{"asOf":"2026-07-27T08:55:39.176Z","block":"3200-3299 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3200-3299-ridge-ave","address":"3207 RIDGE AVE","parcelNumber":"282266200","source":"https://property.phila.gov/?p=282266200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"Q50","buildingCodeNew":"21","buildingClass":"ROW W/DET GAR 3 STY MAS","buildingClassNew":"ROW OLD STYLE","useLabel":"Multi-family","owner":"VERGAUX PROPERTIES LLC","coOwner":null,"marketValue":393300,"landAssessment":78660,"improvementAssessment":314640,"livableArea":2205,"yearBuilt":1915,"lastSale":{"price":25000,"date":"2019-03-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"4749397","date":"2012-06-09","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4749398","date":"2012-06-09","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4749399","date":"2015-07-14","code":"PM-307.1/9","title":"WALL FRACTURED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2940594","date":"2013-09-19","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2940593","date":"2013-09-19","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3053592","date":"2013-09-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4916770","date":"2019-01-05","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 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COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4749398","date":"2012-06-09","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4749399","date":"2015-07-14","code":"PM-307.1/9","title":"WALL FRACTURED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"403078","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-19","completedDate":"2013-11-22","violations":[{"number":"2940594","date":"2013-09-19","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2940593","date":"2013-09-19","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"403082","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-19","completedDate":null,"violations":[{"number":"3053592","date":"2013-09-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"669381","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-01-05","completedDate":"2019-02-18","violations":[{"number":"4916770","date":"2019-01-05","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4916769","date":"2019-01-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"673971","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2019-02-18","completedDate":"2019-05-31","violations":[{"number":"4969028","date":"2019-02-18","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4969027","date":"2019-02-18","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4969026","date":"2019-02-18","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2019,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"63536","date":"2006-05-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"63536","date":"2006-05-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"332322","date":"2012-06-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"332322","date":"2012-07-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"403082","date":"2013-09-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"403078","date":"2013-09-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"332322","date":"2013-10-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"403078","date":"2013-11-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"403082","date":"2013-11-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"403082","date":"2014-01-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"403082","date":"2014-01-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"332322","date":"2015-07-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"332322","date":"2016-01-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"332322","date":"2017-10-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"332322","date":"2018-07-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"332322","date":"2018-08-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"332322","date":"2019-01-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"669381","date":"2019-01-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"673971","date":"2019-02-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"673971","date":"2019-03-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673971","date":"2019-04-02","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"CF-2021-050679","date":"2021-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-050679","date":"2021-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053078","date":"2021-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-050679","date":"2021-06-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":4,"passes":1},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":2,"passes":1},{"y":2021,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99117826917318,"lng":-75.18502636946408,"geom":{"type":"Polygon","coordinates":[[[-75.184876868,39.991205393],[-75.185168518,39.991106324],[-75.18519472,39.991143795],[-75.184865084,39.991255771],[-75.184876868,39.991205393]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-004390","type":"Fire Alarm Certification","inspectionDate":"2022-03-31","result":"Certified","expirationDate":"2023-03-31","buildingId":"1218880"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":3,"lotArea":1385,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":1,"homestead":false,"mail":"1215 N ETTING ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19800,"taxable":19800,"land":5954,"improvement":13846,"taxableLand":5954,"taxableImprovement":13846,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19800,"taxable":19800,"land":6890,"improvement":12910,"taxableLand":6890,"taxableImprovement":12910,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19800,"taxable":19800,"land":6890,"improvement":12910,"taxableLand":6890,"taxableImprovement":12910,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":16200,"taxable":16200,"land":5637,"improvement":10563,"taxableLand":5637,"taxableImprovement":10563,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":16700,"taxable":16700,"land":5811,"improvement":10889,"taxableLand":5811,"taxableImprovement":10889,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":16700,"taxable":16700,"land":5811,"improvement":10889,"taxableLand":5811,"taxableImprovement":10889,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":16700,"taxable":16700,"land":5811,"improvement":10889,"taxableLand":5811,"taxableImprovement":10889,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":33000,"taxable":33000,"land":6600,"improvement":26400,"taxableLand":6600,"taxableImprovement":26400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":33000,"taxable":33000,"land":6600,"improvement":26400,"taxableLand":6600,"taxableImprovement":26400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":396300,"taxable":85000,"land":79260,"improvement":317040,"taxableLand":79260,"taxableImprovement":5740,"exemptLand":0,"exemptImprovement":311300},{"y":2026,"v":396300,"taxable":85000,"land":79260,"improvement":317040,"taxableLand":79260,"taxableImprovement":5740,"exemptLand":0,"exemptImprovement":311300},{"y":2027,"v":393300,"taxable":84357,"land":78660,"improvement":314640,"taxableLand":78660,"taxableImprovement":5697,"exemptLand":0,"exemptImprovement":308943}],"taxNow":1190,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"965233","date":"2019-04-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-09","scope":"USE REDUCTION TO A SINGLE FAMILY DWELLING."},{"number":"965216","date":"2019-04-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-04-27","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. . 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."},{"number":"979785","date":"2019-05-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-05-28","scope":"FOR USE AS FOUR(4) DWELLING UNITS IN AN EXISTING THREE STORY STRUCTURE."},{"number":"995223","date":"2019-11-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-28","scope":"LEVEL III INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO CREATE THREE(3) NEW DWELLING UNITS IN AN EXISTING SINGLE-FAMILY ATTACHED STRUCTURE FOR A TOTAL OF FOUR(4) DWELLING UNITS AS PER APPROVED PLANS**DUE TO MORE THAN 2/3 OF FLOOR JOIST BEING REPLACED AND THE EXTERIOR ENVELOP OF THE BUILDING BEING ALTERED CAUSING THE APPLICATION TO BE TREATED A NEW CONSTRUCTION**EXISTING BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13R **SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING OR FIRE SUPPRESSION WORK**IBC 2018**"},{"number":"1024806","date":"2019-11-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"FOR THE RECONSTRUCTION OF AN EXISTING STRUCTURE (REPLACEMENT OF UP TO TWO-THIRDS OF THE STRUCTURAL FRAMING MEMBERS AND REPLACEMENT OF THE REAR PORTION OF THE EXTERIOR WALL). SIZE AND LOCATION AS SHOWN IN APPLICATION/ PLAN. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING [FOUR (4) DWELLING UNITS]"},{"number":"EP-2021-002188","date":"2021-03-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-14","scope":"Complete renovation and full rewiring to create 4 apartments and house per NEC 2017, for 300a service. Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2021-001639","date":"2021-03-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-19","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":"PP-2021-002623","date":"2021-03-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-27","scope":"Replace curb trap"},{"number":"PP-2021-001236","date":"2021-05-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-27","scope":"Rough In 4 tubs, 4 vanities, 4 toilets, 3 kitchens, 3 Laundry, 4 water heaters, 1 hose bib"},{"number":"FP-2021-001076","date":"2021-07-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-27","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2021-018311","date":"2021-10-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-18","scope":"installation of 1\" domestic water service"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"viol","w":"5 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"614385","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DELORES SCOTT (DAUGHTER)","legalName":"DELORES SCOTT","address":"3207 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-01-07","latestIssueDate":"2018-02-01","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"907367","type":"Rental","status":"Active","businessName":"Vergaux Properties LLC","legalName":"Vergaux Properties LLC","address":"3207 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2022-09-29","latestIssueDate":"2025-09-03","expirationDate":"2026-09-28","inactiveDate":null}],"licenseActivity":[{"number":"907367","type":"Rental","businessName":"Vergaux Properties LLC","legalName":"Vergaux Properties LLC","issuedDate":"2022-09-29","latestIssueDate":"2025-09-03","closureDate":null,"expirationDate":"2026-09-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"614385","type":"Vacant Residential Property / Lot","businessName":"DELORES SCOTT (DAUGHTER)","legalName":"DELORES SCOTT","issuedDate":"2014-01-07","latestIssueDate":"2018-02-01","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1101% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $33,000 to $396,300","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":"Use permit #965233: COMPLETED.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 31, 2023","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 2021.","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 #614385: Inactive since Apr 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"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/"}],"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"}]}