{"asOf":"2026-07-29T19:50:31.403Z","block":"2700-2799 W STERNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-w-sterner-st","address":"2732 W STERNER ST","parcelNumber":"281388900","source":"https://property.phila.gov/?p=281388900","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"MJVR PARTNERS LLC","coOwner":null,"marketValue":65100,"landAssessment":13020,"improvementAssessment":52080,"livableArea":840,"yearBuilt":1915,"lastSale":{"price":57500,"date":"2026-01-13T05:00:00Z"},"openViolations":7,"violations":[{"number":"4301661","date":"2017-05-02","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"4301660","date":"2017-05-02","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"4301659","date":"2017-05-02","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"4301663","date":"2017-06-02","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-024200","date":"2023-04-17","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024201","date":"2023-04-17","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024202","date":"2023-04-17","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024203","date":"2023-04-17","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024204","date":"2023-04-17","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024205","date":"2023-04-17","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024206","date":"2023-04-17","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2026-005639","date":"2026-01-30","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-03-10","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-03-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=955618985&hash=38481F2A31AFB9324F5079C39A6EF220F16293472EC134BC82C1019421D94696"},{"number":"VI-2026-005640","date":"2026-01-30","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2026-03-10","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-03-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=955618985&hash=38481F2A31AFB9324F5079C39A6EF220F16293472EC134BC82C1019421D94696"}],"violationCases":[{"number":"582082","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-05-04","completedDate":"2017-06-24","noticeUrl":null,"violations":[{"number":"4301661","date":"2017-05-02","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"4301660","date":"2017-05-02","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"4301659","date":"2017-05-02","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null},{"number":"4301663","date":"2017-06-02","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-06-24","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-031529","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-04-17","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE","violations":[{"number":"VI-2023-024200","date":"2023-04-17","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024201","date":"2023-04-17","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024202","date":"2023-04-17","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024203","date":"2023-04-17","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024204","date":"2023-04-17","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024205","date":"2023-04-17","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"},{"number":"VI-2023-024206","date":"2023-04-17","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-05-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384198&hash=30E7AD06A4628DA5CF16B7044F7D0D5F1F33EB5B5E86236A899FF959856A32CE"}]},{"number":"CF-2026-008608","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-30","completedDate":"2026-03-10","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=955618985&hash=38481F2A31AFB9324F5079C39A6EF220F16293472EC134BC82C1019421D94696","violations":[{"number":"VI-2026-005639","date":"2026-01-30","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-03-10","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-03-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=955618985&hash=38481F2A31AFB9324F5079C39A6EF220F16293472EC134BC82C1019421D94696"},{"number":"VI-2026-005640","date":"2026-01-30","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2026-03-10","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-03-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=955618985&hash=38481F2A31AFB9324F5079C39A6EF220F16293472EC134BC82C1019421D94696"}]}],"violYears":[{"y":2017,"n":4,"worst":null},{"y":2023,"n":7,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"582082","date":"2017-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"582082","date":"2017-06-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-031529","date":"2023-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-031529","date":"2025-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008608","date":"2026-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008608","date":"2026-03-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99714127306403,"lng":-75.1763589842148,"geom":{"type":"Polygon","coordinates":[[[-75.176320273,39.99719908],[-75.176346161,39.997076779],[-75.176397888,39.997083985],[-75.176371605,39.997205664],[-75.176320273,39.99719908]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":2,"lotArea":630,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"875 4TH AVE -- APT 409, BROOKLYN NY, 11232","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16700,"taxable":16700,"land":2079,"improvement":14621,"taxableLand":2079,"taxableImprovement":14621,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":16700,"taxable":16700,"land":2505,"improvement":14195,"taxableLand":2505,"taxableImprovement":14195,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":16700,"taxable":16700,"land":2505,"improvement":14195,"taxableLand":2505,"taxableImprovement":14195,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":20300,"taxable":20300,"land":3045,"improvement":17255,"taxableLand":3045,"taxableImprovement":17255,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":21000,"taxable":21000,"land":3150,"improvement":17850,"taxableLand":3150,"taxableImprovement":17850,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":21000,"taxable":21000,"land":3150,"improvement":17850,"taxableLand":3150,"taxableImprovement":17850,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":21000,"taxable":21000,"land":3150,"improvement":17850,"taxableLand":3150,"taxableImprovement":17850,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":43600,"taxable":43600,"land":8720,"improvement":34880,"taxableLand":8720,"taxableImprovement":34880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":43600,"taxable":43600,"land":8720,"improvement":34880,"taxableLand":8720,"taxableImprovement":34880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":58900,"taxable":58900,"land":11780,"improvement":47120,"taxableLand":11780,"taxableImprovement":47120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":58900,"taxable":58900,"land":11780,"improvement":47120,"taxableLand":11780,"taxableImprovement":47120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":65100,"taxable":65100,"land":13020,"improvement":52080,"taxableLand":13020,"taxableImprovement":52080,"exemptLand":0,"exemptImprovement":0}],"taxNow":824,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2026-001015","date":"2026-02-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"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. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION 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. Interior and exterior alterations to existing single-family dwelling. Repair to exterior siding, kitchen and bath renovations, interior trim and paint, new front door and flooring throughout as per Engineer's report and EZ Standard."},{"number":"PP-2026-002570","date":"2026-02-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of 1 water closet, 1 lavatory, 1 shower/tub, 1 kitchen sink & 1 laundry outlet."},{"number":"EP-2026-001716","date":"2026-03-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installation of SEU cable(No Panel) and wire for recessed lights, replace switches, receptacles and fixtures."},{"number":"RP-2026-003552","date":"2026-06-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"For interior and exterior alterations to an existing attached single-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only."}],"storyTag":"Improved","storyDelta":1.3,"timeline":[{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"sale","p":57500},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"473639","type":"Rental","status":"Closed","businessName":"VYAS MUKESH K (AGENT: BEDITAZ RAMOS)","legalName":"VYAS MUKESH K","address":"2732 W STERNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-05-14","latestIssueDate":"2016-04-21","expirationDate":"2017-02-28","inactiveDate":null},{"number":"786113","type":"Rental","status":"Inactive","businessName":"ARJAN PARLLAKU","legalName":"ARJAN PARLLAKU","address":"2732 W STERNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-08-14","latestIssueDate":"2022-09-27","expirationDate":"2023-08-13","inactiveDate":"2023-10-12"}],"licenseActivity":[{"number":"786113","type":"Rental","businessName":"ARJAN PARLLAKU","legalName":"ARJAN PARLLAKU","issuedDate":"2018-08-14","latestIssueDate":"2022-09-27","closureDate":"2023-10-12","expirationDate":"2023-08-13","inactiveDate":"2023-10-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"473639","type":"Rental","businessName":"VYAS MUKESH K (AGENT: BEDITAZ RAMOS)","legalName":"VYAS MUKESH K","issuedDate":"2009-05-14","latestIssueDate":"2016-04-21","closureDate":"2017-02-28","expirationDate":"2017-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","failed L&I inspection activity in 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: RP-2026-001015 (Issued), PP-2026-002570 (Issued), EP-2026-001716 (Issued), RP-2026-003552 (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":"violations","level":"attention","title":"7 open L&I violations","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 10, 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/"}],"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"}]}