{"asOf":"2026-07-25T12:39:10.803Z","block":"2100-2199 CHRISTIAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-christian-st","address":"2103 CHRISTIAN ST","parcelNumber":"302125800","source":"https://property.phila.gov/?p=302125800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W70","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 4 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"BCR2 LLC","coOwner":null,"marketValue":771600,"landAssessment":154320,"improvementAssessment":617280,"livableArea":3548,"yearBuilt":2016,"lastSale":{"price":405000,"date":"2016-05-09T04:00:00Z"},"openViolations":3,"violations":[{"number":"2409552","date":"2012-03-07","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808547","date":"2015-08-21","code":"PM15-705.1","title":"FIRE SAFETY -CO ALARMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808543","date":"2015-08-21","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808546","date":"2015-08-21","code":"PM15-704.2","title":"FIRE SAFETY -SMOKE ALARMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808545","date":"2015-08-21","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808544","date":"2015-08-21","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3807115","date":"2015-08-19","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-054878","date":"2020-12-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-04-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-054880","date":"2020-12-22","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-054879","date":"2020-12-22","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"318547","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-07","completedDate":"2012-05-22","violations":[{"number":"2409552","date":"2012-03-07","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"498620","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-08-21","completedDate":"2016-07-20","violations":[{"number":"3808547","date":"2015-08-21","code":"PM15-705.1","title":"FIRE SAFETY -CO ALARMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808543","date":"2015-08-21","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808546","date":"2015-08-21","code":"PM15-704.2","title":"FIRE SAFETY -SMOKE ALARMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808545","date":"2015-08-21","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3808544","date":"2015-08-21","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"508201","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-10-28","completedDate":"2016-02-04","violations":[{"number":"3807115","date":"2015-08-19","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-089825","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2020-12-24","completedDate":null,"violations":[{"number":"VI-2020-054878","date":"2020-12-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-04-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-054880","date":"2020-12-22","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-054879","date":"2020-12-22","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2015,"n":6,"worst":"EXTERIOR STRUCT UNSAFE COND 4"},{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"318547","date":"2012-03-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"318547","date":"2012-04-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"318547","date":"2012-05-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"499087","date":"2015-08-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"508201","date":"2015-10-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"508201","date":"2015-12-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"508201","date":"2016-02-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"498620","date":"2016-07-19","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"515787","date":"2016-07-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"498620","date":"2016-07-19","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"498620","date":"2016-07-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"498620","date":"2016-07-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"498620","date":"2016-07-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-089825","date":"2020-12-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089825","date":"2021-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089825","date":"2021-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089825","date":"2022-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089825","date":"2022-09-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94167003852767,"lng":-75.17790628319588,"geom":{"type":"Polygon","coordinates":[[[-75.177854083,39.941761103],[-75.177893758,39.941570442],[-75.177958356,39.941578951],[-75.177919025,39.941769379],[-75.177854083,39.941761103]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-005090","type":"Sprinkler Certification","inspectionDate":"2022-04-14","result":"Certified","expirationDate":"2023-04-14","buildingId":"1544365"},{"number":"BC-2023-006933","type":"Sprinkler Certification","inspectionDate":"2023-03-27","result":"Certified","expirationDate":"2024-03-27","buildingId":"1544365"},{"number":"BC-2024-010488","type":"Sprinkler Certification","inspectionDate":"2024-04-01","result":"Certified","expirationDate":"2025-04-01","buildingId":"1544365"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":6,"stories":3,"lotArea":1260,"zoning":"RM1","grade":"B","basement":"B","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1915 LOMBARD ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":229600,"taxable":229600,"land":34541,"improvement":195059,"taxableLand":34541,"taxableImprovement":195059,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":925000,"taxable":249750,"land":249750,"improvement":675250,"taxableLand":249750,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":675250},{"y":2018,"v":925000,"taxable":249750,"land":249750,"improvement":675250,"taxableLand":249750,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":675250},{"y":2019,"v":1007700,"taxable":272079,"land":272079,"improvement":735621,"taxableLand":272079,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":735621},{"y":2020,"v":984900,"taxable":267597,"land":267597,"improvement":717303,"taxableLand":267597,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":717303},{"y":2021,"v":984900,"taxable":267597,"land":267597,"improvement":717303,"taxableLand":267597,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":717303},{"y":2022,"v":984900,"taxable":267597,"land":267597,"improvement":717303,"taxableLand":267597,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":717303},{"y":2023,"v":1220900,"taxable":244100,"land":244100,"improvement":976800,"taxableLand":244100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":976800},{"y":2024,"v":1220900,"taxable":244100,"land":244100,"improvement":976800,"taxableLand":244100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":976800},{"y":2025,"v":1220900,"taxable":244100,"land":244100,"improvement":976800,"taxableLand":244100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":976800},{"y":2026,"v":1220900,"taxable":244100,"land":244100,"improvement":976800,"taxableLand":244100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":976800},{"y":2027,"v":771600,"taxable":565840,"land":154320,"improvement":617280,"taxableLand":154320,"taxableImprovement":411520,"exemptLand":0,"exemptImprovement":205760}],"taxNow":3417,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"685236","date":"2016-04-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-09","scope":"SEAL LATERAL, REMOVE CURB TRAP AND SEAL FRESH AIR INLET PA1# 2016-1100116 - SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"680965","date":"2016-04-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-04-22","scope":"DEMOLISH EXISTING THREE STORY STRUCTURE AND CONSTRUCTION OF A NEW FOUR STORY, THREE FAMILY DWELLING WITH (2) ROOF TOP DECKS WITH (2) ENCLOSED STAIR ACCESS TOWERS. REAR SECOND FLOOR OPEN DECK."},{"number":"687961","date":"2016-05-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-07-19","scope":"FOR THE COMPLETE DEMOLTION OF AN ATTACHED THREE-STORY ATTACHED STRUCTURE. FULL SIDEWALK AND STREET CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"694228","date":"2016-06-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR THE DEMOLITION OF THE EXISTING ATTACHED STRUCTURE, AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A DECK AT THE SECOND FLOOR REAR, AND A ROOF ACCESS STRUCTURE (FOR MECHANICAL ACCESS ONLY-NO ROOF DECK), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS)."},{"number":"700088","date":"2016-07-08","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-04-06","scope":"CONSTRUCT 4 STORY THREE FAMILY DWELLING WITH REAR OPEN ROOF DECK AT 2ND FLOOR LEVEL, ROOF STAIR ACCESS TOWER FOR ROOF/MECH MAINTENANCE ONLY"},{"number":"721511","date":"2016-09-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-27","scope":"INSTALL (3) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"731503","date":"2016-11-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-29","scope":"INSTALL 400AMP SERVICE COMPLETE WITH 4-METERS, PANEL & GROUNDING, INSTALL SWITCHES,RECEPTS, LIGHTS & SMOKE/CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT) INSTALL A FIRE ALARM SYSTEM COMPLETE WITH HORNS,STROBES,HORNS/STROBES,LIGHTS AND PULL STATIONS AS PER NFPA72"},{"number":"731902","date":"2016-12-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-12-10","scope":"AMEND PERMIT AP# 700088, TO REFLECT COVER SHEET (LANGUAGE) CHANGE REGARDING FIRE SUPPRESSION SYSTEM."},{"number":"728602","date":"2016-12-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-05","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A TWO INCH (2\") BACKFLOW PREVENTION ASSEMBLY WITH A TWO INCH (2\") FIRE SERVICE MAIN TO SERVE A FOUR (4) STORY ABOVE GRADE PLANE STRUCTURE, WITH A PILOT HOUSE AND REAR DECK (BOTH PROVIDED WITH SPRINKLER COVERAGE). STRUCTURE FOR USE AS A THREE-FAMILY DWELLINGS. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13R."},{"number":"729223","date":"2016-12-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-05","scope":"NEW CONSTRUCTION: EXTERIOR & INTERIOR PLUMBING OF A 4-STORY, (3) FAMILY DWELLING (TRIPLEX) THE PERMIT INCLUDES A 5\" SEWER LATERAL & A 1\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS. THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. SELF CERTIFICATIONS 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":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"demo"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"249190","type":"Rental","status":"Inactive","businessName":"PHILIP L SHAMES","legalName":"PHILIP L SHAMES","address":"2103 CHRISTIAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-08-26","latestIssueDate":"2004-08-26","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"861059","type":"Rental","status":"Inactive","businessName":"BCR2 LLC","legalName":"BCR2 LLC","address":"2103 CHRISTIAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-02-09","latestIssueDate":"2025-01-21","expirationDate":"2026-02-08","inactiveDate":"2026-04-09"}],"licenseActivity":[{"number":"861059","type":"Rental","businessName":"BCR2 LLC","legalName":"BCR2 LLC","issuedDate":"2021-02-09","latestIssueDate":"2025-01-21","closureDate":"2026-04-09","expirationDate":"2026-02-08","inactiveDate":"2026-04-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"249190","type":"Rental","businessName":"PHILIP L SHAMES","legalName":"PHILIP L SHAMES","issuedDate":"2004-08-26","latestIssueDate":"2004-08-26","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["3 open L&I violations","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 #680965: 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":"3 open L&I violations","finding":"10 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 Apr 1, 2025","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, 1 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 2, 2022.","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"}]}