{"asOf":"2026-07-25T22:30:11.697Z","block":"2100-2199 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-master-st","address":"2110 MASTER ST","parcelNumber":"291097500","source":"https://property.phila.gov/?p=291097500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"2024 GREEN STREET ASSOCIATES INC","coOwner":null,"marketValue":613800,"landAssessment":122760,"improvementAssessment":491040,"livableArea":2571,"yearBuilt":2018,"lastSale":{"price":750000,"date":"2019-09-23T04:00:00Z"},"openViolations":1,"violations":[{"number":"4006122","date":"2015-10-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4458849","date":"2017-09-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4458850","date":"2017-09-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211987154","date":"2020-01-21","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211987153","date":"2020-01-21","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211987155","date":"2020-01-21","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-067868","date":"2021-09-27","code":"FC-13-912.3.1","title":"FDC LOCKING CAPS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"507882","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-10-27","completedDate":"2017-02-23","violations":[{"number":"4006122","date":"2015-10-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605166","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-09-20","completedDate":"2017-11-13","violations":[{"number":"4458849","date":"2017-09-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4458850","date":"2017-09-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"891970","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-01-27","completedDate":null,"violations":[{"number":"211987154","date":"2020-01-21","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211987153","date":"2020-01-21","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211987155","date":"2020-01-21","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2021-093344","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-09-27","completedDate":null,"violations":[{"number":"VI-2021-067868","date":"2021-09-27","code":"FC-13-912.3.1","title":"FDC LOCKING CAPS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":"UNSAFE STRUCTURE"},{"y":2017,"n":2,"worst":null},{"y":2020,"n":3,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"507882","date":"2015-10-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507882","date":"2016-01-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507882","date":"2016-07-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507882","date":"2017-02-22","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"891970","date":"2020-01-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"891970","date":"2020-08-25","type":null,"status":"FAILED"},{"caseNumber":"891970","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-093344","date":"2021-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-093344","date":"2021-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-093344","date":"2022-01-26","type":null,"status":"FAILED"},{"caseNumber":"891970","date":"2024-11-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97583858878876,"lng":-75.17065300442049,"geom":{"type":"Polygon","coordinates":[[[-75.170602816,39.975938407],[-75.170647614,39.97573248],[-75.170703855,39.975740026],[-75.170657228,39.97594571],[-75.170602816,39.975938407]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-000035","type":"Sprinkler Certification","inspectionDate":"2023-06-20","result":"Certified","expirationDate":"2024-06-20","buildingId":"1060600"},{"number":"BC-2024-022481","type":"Fire Alarm Certification","inspectionDate":"2024-07-19","result":"Certified","expirationDate":"2025-07-19","buildingId":"1060600"},{"number":"BC-2024-022480","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-07-19","result":"Certified","expirationDate":"2025-07-19","buildingId":"1060600"},{"number":"BC-2025-020375","type":"Fire Alarm Certification","inspectionDate":"2025-07-22","result":"Certified","expirationDate":"2026-07-22","buildingId":"1060600"},{"number":"BC-2025-020374","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-07-22","result":"Certified","expirationDate":"2026-07-22","buildingId":"1060600"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":7,"stories":3,"lotArea":1216,"zoning":"RM1","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2005 N WALES RD, LANSDALE PA, 19446","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":73500,"taxable":35100,"land":5643,"improvement":67857,"taxableLand":5643,"taxableImprovement":29457,"exemptLand":0,"exemptImprovement":38400},{"y":2017,"v":73500,"taxable":73500,"land":22050,"improvement":51450,"taxableLand":22050,"taxableImprovement":51450,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":73500,"taxable":73500,"land":22050,"improvement":51450,"taxableLand":22050,"taxableImprovement":51450,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":530700,"taxable":151249,"land":151249,"improvement":379451,"taxableLand":151249,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":379451},{"y":2020,"v":549000,"taxable":156465,"land":156465,"improvement":392535,"taxableLand":156465,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392535},{"y":2021,"v":549000,"taxable":156465,"land":156465,"improvement":392535,"taxableLand":156465,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392535},{"y":2022,"v":549000,"taxable":156465,"land":156465,"improvement":392535,"taxableLand":156465,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392535},{"y":2023,"v":549000,"taxable":156400,"land":156400,"improvement":392600,"taxableLand":156400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392600},{"y":2024,"v":549000,"taxable":156400,"land":156400,"improvement":392600,"taxableLand":156400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392600},{"y":2025,"v":625500,"taxable":125100,"land":125100,"improvement":500400,"taxableLand":125100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500400},{"y":2026,"v":625500,"taxable":125100,"land":125100,"improvement":500400,"taxableLand":125100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500400},{"y":2027,"v":613800,"taxable":122760,"land":122760,"improvement":491040,"taxableLand":122760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":491040}],"taxNow":1751,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"346605","date":"2011-06-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-06-10","scope":"ZONING CHANGE FROM DUPLEX TO SFD"},{"number":"743150","date":"2016-12-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE CURB TRAP AND SEAL LATERAL PA20163471433 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"744003","date":"2017-01-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"COMPLETE DEMOLITION OF SEMI-DETACHED BUILDING. NO USE. SEPARATE USE REGISTRATION PERMIT REQUIRED TO ESTABLISH USE OF LOT."},{"number":"744005","date":"2017-01-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED ONE-STORY STRUCTURE TO COMPLY CASE NO. 507882. A SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8'-3\" OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED. ANY DEVIATION FROM APPROVED PLAN WILL REQUIRE AN AMENDED BUILDING PERMIT. 21 DAY POSTING PERIOD WAIVED. **SAFETY ZONE: 16.5 FT**"},{"number":"764698","date":"2017-06-16","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"CONSTRUCTION OF A THREE STORY ATTACHED STRUCTURE WITH CELLAR, FOR USE AS THREE FAMILY HOUSEHOLD LIVING."},{"number":"764699","date":"2017-06-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-16","scope":"ERECT THREE STORY ATTACHED STRUCTURE, WITH CELLAR. USE AS THREE FAMILY DWELLING."},{"number":"844321","date":"2018-03-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE.SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. FOR USE AS A MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING."},{"number":"844323","date":"2018-03-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"FOR THE ERECTION OF THREE (3) STORY, TYPE VA CONSTRUCTION, ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE; FOR USE AS THREE (3) FAMILY DWELLING. ENTIRE BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 (EXT. WALL OPENINGS). SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"869744","date":"2018-05-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"AMEND PERMIT #844323 TO INCLUDE UNDERPINNING AS PER APPROVED PLANS. CONTINUOUS SPECIAL INSPECTION TO BE CONDUCTED BY TREVOR HENRY PE."},{"number":"882141","date":"2018-06-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"AMEND PERMIT #844323, REMOVE DOOR IN SIDE RECESS AND CHANGE SPRINKLER SYSTEM TO NFPA 13R AS PER APPROVED PLANS"},{"number":"889166","date":"2018-08-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"35 PLUMBING FIXTURES WITH PIPING FOR NEW CONSTRUCTION 3 STORY 3 FAMILY DWELLING."},{"number":"878610","date":"2018-10-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"INSTALL 400AMP SERVICE, 4 GANG METERS, 4 PANEL, 1-00AMP PANEL, 1-200AMP PANEL, 2-150AMP PANELS, RUN WIRES & INSTALL DEVICES, JUNCTION BOXES, LIGHTS, TRIMS, SWITCHES, RECEPTACLES, GFCI'S, SMOKE/CO DETECTORS, CAT5E & COAXIAL WIRES AS PER NEC 2008 (NORTH DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"921652","date":"2018-10-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"921153","date":"2018-11-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R, WITH A TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASEEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"sale","p":750000},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"860450","type":"Rental","status":"Inactive","businessName":"2024 Green Street Associates","legalName":"2024 Green Street Associates","address":"2110 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-02-01","latestIssueDate":"2025-03-03","expirationDate":"2026-01-31","inactiveDate":"2026-04-01"}],"licenseActivity":[{"number":"860450","type":"Rental","businessName":"2024 Green Street Associates","legalName":"2024 Green Street Associates","issuedDate":"2021-02-01","latestIssueDate":"2025-03-03","closureDate":"2026-04-01","expirationDate":"2026-01-31","inactiveDate":"2026-04-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #346605: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 743150 (EXPIRED), 764698 (EXPIRED).","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":"1 open L&I violation","finding":"7 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 20, 2024; Fire Alarm Certification: Certified through Jul 22, 2026; Emergency and Standby Power Systems Certification: Certified through Jul 22, 2026","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-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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 23, 2024.","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/"}],"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.","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"}]}