{"asOf":"2026-07-27T00:19:27.049Z","block":"1300-1399 S 46TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-46th-st","address":"1379 S 46TH ST","parcelNumber":"272166700","source":"https://property.phila.gov/?p=272166700","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"WANG CHWEN-PING","coOwner":null,"marketValue":457800,"landAssessment":91560,"improvementAssessment":366240,"livableArea":1255,"yearBuilt":1940,"lastSale":{"price":250000,"date":"2020-06-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"1688046","date":"2008-04-24","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT 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OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688039","date":"2008-04-24","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688038","date":"2008-04-24","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688048","date":"2008-04-24","code":"PM-305.2/3","title":"INT S-HANDRAIL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688049","date":"2008-04-24","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688050","date":"2008-04-24","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688051","date":"2008-04-24","code":"PM-407.2/10","title":"ELEC-SWITCH 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PLUMBING","status":"COMPLIED","resolutionDate":"2020-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-023068","date":"2020-07-27","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2020-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-023070","date":"2020-07-27","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2020-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-041128","date":"2026-06-09","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-06-09","resolution":"SVN ISSUED"}],"violationCases":[{"number":"157031","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-04-25","completedDate":"2012-08-09","violations":[{"number":"1688046","date":"2008-04-24","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688045","date":"2008-04-24","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688044","date":"2008-04-24","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688043","date":"2008-04-24","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688042","date":"2008-04-24","code":"PM-407.1/1","title":"ELEC-SYS MIN SERVICE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688041","date":"2008-04-24","code":"PM-305.4/1","title":"INT S-FOODSTORAGE MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688040","date":"2008-04-24","code":"PM-303.5/3","title":"INT A-EXTERMINATE, OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688039","date":"2008-04-24","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688038","date":"2008-04-24","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688048","date":"2008-04-24","code":"PM-305.2/3","title":"INT S-HANDRAIL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688049","date":"2008-04-24","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688050","date":"2008-04-24","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688051","date":"2008-04-24","code":"PM-407.2/10","title":"ELEC-SWITCH DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688052","date":"2008-04-24","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688047","date":"2008-04-24","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688054","date":"2010-05-17","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1688053","date":"2010-05-17","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-043253","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-27","completedDate":"2020-12-31","violations":[{"number":"VI-2020-023067","date":"2020-07-27","code":"A-301.1/4","title":"ALTER INTERIOR 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(R3)","status":"SVN ISSUED","resolutionDate":"2026-06-09","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":15,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2020,"n":4,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"157031","date":"2008-04-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"157031","date":"2008-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"157031","date":"2010-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"157031","date":"2010-05-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"157031","date":"2012-08-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2020-043253","date":"2020-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-043253","date":"2020-12-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-066878","date":"2026-06-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943236109212215,"lng":-75.207968658394,"geom":{"type":"Polygon","coordinates":[[[-75.20782186,39.943245106],[-75.208085381,39.943153745],[-75.208121271,39.943182974],[-75.207918276,39.943326342],[-75.20782186,39.943245106]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":2,"lotArea":2107,"zoning":"RSA5","grade":"C","basement":"D","heater":null,"centralAir":null,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1379 S 46TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":75100,"taxable":75100,"land":15820,"improvement":59280,"taxableLand":15820,"taxableImprovement":59280,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":75100,"taxable":75100,"land":22530,"improvement":52570,"taxableLand":22530,"taxableImprovement":52570,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":75100,"taxable":75100,"land":22530,"improvement":52570,"taxableLand":22530,"taxableImprovement":52570,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":105100,"taxable":105100,"land":31530,"improvement":73570,"taxableLand":31530,"taxableImprovement":73570,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":113900,"taxable":113900,"land":34170,"improvement":79730,"taxableLand":34170,"taxableImprovement":79730,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":113900,"taxable":113900,"land":34170,"improvement":79730,"taxableLand":34170,"taxableImprovement":79730,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":113900,"taxable":113900,"land":34170,"improvement":79730,"taxableLand":34170,"taxableImprovement":79730,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":175700,"taxable":175700,"land":35100,"improvement":140600,"taxableLand":35100,"taxableImprovement":140600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":175700,"taxable":175700,"land":35100,"improvement":140600,"taxableLand":35100,"taxableImprovement":140600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":400000,"taxable":250000,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":170000,"exemptLand":0,"exemptImprovement":150000},{"y":2026,"v":400000,"taxable":250000,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":170000,"exemptLand":0,"exemptImprovement":150000},{"y":2027,"v":457800,"taxable":286125,"land":91560,"improvement":366240,"taxableLand":91560,"taxableImprovement":194565,"exemptLand":0,"exemptImprovement":171675}],"taxNow":3500,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"159534","date":"2008-06-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-07-10","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS. CLEAN OUT PROPERTY."},{"number":"161062","date":"2008-06-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-04","scope":"REPLACE STACK AND FIXTURES"},{"number":"162013","date":"2008-07-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL ONE SMOKE DETECTOR ON EACH FLOOR. REPLACE OUTLETS, SWITCHES, AND GFI'S THROUGHOUT. IN ACCORDANCE WITH 2005 NEC"},{"number":"166537","date":"2008-08-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-09-04","scope":"INTERIOR ALTERATIONS TO AN EXISTING TWO FAMILY DWELLING AS PER PLAN"},{"number":"170587","date":"2008-08-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-21","scope":"REPLACE HOUSE TRAP,LATERAL AND WATER DISTRIBUTION LINE"},{"number":"171613","date":"2008-08-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-02-20","scope":"INSTALL 2 GIBSON HVAC UNITS (DUPLEX)"},{"number":"GM-2020-005743","date":"2020-07-29","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-03-31","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-2020-006189","date":"2020-08-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-03-31","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":"RP-2020-008899","date":"2020-09-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-13","scope":"PROPOSED INTERIOR RENOVATION OF EXISTING TWO-FAMILY DWELLING 2-STORY BUILDING. WORK NOT TO INCLUDE ANY STRUCTURAL CHANGES OR BUILDING DIMENSIONAL CHANGES."},{"number":"PP-2020-009118","date":"2020-09-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-10","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":"MP-2020-004077","date":"2020-09-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-11-10","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"EP-2020-007750","date":"2020-10-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-29","scope":"200 AMP SERVICE; RECESSED LIGHTS IN MIDDLE AND BACK BEDROOM, CEILING FAN IN ALL BEDROOM AND LIVING ROOM; GFCI SWITCHES IN BATHROOM AND KITCHEN"},{"number":"RP-2020-011730","date":"2020-10-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-03-03","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. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations; including underpinning, excavation, and removal of foundation slab. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing. Scope of work: to replace existing bay window sidings with new ones, and to apply new stucco on lath over the existing brick façade wall. The scope of work will not involve anything structural. The engineer has inspected the property and verified the above mentioned work does not involve anything structural. 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. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"}],"storyTag":"Renovated & sold on","storyDelta":4,"timeline":[{"y":2020,"k":"sale","p":250000},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"558602","type":"Rental","status":"Closed","businessName":"HAS INVESTMENTS PARTNERS LP","legalName":"HAS INVESTMENTS PARTNERS LP","address":"1379 S 46TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-03-22","latestIssueDate":"2020-02-07","expirationDate":"2021-02-28","inactiveDate":null},{"number":"866529","type":"Rental","status":"Inactive","businessName":"Chwen-Ping Wang","legalName":"Chwen-Ping Wang","address":"1379 S 46TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-04-21","latestIssueDate":"2025-07-14","expirationDate":"2026-04-20","inactiveDate":"2026-06-19"}],"licenseActivity":[{"number":"866529","type":"Rental","businessName":"Chwen-Ping Wang","legalName":"Chwen-Ping Wang","issuedDate":"2021-04-21","latestIssueDate":"2025-07-14","closureDate":"2026-06-19","expirationDate":"2026-04-20","inactiveDate":"2026-06-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"558602","type":"Rental","businessName":"HAS INVESTMENTS PARTNERS LP","legalName":"HAS INVESTMENTS PARTNERS LP","issuedDate":"2012-03-22","latestIssueDate":"2020-02-07","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 128% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $175,700 to $400,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"1 permit not marked completed: RP-2020-011730 (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":"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":"5 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jun 9, 2026.","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/"},{"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 22 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"}]}