{"asOf":"2026-07-23T17:50:27.730Z","block":"3900-3999 RENO ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-reno-st","address":"3903 RENO ST","parcelNumber":"243134100","source":"https://property.phila.gov/?p=243134100","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":"PULLING FREDERICK","coOwner":null,"marketValue":110000,"landAssessment":22000,"improvementAssessment":88000,"livableArea":1440,"yearBuilt":1915,"lastSale":{"price":1,"date":"2018-12-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"3208426","date":"2013-09-09","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208430","date":"2013-09-09","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208429","date":"2013-09-09","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208424","date":"2013-09-09","code":"PM-303.5/3","title":"INT A-EXTERMINATE, OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208425","date":"2013-09-09","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208434","date":"2013-09-09","code":"PM-305.4/4","title":"INT S-DOORKNOB REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208433","date":"2013-09-09","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208432","date":"2013-09-09","code":"PM-305.4/1","title":"INT S-FOODSTORAGE MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208428","date":"2013-09-09","code":"PM-305.3/1","title":"INT S-MAINT SANI/RODENTPROOF","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208427","date":"2013-09-09","code":"PM-305.2/3","title":"INT S-HANDRAIL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208423","date":"2013-09-09","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3444047","date":"2014-08-04","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4259038","date":"2017-03-16","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3563773","date":"2015-05-18","code":"PM-307.1/17","title":"RETAINING/FENCE WALL DETRIORTD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3595393","date":"2015-06-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3595394","date":"2015-06-13","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4597680","date":"2015-08-19","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4597679","date":"2015-08-19","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4597681","date":"2015-08-19","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4597678","date":"2015-08-19","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"401348","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-11","completedDate":"2016-07-20","violations":[{"number":"3208426","date":"2013-09-09","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208430","date":"2013-09-09","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208429","date":"2013-09-09","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208424","date":"2013-09-09","code":"PM-303.5/3","title":"INT A-EXTERMINATE, OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208425","date":"2013-09-09","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208434","date":"2013-09-09","code":"PM-305.4/4","title":"INT S-DOORKNOB REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208433","date":"2013-09-09","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208432","date":"2013-09-09","code":"PM-305.4/1","title":"INT S-FOODSTORAGE MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208428","date":"2013-09-09","code":"PM-305.3/1","title":"INT S-MAINT SANI/RODENTPROOF","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208427","date":"2013-09-09","code":"PM-305.2/3","title":"INT S-HANDRAIL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3208423","date":"2013-09-09","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"444030","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-23","completedDate":"2015-06-12","violations":[{"number":"3444047","date":"2014-08-04","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"477314","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-04-30","completedDate":"2017-03-16","violations":[{"number":"4259038","date":"2017-03-16","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"481041","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-05-19","completedDate":"2015-12-07","violations":[{"number":"3563773","date":"2015-05-18","code":"PM-307.1/17","title":"RETAINING/FENCE WALL DETRIORTD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"485443","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-06-13","completedDate":"2015-10-01","violations":[{"number":"3595393","date":"2015-06-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3595394","date":"2015-06-13","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"498194","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2015-08-19","completedDate":null,"violations":[{"number":"4597680","date":"2015-08-19","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4597679","date":"2015-08-19","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4597681","date":"2015-08-19","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4597678","date":"2015-08-19","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":11,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":7,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"401348","date":"2013-09-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"401348","date":"2013-11-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"401348","date":"2014-01-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"401348","date":"2014-06-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"401348","date":"2014-07-23","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"444030","date":"2014-10-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"444030","date":"2014-12-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"444030","date":"2015-01-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"444030","date":"2015-04-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"444030","date":"2015-04-30","type":"PRECOURT","status":"PASSED"},{"caseNumber":"481041","date":"2015-05-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"485443","date":"2015-06-13","type":"VAC INSP","status":"FAILED"},{"caseNumber":"498194","date":"2015-08-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"481041","date":"2015-09-22","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"498194","date":"2015-09-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"485443","date":"2015-09-30","type":"VAC INSP","status":"PASSED"},{"caseNumber":"485443","date":"2015-09-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"498194","date":"2015-12-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"498194","date":"2016-06-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498194","date":"2016-08-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498194","date":"2016-10-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498194","date":"2016-12-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498194","date":"2017-03-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"477314","date":"2017-03-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"498194","date":"2017-06-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498194","date":"2018-01-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"498194","date":"2018-02-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498194","date":"2018-04-12","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":4,"passes":5},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96835236676768,"lng":-75.20080409896741,"geom":{"type":"Polygon","coordinates":[[[-75.200763713,39.968274312],[-75.200813756,39.968268365],[-75.200844339,39.968430385],[-75.2007947,39.968436746],[-75.200763713,39.968274312]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":2,"lotArea":850,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":false,"extCond":"4","intCond":"5","garage":null,"homestead":true,"mail":"3903 RENO ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62900,"taxable":62900,"land":3993,"improvement":58907,"taxableLand":3993,"taxableImprovement":58907,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":62900,"taxable":62900,"land":10378,"improvement":52522,"taxableLand":10378,"taxableImprovement":52522,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":62900,"taxable":62900,"land":10378,"improvement":52522,"taxableLand":10378,"taxableImprovement":52522,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":42300,"taxable":42300,"land":6979,"improvement":35321,"taxableLand":6979,"taxableImprovement":35321,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":43900,"taxable":0,"land":7243,"improvement":36657,"taxableLand":0,"taxableImprovement":0,"exemptLand":7243,"exemptImprovement":36657},{"y":2021,"v":43900,"taxable":0,"land":7243,"improvement":36657,"taxableLand":0,"taxableImprovement":0,"exemptLand":7243,"exemptImprovement":36657},{"y":2022,"v":43900,"taxable":0,"land":7243,"improvement":36657,"taxableLand":0,"taxableImprovement":0,"exemptLand":7243,"exemptImprovement":36657},{"y":2023,"v":43900,"taxable":0,"land":8780,"improvement":35120,"taxableLand":0,"taxableImprovement":0,"exemptLand":8780,"exemptImprovement":35120},{"y":2024,"v":43900,"taxable":0,"land":8780,"improvement":35120,"taxableLand":0,"taxableImprovement":0,"exemptLand":8780,"exemptImprovement":35120},{"y":2025,"v":111000,"taxable":11000,"land":22200,"improvement":88800,"taxableLand":11000,"taxableImprovement":0,"exemptLand":11200,"exemptImprovement":88800},{"y":2026,"v":111000,"taxable":11000,"land":22200,"improvement":88800,"taxableLand":11000,"taxableImprovement":0,"exemptLand":11200,"exemptImprovement":88800},{"y":2027,"v":110000,"taxable":10000,"land":22000,"improvement":88000,"taxableLand":10000,"taxableImprovement":0,"exemptLand":12000,"exemptImprovement":88000}],"taxNow":154,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"638620","date":"2015-10-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"120V HARDWIRED SMOKE ALARM INTERCONNECTED T/OUT, INSTLL 3- KITCHEN GFCI OUTLETS, LINE AND HOOD FOR RANGE. INSTALL LIGHTING AND GFCI OUTLET FOR REAR BATHROOM, INSTALL 100A MAIN BREAKER PANEL, 20- CIRCUITS AND GROUND SYSTEM... IN ACCORDANCE WITH 2008 NEC FOR A SFD"},{"number":"787712","date":"2017-07-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"FOR THE ERECTION OF A ONE (1) STORY REAR ADDITION TO AN EXITING SINGLE FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN,"},{"number":"828463","date":"2017-11-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"TO ADDRESS L&I CASE #498194 FOR ERECTING ADDITION W/O PERMITS; FOR THE ERECTION OF AN ADDITION TO THE REAR OF AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION."},{"number":"746362","date":"2017-11-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"TO ADDRESS L&I CASE #498194 FOR BUILDING ADDITION WITHOUT PERMITS; FOR THE ERECTION OF A ONE (1) STORY ADDITION AT THE REAR FIRST FLOOR OF AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING, TO EXPAND BATHROOM, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP WORK; BUILDING IS NOT CURRENTLY SPRINKLERED."}],"storyTag":"Improved","storyDelta":-0.23,"timeline":[{"y":2014,"k":"viol","w":"L&I violation"},{"y":2015,"k":"sale","p":27000},{"y":2015,"k":"viol","w":"7 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 4 failed, 5 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"Inspection failed ×4"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"240984","type":"Rental","status":"Inactive","businessName":"DENISE E. PRESCOD","legalName":"DENISE E. PRESCOD","address":"3903 RENO ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-28","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"620065","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DENISE PRESCOD","legalName":"DENISE PRESCOD","address":"3903 RENO ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-03-04","latestIssueDate":"2014-03-04","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"710206","type":"Rental","status":"Expired","businessName":"FREDERICK PULLING","legalName":"FREDERICK PULLING ","address":"3903 RENO ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-08-05","latestIssueDate":"2017-10-31","expirationDate":"2018-08-04","inactiveDate":null}],"licenseActivity":[{"number":"710206","type":"Rental","businessName":"FREDERICK PULLING","legalName":"FREDERICK PULLING ","issuedDate":"2016-08-05","latestIssueDate":"2017-10-31","closureDate":"2018-08-04","expirationDate":"2018-08-04","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"620065","type":"Vacant Residential Property / Lot","businessName":"DENISE PRESCOD","legalName":"DENISE PRESCOD","issuedDate":"2014-03-04","latestIssueDate":"2014-03-04","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"240984","type":"Rental","businessName":"DENISE E. PRESCOD","legalName":"DENISE E. PRESCOD","issuedDate":"2003-03-28","latestIssueDate":"2005-04-26","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 153% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $43,900 to $111,000","no permit shown in 2024-2026"],"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":"1 permit not marked completed: 746362 (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":"16 failed, 6 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Apr 12, 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 #620065: Inactive since Apr 29, 2015","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.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 20 historical violations across 6 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"}]}