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INSP","status":"PASSED"},{"caseNumber":"183053","date":"2008-10-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"183053","date":"2008-10-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"150492","date":"2008-11-26","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"150492","date":"2008-12-30","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"150492","date":"2009-01-30","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"150492","date":"2009-03-11","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"150492","date":"2009-05-29","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"201036","date":"2009-05-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"201036","date":"2009-10-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"219552","date":"2009-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"219552","date":"2009-12-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"201036","date":"2010-02-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"150557","date":"2010-03-03","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"150452","date":"2010-05-03","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"201036","date":"2010-05-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"201036","date":"2010-07-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"201036","date":"2010-09-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"219552","date":"2011-04-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"219552","date":"2011-05-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"219552","date":"2011-06-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"301322","date":"2011-10-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"219552","date":"2011-10-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"301322","date":"2011-11-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"301322","date":"2012-01-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"301322","date":"2013-06-19","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"386653","date":"2013-06-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"386653","date":"2013-08-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"404822","date":"2013-10-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"404828","date":"2013-10-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"407413","date":"2013-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"407413","date":"2013-10-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"404822","date":"2013-10-18","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"386653","date":"2013-10-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"404822","date":"2013-11-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"415100","date":"2013-12-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"404822","date":"2014-03-20","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"404822","date":"2014-04-02","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"404828","date":"2014-05-21","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"404822","date":"2014-05-28","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"404822","date":"2014-05-28","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"415100","date":"2016-05-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"219552","date":"2016-09-07","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":6,"passes":1},{"y":2009,"fails":6,"passes":0},{"y":2010,"fails":1,"passes":4},{"y":2011,"fails":2,"passes":4},{"y":2013,"fails":7,"passes":1},{"y":2014,"fails":0,"passes":4},{"y":2016,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94041275260467,"lng":-75.17623510467425,"geom":{"type":"Polygon","coordinates":[[[-75.176114663,39.940420217],[-75.176123349,39.940376115],[-75.176355376,39.940405001],[-75.176346065,39.940449589],[-75.176114663,39.940420217]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":4,"stories":3,"lotArea":1056,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1847 CHRISTIAN ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"APPELLANT HAS CORRECTED OR WILL CORRECT ALL OF THE ALLEGED VIOLATIONS. THE PREMISES ARE NOW CODE COMPLIANT.","status":"OPEN","outcome":"City affirmed","date":"2009-06-02","number":"5201","relatedPermit":"150492"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A (3) STORY ADDITION AND A (2) STORY ADDITION, FOR THE ERECTION OF REAR DECKS \"REAR\" AT THE 2ND & 3RD STORY LEVELS ALL ACCESSORY TO AN EXISTING (3) FAMILY DWELLING 2ND & 3RD STORIES AND AN EAT-IN & TAKE-OUT RESTAU","status":"CLOSED","outcome":"Granted with conditions","date":"2012-07-31","number":"17174","relatedPermit":"377663"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26400,"taxable":26400,"land":26400,"improvement":0,"taxableLand":26400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":620600,"taxable":280821,"land":167562,"improvement":453038,"taxableLand":167562,"taxableImprovement":113259,"exemptLand":0,"exemptImprovement":339779},{"y":2018,"v":620600,"taxable":167562,"land":167562,"improvement":453038,"taxableLand":167562,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453038},{"y":2019,"v":778200,"taxable":210114,"land":210114,"improvement":568086,"taxableLand":210114,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":568086},{"y":2020,"v":760600,"taxable":205362,"land":205362,"improvement":555238,"taxableLand":205362,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555238},{"y":2021,"v":760600,"taxable":205362,"land":205362,"improvement":555238,"taxableLand":205362,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555238},{"y":2022,"v":760600,"taxable":205362,"land":205362,"improvement":555238,"taxableLand":205362,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555238},{"y":2023,"v":901200,"taxable":180240,"land":180240,"improvement":720960,"taxableLand":180240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":720960},{"y":2024,"v":901200,"taxable":180240,"land":180240,"improvement":720960,"taxableLand":180240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":720960},{"y":2025,"v":985400,"taxable":197000,"land":197000,"improvement":788400,"taxableLand":197000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":788400},{"y":2026,"v":985400,"taxable":197000,"land":197000,"improvement":788400,"taxableLand":197000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":788400},{"y":2027,"v":592600,"taxable":474080,"land":118520,"improvement":474080,"taxableLand":118520,"taxableImprovement":355560,"exemptLand":0,"exemptImprovement":118520}],"taxNow":2758,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"363301","date":"2011-09-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-12-05","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING ASSEMBLIES ONLY. SEPARATE PERMIT(S) REQUIRED FOR ALTERATIONS TO BE PERFORMED WITHIN THE BUILDING."},{"number":"377663","date":"2012-09-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-10","scope":"FOR THE ERECTION OF A THREE STORY ADDITION AND A 2 STORY ADDITION TO AN EXISTING ONE STORY. FOR THE ERECTION OF REAR DECKS AT 2ND AND 3RD STORY REAR LEVELS. FOR ERECTION OF 3RD FLOOR REAR ROOF DECK ALL ACCESSORY TO TAKE OUT RESTAURANT WITH SEATING ON FIRST FLOOR AND EXISTING (3) FAMILY DWELLING."},{"number":"491354","date":"2013-08-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"REVOKED","completedDate":null,"scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"491634","date":"2013-08-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS- REMOVE PLASTER FRAME WALLS. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS. NO DEMOLITION TO FIRE RATED ASSEMBLIES. VACANT BUILDINGS NEED VACANT LICENSE AND SEALED AND SECURED. CALL INSPECTOR PRIOR FOR INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"493787","date":"2013-09-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"CLEAN UP PREVIOUSLY FALLEN STRUCTURE AT BACK OF BUILDING (NO STRUCTURAL DEMOLITION ALLOWED ON THIS PERMIT)"},{"number":"500829","date":"2013-11-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"MAKE SAFE PERMIT TO ADDRESS IMMINENTLY DANGEROUS CONDITIONS ONLY, TO INCLUDE RECONSTRUCTION OF REAR MASONRY WALL, 1ST & 2ND FLOOR FRAMING, ROOF FRAMING, AND INSTALLATION OF WEATHER PROTECTION OF ADJOINING PROPERTY AT PARTY WALLS. ENGINEER IN RESPONSIBLE CHARGE TO PROVIDE INSPECTION AND ASSESSMENT OF EXISTING CONDITIONS AND THE PROPOSED WORK. ENGINEERING REPORT VERIFYING ADEQUATE STRUCTURAL INTEGRITY TO BE PROVIDED BY ENGINEER IN RESPONSIBLE CHARGE, FOLLOWING THE COMPLETION OF WORK ADDRESSING DANGEROUS CONDITION. CONTRACTOR SHALL BE RESPONSIBLE TO CONTACT ENGINEER IN RESPONSIBLE CHARGE TO MAKE INSPECTIONS OF WORK TO ADDRESS DANGEROUS CONDITIONS."},{"number":"604888","date":"2015-06-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-06-17","scope":"NEW CONSTRUCTION OF A DUPLEX WITH ROOF DECK"},{"number":"629550","date":"2015-11-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-08-25","scope":"NEW CONSTRUCTION OF A DUPLEX"},{"number":"670254","date":"2016-02-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-05","scope":"INSTALL 4 TOILETS, 4-LAVS, 4-SHOWERS, 2-KITCHEN SINKS. 2 WASHER PEX AND PVC THROUGHOUT. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"674838","date":"2016-03-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-05","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (DUPLEX)"},{"number":"675428","date":"2016-03-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"INSTALL TEMP 100AMP SERVICE FOR CONSTRUCTION. INSTALL 200AMP SERVICE,WIRE SWITCHES,OUTLETS,LIGHTS,SMOKES AND C/O DETECTORS PER 2008 NEC (DUPLEX)"},{"number":"673262","date":"2016-04-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-05","scope":"FOR THE INSTALLATION OF A NFPA 13D SYSTEM FOR A TWO FAMILY DWELLING. FIRE SUPPRESSION SYSTEM TO BE SERVICED BY TWO-ONE INCH COMBINED FIRE SERVICE LINES WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARDS"},{"number":"690859","date":"2016-05-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-24","scope":"INSTALL (2) 1\" RFSS,LATERAL,MAIN DRAIN AND CURB TRAP PA20161310788 (TWO FAMILY)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\""}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Major alteration"},{"y":2014,"k":"demo"},{"y":2014,"k":"insp","w":"Inspection passed ×4"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"New construction"},{"y":2015,"k":"land","p":26400},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[{"number":"199787","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"RUTH EDWARDS","legalName":"RUTH EDWARDS","address":"922 S 20TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-04-27","latestIssueDate":"2006-05-25","expirationDate":"2007-04-30","inactiveDate":"2008-03-20"},{"number":"703330","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ALEC UNLIMITED LLC","legalName":" ALEC UNLIMITED LLC","address":"922 S 20TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-05-31","latestIssueDate":"2016-05-31","expirationDate":"2017-05-30","inactiveDate":"2017-07-29"},{"number":"709284","type":"Rental","status":"Inactive","businessName":"MAEISVONG LLC","legalName":"MAEISVONG LLC ","address":"922 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-07-28","latestIssueDate":"2019-07-19","expirationDate":"2020-07-27","inactiveDate":"2020-09-25"},{"number":"846819","type":"Rental","status":"Expired","businessName":"MAEISVONG LLC","legalName":"MAEISVONG LLC","address":"922 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-07-23","latestIssueDate":"2025-08-09","expirationDate":"2026-07-22","inactiveDate":null}],"licenseActivity":[{"number":"846819","type":"Rental","businessName":"MAEISVONG LLC","legalName":"MAEISVONG LLC","issuedDate":"2016-07-28","latestIssueDate":"2025-08-09","closureDate":"2026-07-22","expirationDate":"2026-07-22","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"703330","type":"Vacant Residential Property / Lot","businessName":"ALEC UNLIMITED LLC","legalName":" ALEC UNLIMITED LLC","issuedDate":"2016-05-31","latestIssueDate":"2016-05-31","closureDate":"2017-07-29","expirationDate":"2017-05-30","inactiveDate":"2017-07-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199787","type":"Food Establishment, Retail Permanent Location","businessName":"RUTH EDWARDS","legalName":"RUTH EDWARDS","issuedDate":"2004-04-27","latestIssueDate":"2006-05-25","closureDate":"2008-03-20","expirationDate":"2007-04-30","inactiveDate":"2008-03-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17174: CLOSED · Granted with conditions; related permit 377663. Use permit #377663: 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":"3 permits not marked completed: 491354 (REVOKED), 491634 (REVOKED), 493787 (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":"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":"23 failed, 16 passed, and 11 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 7, 2016.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199787: Inactive since Mar 20, 2008; Vacant Residential Property / Lot #703330: Inactive since Jul 29, 2017","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 65 historical violations across 15 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.","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"}]}