{"asOf":"2026-07-29T08:37:28.050Z","block":"500-599 E THOMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-e-thompson-st","address":"523 E THOMPSON ST","parcelNumber":"181394000","source":"https://property.phila.gov/?p=181394000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P51","buildingCodeNew":"31","buildingClass":"ROW W/GAR 3 STY MAS+OTHER","buildingClassNew":"TWIN CONTEMPORARY","useLabel":"House","owner":"PEARS GILLIAN","coOwner":null,"marketValue":955000,"landAssessment":191000,"improvementAssessment":764000,"livableArea":2992,"yearBuilt":1920,"lastSale":{"price":1085000,"date":"2021-04-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"4285896","date":"2017-04-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440994","date":"2017-08-30","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4889323","date":"2018-11-26","code":"9-1004.2/3","title":"CONTRACTOR UNLICENSED SUB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4889325","date":"2018-11-26","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4889324","date":"2018-11-26","code":"9-1004.2/7","title":"CONTRACTOR AND SUBCONTRAC INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5098011","date":"2019-07-05","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5109003","date":"2019-07-15","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5109002","date":"2019-07-15","code":"A-302.9/61","title":"PERMZ REVK- ISSUED IN ERROR","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"579953","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-04-21","completedDate":"2017-05-09","violations":[{"number":"4285896","date":"2017-04-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"602517","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-08-31","completedDate":"2017-10-02","violations":[{"number":"4440994","date":"2017-08-30","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"664951","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-11-26","completedDate":"2019-01-03","violations":[{"number":"4889323","date":"2018-11-26","code":"9-1004.2/3","title":"CONTRACTOR UNLICENSED SUB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4889325","date":"2018-11-26","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4889324","date":"2018-11-26","code":"9-1004.2/7","title":"CONTRACTOR AND SUBCONTRAC INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"694114","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-07-05","completedDate":"2019-08-01","violations":[{"number":"5098011","date":"2019-07-05","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"695759","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-07-15","completedDate":"2019-08-19","violations":[{"number":"5109003","date":"2019-07-15","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5109002","date":"2019-07-15","code":"A-302.9/61","title":"PERMZ REVK- ISSUED IN ERROR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"579953","date":"2017-04-20","type":"VAC INSP","status":"FAILED"},{"caseNumber":"579953","date":"2017-05-08","type":"VAC INSP","status":"PASSED"},{"caseNumber":"602517","date":"2017-08-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"602517","date":"2017-10-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"664951","date":"2018-11-26","type":"AIU INSP","status":"FAILED"},{"caseNumber":"664951","date":"2018-12-03","type":"AIU INSP","status":"FAILED"},{"caseNumber":"664951","date":"2019-01-03","type":"AIU INSP","status":"PASSED"},{"caseNumber":"694114","date":"2019-07-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"695759","date":"2019-07-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"694114","date":"2019-08-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"695759","date":"2019-08-19","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":2},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":2,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9727268389884,"lng":-75.12873701374632,"geom":{"type":"Polygon","coordinates":[[[-75.128758618,39.972833981],[-75.128649807,39.972632203],[-75.12870978,39.972611343],[-75.128824961,39.972820182],[-75.128758618,39.972833981]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":2,"stories":1,"lotArea":1542,"zoning":"RSA5","grade":"B","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":2,"homestead":false,"mail":"523 E THOMPSON ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF A ONE (1)STORY, ATTACHED GARGARE WITH A ROOF TOP SUN DECK ABOVE, ACCESSORY TO AN ATTACHED TWO STORY SINGLE FAMILY DWELLING","status":"CLOSED","outcome":"Granted with conditions","date":"2015-02-18","number":"23687","relatedPermit":"551239"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CONSTRUCTION OF AN ADDITION (3RD FLOOR) TO AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF A ROOF DECK ACCESSED BY PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), FOR USE AS A TWO FAMILY HOUSEHOLD LIVING (WITH TWO (2) EXI","status":"CLOSED","outcome":"Withdrawn","date":"2015-12-15","number":"26241","relatedPermit":"635985"},{"type":"Zoning board appeal","grounds":"APPEAL AGAINST REVOCATION OF PERMIT 667248","status":"CLOSED","outcome":"Withdrawn","date":"2019-08-28","number":"38212","relatedPermit":"667248"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":230900,"taxable":230900,"land":27913,"improvement":202987,"taxableLand":27913,"taxableImprovement":202987,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":230900,"taxable":230900,"land":69270,"improvement":161630,"taxableLand":69270,"taxableImprovement":161630,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":230900,"taxable":230900,"land":69270,"improvement":161630,"taxableLand":69270,"taxableImprovement":161630,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":350000,"taxable":350000,"land":105000,"improvement":245000,"taxableLand":105000,"taxableImprovement":245000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":559300,"taxable":559300,"land":159400,"improvement":399900,"taxableLand":159400,"taxableImprovement":399900,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":559300,"taxable":559300,"land":159400,"improvement":399900,"taxableLand":159400,"taxableImprovement":399900,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":559300,"taxable":559300,"land":159400,"improvement":399900,"taxableLand":159400,"taxableImprovement":399900,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1030000,"taxable":450000,"land":206000,"improvement":824000,"taxableLand":206000,"taxableImprovement":244000,"exemptLand":0,"exemptImprovement":580000},{"y":2024,"v":1030000,"taxable":450000,"land":206000,"improvement":824000,"taxableLand":206000,"taxableImprovement":244000,"exemptLand":0,"exemptImprovement":580000},{"y":2025,"v":800400,"taxable":349689,"land":160080,"improvement":640320,"taxableLand":160080,"taxableImprovement":189609,"exemptLand":0,"exemptImprovement":450711},{"y":2026,"v":800400,"taxable":349689,"land":160080,"improvement":640320,"taxableLand":160080,"taxableImprovement":189609,"exemptLand":0,"exemptImprovement":450711},{"y":2027,"v":955000,"taxable":417233,"land":191000,"improvement":764000,"taxableLand":191000,"taxableImprovement":226233,"exemptLand":0,"exemptImprovement":537767}],"taxNow":4895,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"546128","date":"2014-06-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR RENOVATIONS TO INTERIOR - DRYWALL AND PANELING - FLOORING - REPLACE 10 WINDOWS AND 2 DOORS (OPENINGS TO REMAIN THE SAME) INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC."},{"number":"551239","date":"2015-05-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-05-19","scope":"LEGALIZE ONE STORY 2 CAR GARAGE WITH A WALK-ON DECK, CMU PARAPET WALL EXTENDS ABOVE TH GARAGE ROOF 4'7\""},{"number":"667248","date":"2016-04-14","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-04-14","scope":"FOR THE ERECTION OF AN ADDITION ON THE THIRD FLOOR LEVEL WITH A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED FROM THE THIRD FLOOR LEVEL TO AN EXISTING ATTACHED STRUCTURE WITH A PREVIOUS APPROVED REAR ROOF DECK ON THE FIRST FLOOR LEVEL OVER AN EXISTING ACCESSORY OFF STREET PARKING GARAGE (TWO PARKING SPACES). STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN."},{"number":"894605","date":"2018-07-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-06","scope":"NEW 200A SERVICE COMPLETE WITH GROUNDING AS PER 2008 NEC."},{"number":"881338","date":"2018-07-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-08-19","scope":"**SEE LOG NOTE** SELECTIVE DEMOLITION OF INTERIOR FLOORS, PORTIONS OF EXTERIOR WALLS, AND DEMOLITION OF EXISTING ROOF ERECTION OF THIRD FLOOR ADDITION. CONSTRUCTION OF THIRD FLOOR DECK AND ROOF DECK. CONSTRUCTION OF INTERIOR LOAD-BEARIG PARTITIONS. CONSTRUCTIONS OF NEW THIRD FLOOR INCLUDING JOISTS AND SHEATHING. SELECTIVE INFILL/REPAIR OF EXISTING FLOORS INCLUDING JOISTS AND SHEATHING CONSTRUCTIN OF EW INTERIOR STAIR. INSTALLATION OF WINDOWS, DOORS, INTERIOR AND EXTERIOR FINISHES."},{"number":"898969","date":"2018-08-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-17","scope":"EXISTING 200AMP SERVICE ON PERMIT #894605 WIRE & INSTALL DEVICES, LIGHTS, SWITCHES, RECEPTACLES, SMOKES, CO2 DETECTORS & LOW VOLTAGE PHONE,CABLE & DOORBELL & IN EXISTING BY FISHING ONLY AS PER 2008 NEC (EAST DISTRICT)"},{"number":"942098","date":"2019-01-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"INSTALL 12 FIXTURES AS PER PPC 2004"},{"number":"938584","date":"2019-01-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"AMENDMENT TO PERMIT#881338. REVISIONS TO SHEETS D101, A101, AND A501 ILLUSTRATING DEMOLITION OF EXISTING SECOND FL MASONRY WALLS AND ERECTION OF FRAMED WALLS TO REPLACE THEM"},{"number":"952547","date":"2019-02-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"966345","date":"2019-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"REPLACE CURB TRAP, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"975354","date":"2019-06-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"AMENDMENT TO PERMIT #881338. REVISIONS TO SHEETS D101, A101, AND A501 ILLUSTRATING REPAIR THE FIRST FLOOR EXISTING MASONARY WALL. A SMALL SECTION OF THE WALL NEXT TO THE FRONT DOOR UNDER THE STEEL TURNED OUT TO NOT BE BRICK AND WAS FLIMSY WOOD THAT NEEDED TO BE REBUILT. THE WALL WAS REPLACED WITH NON-LOAD BEARING 2X6 WALL WITH 1/2\" ZIP PLYWOOD."},{"number":"995193","date":"2019-07-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"AMEND AP# 881338 TO REMOVE THE REQUIREMENT FOR FIRE SPRINKLER SYSTEM"},{"number":"994282","date":"2019-08-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-08-08","scope":"FOR THE ERECTION OF AN ADDITION ON THE THIRD FLOOR LEVEL WITH A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED FROM THE THIRD LEVEL TO AN EXISTING ATTACHED STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING WITH A PREVIOUSLY APPROVED REAR ROOF DECK ON THE SECOND FLOOR LEVEL ABOVE AN EXISTING ONE-STORY STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN.ORIGINAL PERMIT APPROVED UNDER AP#667248(REVOKED DUE TO ERROR REFERENCING TWO CAR GARAGE UNDER AP#551239.)"},{"number":"GM-2023-004807","date":"2023-05-31","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-11-02","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":"GM-2024-001383","date":"2024-02-14","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-12-02","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."}],"storyTag":"Renovated & sold on","storyDelta":6.23,"timeline":[{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2021,"k":"sale","p":1085000},{"y":2023,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"}],"rented":false,"licenses":[{"number":"737805","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CHRISTI DEFINO","legalName":"CHRISTI DEFINO ","address":"523 E THOMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-05-08","latestIssueDate":"2017-05-08","expirationDate":"2018-05-07","inactiveDate":null}],"licenseActivity":[{"number":"737805","type":"Vacant Residential Property / Lot","businessName":"CHRISTI DEFINO","legalName":"CHRISTI DEFINO ","issuedDate":"2017-05-08","latestIssueDate":"2017-05-08","closureDate":"2018-05-07","expirationDate":"2018-05-07","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23687: CLOSED · Granted with conditions; related permit 551239.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 546128 (EXPIRED).","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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 19, 2019.","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 #737805: Closed","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":"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 8 historical violations across 5 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. 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"}]}