{"asOf":"2026-07-24T23:53:35.970Z","block":"2100-2199 MONTROSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-montrose-st","address":"2132 MONTROSE ST","parcelNumber":"302207500","source":"https://property.phila.gov/?p=302207500","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"25","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"IANOVALE CHRISTOPHER","coOwner":"NGUYEN HANG","marketValue":919400,"landAssessment":183880,"improvementAssessment":735520,"livableArea":1904,"yearBuilt":2016,"lastSale":{"price":1025000,"date":"2023-03-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1764554","date":"2010-04-29","code":"PM-407.2/7","title":"ELEC-COVER PLATE 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DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764551","date":"2010-04-29","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764552","date":"2010-04-29","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764553","date":"2010-04-29","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764555","date":"2010-04-29","code":"PM-305.2/2","title":"INT S-STAIRS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764556","date":"2010-04-29","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764557","date":"2010-04-29","code":"PM-305.4/4","title":"INT S-DOORKNOB REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764558","date":"2010-05-19","code":"A-401.2/5","title":"DENIED ACCESS INSP COMPLY PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2902720","date":"2013-06-07","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2937390","date":"2013-09-17","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2937389","date":"2013-09-17","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"233388","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-04-30","completedDate":"2016-04-06","violations":[{"number":"1764554","date":"2010-04-29","code":"PM-407.2/7","title":"ELEC-COVER PLATE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764545","date":"2010-04-29","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764546","date":"2010-04-29","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764547","date":"2010-04-29","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764548","date":"2010-04-29","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764549","date":"2010-04-29","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764550","date":"2010-04-29","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764551","date":"2010-04-29","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764552","date":"2010-04-29","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764553","date":"2010-04-29","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764555","date":"2010-04-29","code":"PM-305.2/2","title":"INT S-STAIRS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764556","date":"2010-04-29","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764557","date":"2010-04-29","code":"PM-305.4/4","title":"INT S-DOORKNOB REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1764558","date":"2010-05-19","code":"A-401.2/5","title":"DENIED ACCESS INSP COMPLY PROP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"384834","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-06-07","completedDate":"2016-04-06","violations":[{"number":"2902720","date":"2013-06-07","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"402663","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-09-18","completedDate":"2013-11-22","violations":[{"number":"2937390","date":"2013-09-17","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2937389","date":"2013-09-17","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":14,"worst":null},{"y":2013,"n":3,"worst":null}],"investigations":[{"caseNumber":"402663","date":"2013-09-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"402663","date":"2013-11-22","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"233388","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"233388","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"233388","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"233388","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"233388","date":"2016-04-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"233388","date":"2016-04-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"384834","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"384834","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"384834","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"384834","date":"2016-04-06","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94098368144274,"lng":-75.17911210550005,"geom":{"type":"Polygon","coordinates":[[[-75.179078554,39.941014501],[-75.179101041,39.940904473],[-75.179154076,39.940911964],[-75.179123224,39.941062637],[-75.179070127,39.941055708],[-75.179078554,39.941014501]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":2,"lotArea":891,"zoning":"RSA5","grade":"B-","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":2,"homestead":false,"mail":"2132 MONTROSE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF THE EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ACCESSORY INTERIOR PARKING SPACES AND ROOF DECK ACCESSED BY A PILOT HOUSE. SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A SING","status":"CLOSED","outcome":"Granted with conditions","date":"2015-11-10","number":"25953","relatedPermit":"630114"},{"type":"Building standards appeal","grounds":"ON 01/06/2016, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATIONS #658370.","status":"CLOSED","outcome":"APPROVED","date":"2016-02-16","number":"26817","relatedPermit":"658370"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A PERGOLA ABOVE THE ROOF DECK OF AN EXISTING ATTACHED STRUCTURE. FOR NO CHANGE OF USE FROM SINGLE FAMILY HOUSEHOLD LIVING. SIZE & LOCATION AS SHOWN ON THE APPLICATION/PLANS.","status":"Completed","outcome":"Granted with conditions","date":"2026-07-07","number":"ZP-2025-011596","relatedPermit":"ZP-2025-011596"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":193700,"taxable":193700,"land":35826,"improvement":157874,"taxableLand":35826,"taxableImprovement":157874,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":637800,"taxable":172206,"land":172206,"improvement":465594,"taxableLand":172206,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":465594},{"y":2018,"v":637800,"taxable":172206,"land":172206,"improvement":465594,"taxableLand":172206,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":465594},{"y":2019,"v":785800,"taxable":212166,"land":212166,"improvement":573634,"taxableLand":212166,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":573634},{"y":2020,"v":768000,"taxable":208666,"land":208666,"improvement":559334,"taxableLand":208666,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":559334},{"y":2021,"v":768000,"taxable":208666,"land":208666,"improvement":559334,"taxableLand":208666,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":559334},{"y":2022,"v":768000,"taxable":208666,"land":208666,"improvement":559334,"taxableLand":208666,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":559334},{"y":2023,"v":888700,"taxable":177740,"land":177740,"improvement":710960,"taxableLand":177740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":710960},{"y":2024,"v":888700,"taxable":177740,"land":177740,"improvement":710960,"taxableLand":177740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":710960},{"y":2025,"v":1007300,"taxable":201460,"land":201460,"improvement":805840,"taxableLand":201460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":805840},{"y":2026,"v":1007300,"taxable":268613,"land":201460,"improvement":805840,"taxableLand":201460,"taxableImprovement":67153,"exemptLand":0,"exemptImprovement":738687},{"y":2027,"v":919400,"taxable":919400,"land":183880,"improvement":735520,"taxableLand":183880,"taxableImprovement":735520,"exemptLand":0,"exemptImprovement":0}],"taxNow":3760,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"501923","date":"2013-10-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-22","scope":"MAKE SAFE TO COMPLY VIOLATION # 402663"},{"number":"652879","date":"2015-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-29","scope":"REMOVE OLD HOUSE TRAP AND CAP LATERAL PA20153161425*PART OF DEMO* (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":"630114","date":"2015-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-11","scope":"FOR THE DEMOLITION OF THE EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING WITH TWO (2) ACCESSORY INTERIOR PARKING SPACES."},{"number":"657590","date":"2016-02-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-04-06","scope":"FOR COMPLETE DEMOLITION OF EXISTING THREE (3) STORY ABOVE GRADE PLANE ATTACHED RESIDENTIAL BUILDING OF EXTERIOR MASONRY BEARING WALL & WOOD FRAME CONSTRUCTION. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES.2/17/16 OWNER WAS ISSUED PERMIT #657590"},{"number":"658370","date":"2016-03-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-02-01","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH CRAWL SPACE, ACCESSORY INTERIOR PARKING SPACES, ROOF DECK ACCESS STRUCTURE, AND AND ROOF DECK AS PER APPROVED PLANS. ENTIRE BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"688732","date":"2016-05-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-28","scope":"INSTALLING 3 WC,3 LAVS,3 TUBS,1 KITCHEN SINK,1 WASHER AND WATER HEATER (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"698661","date":"2016-06-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-28","scope":"INSTALLATION OF (2) HVAC UNITS; 2-TON A/C; 60,000 BTU (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SFD"},{"number":"702745","date":"2016-06-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-01","scope":"INSTALL 200AMP SERVICE PANEL AND WIRE SFD WITH RECEPTS,SWITCHES,OUTLETS,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"697632","date":"2016-07-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-11-28","scope":"FOR THE INSTALLATION OF A RESIDENTIAL FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-D THROUGHOUT A THREE (3) STORY STRUCTURE WITH ROOF DECK (SINGLE-FAMILY DWELLING). THIS IS A MULTI-PURPOSE SYSTEM UTILIZING A COMBINED ONE INCH (1\") DOMESTIC AND FIRE SERVICE LINE WITH A 40 PSI / 40 GPM PUMP APPROVED FOR RESIDENTIAL USE. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK."},{"number":"711262","date":"2016-07-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-05","scope":"INSTALL LATERAL, HOUSE DRAIN, TRAP FAI, 1\" COMBO PA1# 2016-2110006 \"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":"GM-2023-007433","date":"2023-08-16","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-03-22","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Torn down & rebuilt","storyDelta":0.11,"timeline":[{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"demo"},{"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":2019,"k":"sale","p":925000},{"y":2023,"k":"sale","p":1025000},{"y":2023,"k":"permit","w":"Wall Covering Replacement"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"315194","type":"Rental","status":"Inactive","businessName":"ARNOLD JARVIS","legalName":"ARNOLD JARVIS","address":"2132 MONTROSE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-04-26","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2010-09-29"},{"number":"376918","type":"Rental","status":"Inactive","businessName":"ARNOLD & MILTON JARVIS","legalName":"ARNOLD & MILTON JARVIS","address":"2132 MONTROSE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-07-10","latestIssueDate":"2007-01-04","expirationDate":"2008-02-29","inactiveDate":"2010-09-29"},{"number":"515724","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ARNOLD & MILTON JARVIS","legalName":"ARNOLD & MILTON JARVIS","address":"2132 MONTROSE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-09-29","latestIssueDate":"2010-09-29","expirationDate":"2011-02-28","inactiveDate":"2011-04-18"}],"licenseActivity":[{"number":"515724","type":"Vacant Residential Property / Lot","businessName":"ARNOLD & MILTON JARVIS","legalName":"ARNOLD & MILTON JARVIS","issuedDate":"2010-09-29","latestIssueDate":"2010-09-29","closureDate":"2011-04-18","expirationDate":"2011-02-28","inactiveDate":"2011-04-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"376918","type":"Rental","businessName":"ARNOLD & MILTON JARVIS","legalName":"ARNOLD & MILTON JARVIS","issuedDate":"2006-07-10","latestIssueDate":"2007-01-04","closureDate":"2010-09-29","expirationDate":"2008-02-29","inactiveDate":"2010-09-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"315194","type":"Rental","businessName":"ARNOLD JARVIS","legalName":"ARNOLD JARVIS","issuedDate":"2005-04-26","latestIssueDate":"2005-04-26","closureDate":"2010-09-29","expirationDate":"2006-02-28","inactiveDate":"2010-09-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25953: CLOSED · Granted with conditions; related permit 630114. Use permit #630114: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Apr 6, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #515724: Inactive since Apr 18, 2011","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 historical violations across 3 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"}]}