{"asOf":"2026-07-25T07:58:10.299Z","block":"2600-2699 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-south-st","address":"2614 SOUTH ST","parcelNumber":"302007800","source":"https://property.phila.gov/?p=302007800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"HOME AT SOUTH STREET LLC","coOwner":null,"marketValue":1308500,"landAssessment":261700,"improvementAssessment":1046800,"livableArea":2775,"yearBuilt":2020,"lastSale":{"price":1440000,"date":"2025-04-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"4726102","date":"2018-05-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4726103","date":"2018-05-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4726104","date":"2018-05-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5072358","date":"2019-06-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5072359","date":"2019-06-12","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5072357","date":"2019-06-12","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5274452","date":"2019-11-13","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5274451","date":"2019-11-13","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-039423","date":"2020-10-01","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2020-10-06","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"636072","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-05-25","completedDate":"2018-08-06","violations":[{"number":"4726102","date":"2018-05-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4726103","date":"2018-05-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4726104","date":"2018-05-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"690297","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-06-12","completedDate":"2019-07-31","violations":[{"number":"5072358","date":"2019-06-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5072359","date":"2019-06-12","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5072357","date":"2019-06-12","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"715727","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-11-13","completedDate":"2020-02-10","violations":[{"number":"5274452","date":"2019-11-13","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5274451","date":"2019-11-13","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-056224","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-27","completedDate":"2020-10-06","violations":[{"number":"VI-2020-039423","date":"2020-10-01","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2020-10-06","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2019,"n":5,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"636072","date":"2018-05-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"636072","date":"2018-06-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"636072","date":"2018-07-03","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"690297","date":"2019-06-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"690297","date":"2019-07-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"715727","date":"2019-11-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"715727","date":"2019-12-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"715727","date":"2020-01-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-056224","date":"2020-08-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-056224","date":"2020-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-056224","date":"2020-10-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":3,"passes":1},{"y":2020,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94573630101544,"lng":-75.18365506265455,"geom":{"type":"Polygon","coordinates":[[[-75.183609428,39.945824437],[-75.183645957,39.945640811],[-75.183700438,39.945647801],[-75.18366458,39.945831426],[-75.183609428,39.945824437]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":8,"baths":7,"stories":3,"lotArea":1088,"zoning":"RM1","grade":null,"basement":"B","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"10 FAIR HILL COURT, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 05/25/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF UNSAFE VIOLATION, CASE #636072.","status":"OPEN","outcome":null,"date":"2018-06-28","number":"34090","relatedPermit":"636072"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":326600,"taxable":326600,"land":58208,"improvement":268392,"taxableLand":58208,"taxableImprovement":268392,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":326600,"taxable":326600,"land":97980,"improvement":228620,"taxableLand":97980,"taxableImprovement":228620,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":326600,"taxable":326600,"land":97980,"improvement":228620,"taxableLand":97980,"taxableImprovement":228620,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":353600,"taxable":353600,"land":353600,"improvement":0,"taxableLand":353600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":353600,"taxable":353600,"land":353600,"improvement":0,"taxableLand":353600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":326400,"taxable":326400,"land":326400,"improvement":0,"taxableLand":326400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1007000,"taxable":302100,"land":302100,"improvement":704900,"taxableLand":302100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":704900},{"y":2023,"v":1007000,"taxable":302100,"land":302100,"improvement":704900,"taxableLand":302100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":704900},{"y":2024,"v":1007000,"taxable":302100,"land":302100,"improvement":704900,"taxableLand":302100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":704900},{"y":2025,"v":1004200,"taxable":200840,"land":200840,"improvement":803360,"taxableLand":200840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":803360},{"y":2026,"v":1004200,"taxable":200840,"land":200840,"improvement":803360,"taxableLand":200840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":803360},{"y":2027,"v":1308500,"taxable":261700,"land":261700,"improvement":1046800,"taxableLand":261700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1046800}],"taxNow":2811,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"459587","date":"2013-03-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2013-05-02","scope":"REPLACE HOUSE DRAIN, HOUSE TRAP, FAI (SFD) PA1 CALL#20130770485"},{"number":"891772","date":"2018-07-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-20","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS MULTI FAMILY HOUSHOLD LIVING(THREE (3) DWELLING UNITS) WITH ROOF DECK ABOVE THIRD FLOOR LEVEL ACCESSED THROUGH FOURTH FLOOR(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"901874","date":"2018-08-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"SEAL LATERAL AND REMOVE CURB TRAP(SFD)PA2018222212 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"902883","date":"2018-09-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-17","scope":"COMPLETE DEMOLITION OF VACANT BUILDING."},{"number":"902889","date":"2018-09-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"COMPLETE DEMOLITION"},{"number":"913628","date":"2018-09-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-22","scope":"INTERIOR DEMO OF NON-LOAD BEARING PARTITIONS ONLY. (SFD)."},{"number":"922437","date":"2019-02-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-25","scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED, FOUR-STORY STRUCTURE WITH A ROOF DECK AT THE FOURTH FLOOR LEVEL, TO BE USED AS A THREE-FAMILY DWELLING, AS PER APPROVED PLANS. AMENDMENT APPROVED ON 5/18/2021: TO CHANGE SPECIAL INSPECTIONS, AGENCY AND DPRC-SI, PER SUBMITTED DOCUMENTS."},{"number":"922436","date":"2019-02-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-28","scope":"PROPOSED 4-STORY MULTI0FAMILY HOME, 3 UNITS WITH PROPSED ROOF DECK ON TOP OF 3RD FLOOR WAS APPROVED A/P#891772. ALTERATION WAS MADE TO PROPSED FRONT BAY. THIS IS THE ONLY CHANGE THAT HAS BEEN MADE. ATTACHED IS APPROVED ZONING DRAWINGS/ ZONING/USE PERMIT."},{"number":"962972","date":"2019-05-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-24","scope":"NEW WIRING TO INCLUDE RECEPTACLE OUTLETS, SWITCHES, LIGHTING, GFCI, APPLIANCES & EXIT/EMERGENCY LIGHTING, 300 AMP SERVICE , (3) 150A PANELS AND (1) 100A PANEL AS PER 2017 NEC. (SOUTH DISTRICT) INSTALL FIRE ALARM AS PER NFPA 72"},{"number":"962953","date":"2019-05-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-14","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING (3) HEAT PUMP UNITS & DUCT WORK AS PER PLANS."},{"number":"966109","date":"2019-05-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-13","scope":"8 TOILETS, 8 LAV SINK, 8 SHOWER, 3 KITCHEN, 3 HWH, 3 LAUNDRY."},{"number":"958680","date":"2019-05-22","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-04-14","scope":"TO AMENDED PERMIT # 922437 TO INCLUDE UNDERPINNING AT LEFT SIDE OF THE APPROVED NEW CONSTRUCTION OF AN ATTACHED, FOUR-STORY STRUCTURE WITH A ROOF DECK AT THE FOURTH FLOOR LEVEL, TO BE USED AS A THREE-FAMILY DWELLING."},{"number":"983109","date":"2019-06-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-18","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"990063","date":"2019-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-05","scope":"INSTALL CURB TRAP, MAIN DRAIN AND 1.5\" WATER SERVICE, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"1045441","date":"2020-04-16","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-04-14","scope":"AMEND PERMIT NO. 922437 TO INCLUDE ADDITIONAL STRUCTURAL REPAIR/REPLACEMENT WORK AS PER APPROVED PLANS."},{"number":"1023667","date":"2020-08-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-14","scope":"AMEND PLUMBING PERMIT 966109 AS PER ENGINEER PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2025,"k":"sale","p":1440000}],"rented":true,"licenses":[{"number":"870788","type":"Rental","status":"Inactive","businessName":"2614 South St LLC","legalName":"2614 South St LLC","address":"2614 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-06-14","latestIssueDate":"2024-10-25","expirationDate":"2025-06-13","inactiveDate":"2025-08-12"},{"number":"0996813","type":"Rental","status":"Active","businessName":"HOME AT SOUTH STREET LLC","legalName":"HOME AT SOUTH STREET LLC","address":"2614 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-01-06","latestIssueDate":"2026-01-06","expirationDate":"2027-01-05","inactiveDate":null}],"licenseActivity":[{"number":"0996813","type":"Rental","businessName":"HOME AT SOUTH STREET LLC","legalName":"HOME AT SOUTH STREET LLC","issuedDate":"2026-01-06","latestIssueDate":"2026-01-06","closureDate":null,"expirationDate":"2027-01-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"870788","type":"Rental","businessName":"2614 South St LLC","legalName":"2614 South St LLC","issuedDate":"2021-06-14","latestIssueDate":"2024-10-25","closureDate":"2025-08-12","expirationDate":"2025-06-13","inactiveDate":"2025-08-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,004,200 to $1,308,500","no permit shown in 2026-2028"],"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 #891772: 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":"1 permit not marked completed: 459587 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 4 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (10 FAIR HILL COURT, CHERRY HILL NJ, 08003).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 6, 2020.","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":"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"}]}