{"asOf":"2026-08-01T06:15:35.339Z","block":"3100-3199 RICHMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-richmond-st","address":"3164 RICHMOND ST","parcelNumber":"251171000","source":"https://property.phila.gov/?p=251171000","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"PIZZOLA NICHOLAS","coOwner":null,"marketValue":238300,"landAssessment":47660,"improvementAssessment":190640,"livableArea":2430,"yearBuilt":1915,"lastSale":{"price":115000,"date":"2013-12-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"3080538","date":"2013-08-13","code":"PM-304.1/1","title":"EXT S-EXTERIOR 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INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253084","date":"2016-09-28","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253083","date":"2016-09-28","code":"A-301.1/74","title":"PERMB- INSTALL/REPL STAIRWAY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253082","date":"2016-09-28","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253081","date":"2016-09-28","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253080","date":"2016-09-28","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253079","date":"2016-09-28","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253078","date":"2016-09-28","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253077","date":"2016-09-28","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253076","date":"2016-09-28","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"401426","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-11","completedDate":null,"noticeUrl":null,"violations":[{"number":"3080538","date":"2013-08-13","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-05","underAppeal":false,"noticeUrl":null},{"number":"3080541","date":"2013-08-13","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-05","underAppeal":false,"noticeUrl":null},{"number":"3080542","date":"2013-08-13","code":"PM-304.8/6","title":"EXT S-BSMNT DOOR/WINDOW/HATCHW","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-05","underAppeal":false,"noticeUrl":null},{"number":"3080543","date":"2013-10-16","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-05","underAppeal":false,"noticeUrl":null}]},{"number":"498713","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-08-22","completedDate":"2019-12-07","noticeUrl":null,"violations":[{"number":"4033391","date":"2015-08-22","code":"PM15-304.16","title":"EXTERIOR STRUCTURE HATCHWAY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-07-14","underAppeal":false,"noticeUrl":null},{"number":"4033392","date":"2015-08-22","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-07-14","underAppeal":false,"noticeUrl":null}]},{"number":"557411","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-09-28","completedDate":null,"noticeUrl":null,"violations":[{"number":"4253087","date":"2016-09-28","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253086","date":"2016-09-28","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253085","date":"2016-09-28","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253084","date":"2016-09-28","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253083","date":"2016-09-28","code":"A-301.1/74","title":"PERMB- INSTALL/REPL STAIRWAY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253082","date":"2016-09-28","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253081","date":"2016-09-28","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253080","date":"2016-09-28","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253079","date":"2016-09-28","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253078","date":"2016-09-28","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253077","date":"2016-09-28","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null},{"number":"4253076","date":"2016-09-28","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-03-21","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":4,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":12,"worst":null}],"investigations":[{"caseNumber":"401426","date":"2013-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"401426","date":"2013-10-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"401426","date":"2013-11-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"401426","date":"2014-02-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498713","date":"2015-08-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"498713","date":"2015-12-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"498713","date":"2016-07-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"557411","date":"2016-09-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"557411","date":"2016-11-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"557411","date":"2016-12-06","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"557411","date":"2017-02-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"557411","date":"2017-03-21","type":"PRECOURT","status":"FAILED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98281428022969,"lng":-75.10225049049951,"geom":{"type":"Polygon","coordinates":[[[-75.102126885,39.982713292],[-75.102169719,39.982689584],[-75.102374247,39.982914666],[-75.102329953,39.982938179],[-75.102126885,39.982713292]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":1500,"zoning":"CMX2","grade":null,"basement":"D","heater":"H","centralAir":false,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"3164 RICHMOND ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":166700,"taxable":166700,"land":22737,"improvement":143963,"taxableLand":22737,"taxableImprovement":143963,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":166700,"taxable":166700,"land":52994,"improvement":113706,"taxableLand":52994,"taxableImprovement":113706,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":166700,"taxable":166700,"land":52994,"improvement":113706,"taxableLand":52994,"taxableImprovement":113706,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":166700,"taxable":166700,"land":52994,"improvement":113706,"taxableLand":52994,"taxableImprovement":113706,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":179600,"taxable":179600,"land":57095,"improvement":122505,"taxableLand":57095,"taxableImprovement":122505,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":179600,"taxable":179600,"land":57095,"improvement":122505,"taxableLand":57095,"taxableImprovement":122505,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":179600,"taxable":179600,"land":57095,"improvement":122505,"taxableLand":57095,"taxableImprovement":122505,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":214100,"taxable":214100,"land":42800,"improvement":171300,"taxableLand":42800,"taxableImprovement":171300,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":214100,"taxable":214100,"land":42800,"improvement":171300,"taxableLand":42800,"taxableImprovement":171300,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":238300,"taxable":238300,"land":47660,"improvement":190640,"taxableLand":47660,"taxableImprovement":190640,"exemptLand":0,"exemptImprovement":0}],"taxNow":2997,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"374772","date":"2011-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE EXISTING ELECTRICAL METER SOCKET FROM INSIDE HOME TO THE OUTSIDE AS PER 2008 NEC(SFD)(EAST DIST)"},{"number":"588342","date":"2015-03-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2015-11-30","scope":"FOR LEVEL II ALTERATIONS TO EXISTING RESIDENTIAL PORTION OF AN EXISTING BUILDING, ALTERATION TO THE INCLUDE THE REMOVAL/ERECTION OF NON BEARING PARTITION WALLS, PROVIDE FURNISHES AND FINISHES THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. NO STRUCTURAL WORK ASSOCIATED WITH PERMIT. SEPARATE PERMITS REQUIRED FOR ALL OHTER WORK."},{"number":"735755","date":"2016-11-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-10","scope":"FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH ONE(1) FAMILY HOUSEHOLD LIVING AT SECOND FLOOR."},{"number":"735756","date":"2016-12-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"TO PARTIALLY RESOLVE L+I CASE# 557411 FOR LEVEL 3 ALTERATIONS THROUGHOUT EXIST. THREE (3) STORY ABOVE GRADE, W. UNOCCUPIED BASEMENT, MIXED-USE COMMERCIAL & SINGLE-FAMILY DWELLING BUILDING INCLUDING STRUCTURAL WORK AT EXIST MASONRY WALLS & ALL ASSOCIATED FINISH WORK; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR 1ST FLOOR FIT-OUT & ANY MECH., ELEC. & PLUMB. WORK."},{"number":"747563","date":"2017-02-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"ALTERATION: INTERIOR PLUMBING OF AN EXISTING 3-STORY MIXED-USE BUILDING WITH A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND A SINGLE FAMILY DWELLING ON THE 2ND & 3RD FLOORS. ADDITIONAL PERMITS ARE REQUIRED FOR THE VACANT COMMERCIAL SPACE (WORK ON THE APPROVED PLANS IS INCLUDED IN THIS PERMIT), THE 5\" SEWER LATERAL, THE 1\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS, AND THE REQUIRED 1\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY. THE USE OF PLASTIC PIPE MATERIALS IS NOT PERMITTED, PER CODE SECTIONS P-902.5 & P-1102.3. THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"757701","date":"2017-02-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"INSTALLATION OF A 2TON HEAT PUMP SYSTEM WITH 2 TON A/C AND ALL REQUIRED DUCT"},{"number":"761148","date":"2017-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"INSTALL 400AMP SINGLE PHASE.INSTALL 3 GANG METER AND PANELS.INSTALL WIRING THROUGHOUT PER 2008 NEC (MIXED USE)INSTALL FIRE ALARM SYSTEM PER NFPA 72"},{"number":"ZP-2020-006240","date":"2020-09-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"AP-2020-010314","date":"2020-11-03","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR CERTIFICATE OF OCCUPANCY FOR PERSONAL SERVICES ON THE FIRST-FLOOR OF AN EXISTING BUILDING. NO WORK TO BE PERFORMED UNDER THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"viol","w":"12 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-31","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #735755: COMPLETED. The history also contains “PERM Z- NEW USE.”","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: 588342 (EXPIRED), AP-2020-010314 (Issued). 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 0 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 21, 2017.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 3 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"}]}