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-06-16","scope":"Modifications to the existing interior of a single-family rowhouse. Reconfigure kitchen, add bedrooms and bathrooms. Relocation of interior stairs. Demolition of rear addition. Fire rating at Party wall. No modification to roof. details as per plan."},{"number":"MP-2020-003932","date":"2020-11-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-09","scope":"Modifications to the existing interior of a single-family rowhouse. Reconfigure kitchen, add bedrooms and bathrooms. Relocation of interior stairs. Demolition of rear addition. Fire rating at Party wall. No modification to roof. details as per plan."},{"number":"ZP-2022-011564","date":"2022-10-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-10-01","scope":"For the erection of a rear addition and the addition of a roof deck with roof access structure above an existing three story attached structure. Size and location per plans."},{"number":"RP-2022-011186","date":"2022-11-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-06-16","scope":"For the erection of a rear addition and the addition of a roof deck with roof access structure above an existing three story attached structure. Size and location per plans. permit amended on 1/26/23 Restoration of existing crawl space foundation and 1st floor framing (rear)."},{"number":"RP-2023-010213","date":"2023-09-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-10-25","scope":"MAKE SAFE TO COMPLY CASE CF-2023-076117, PER ENGINEERS REPORT & PLANS, BY REPAIR/REPLACING ROOF FRAMING AND REPAIR/REPLACING FIRST FLOOR JOISTS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2023-076117. ** SPECIAL INSPECTIONS REQUIRED FOR STRUCTURAL STABILITY OF EXISTING BUILDING **"},{"number":"RP-2023-011320","date":"2023-12-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-10-01","scope":"For the erection of a rear addition and the addition of a roof deck with roof access structure above an existing three story attached structure. For interior alterations to an existing attached single-family dwelling. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only. Size and location per plans. Amend Permit 5/3/2024 to change the Special Inspection Agency to A2 Design Group."},{"number":"PP-2024-001160","date":"2024-01-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-01","scope":"INSTALL 5 Water Closets, 5 Lavatories, 4 Bath Tubs, 1 Kitchen Sink, 1 Garbage Disposal, 1 Laundry Box and 1 Water Heater. 17 FIXTURES"},{"number":"EP-2024-001033","date":"2024-01-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-26","scope":"200-amp service 30-60 circuits, wire through 3 story, decora devices, switches, receptacles, smokes, 4'' LED recessed lights, and ARCF"},{"number":"MP-2024-000569","date":"2024-02-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-01","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. Installing 80k Btu (92%) furnace located in the basement, 3 Ton (13.4 seer) AC, ductwork, and 12 diffusers. Condenser located in the back of the house."}],"storyTag":"New construction","storyDelta":3.06,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"5 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"sale","p":715000},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["$9,020 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 446% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $130,000 to $710,000","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: 841175 (Expired), 842143 (Expired), 846892 (Expired), 948069 (Expired), 957013 (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 11 historical violations across 4 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$9,019.87 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 23, 2023.","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":"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/"}],"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"}]}