{"asOf":"2026-07-26T02:43:54.264Z","block":"2200-2299 CARPENTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-carpenter-st","address":"2221 CARPENTER ST","parcelNumber":"302220700","source":"https://property.phila.gov/?p=302220700","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"DIGIONDOMENICO RALPH","coOwner":"FINIO ANTHONY","marketValue":484800,"landAssessment":96960,"improvementAssessment":387840,"livableArea":1632,"yearBuilt":1925,"lastSale":{"price":171000,"date":"2012-04-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"4054604","date":"2016-05-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4054603","date":"2016-05-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545639","date":"2017-11-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4522159","date":"2017-12-01","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4526577","date":"2017-12-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4595127","date":"2018-01-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5292906","date":"2020-01-16","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5292905","date":"2020-01-16","code":"11-602","title":"STRUCTURES IN ROW","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"537164","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-06-06","completedDate":"2016-11-07","violations":[{"number":"4054604","date":"2016-05-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4054603","date":"2016-05-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"610751","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-11-03","completedDate":null,"violations":[{"number":"4545639","date":"2017-11-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"613963","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-12-01","completedDate":"2018-01-09","violations":[{"number":"4522159","date":"2017-12-01","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"614600","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-12-06","completedDate":"2018-02-01","violations":[{"number":"4526577","date":"2017-12-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"617697","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-01-09","completedDate":null,"violations":[{"number":"4595127","date":"2018-01-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"721828","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2020-01-16","completedDate":"2020-02-24","violations":[{"number":"5292906","date":"2020-01-16","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5292905","date":"2020-01-16","code":"11-602","title":"STRUCTURES IN ROW","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"537164","date":"2016-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"537164","date":"2016-08-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"537164","date":"2016-11-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"610751","date":"2017-11-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"613963","date":"2017-12-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"614600","date":"2017-12-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"610751","date":"2017-12-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"613963","date":"2018-01-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"617697","date":"2018-01-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"614600","date":"2018-01-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"610751","date":"2018-02-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"617697","date":"2018-02-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"617697","date":"2018-11-21","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"721828","date":"2020-01-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"721828","date":"2020-02-24","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":2,"passes":4},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94094094313907,"lng":-75.18022600924576,"geom":{"type":"Polygon","coordinates":[[[-75.180180039,39.941038542],[-75.180221093,39.940837335],[-75.180272009,39.940843231],[-75.180230863,39.941044709],[-75.180180039,39.941038542]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":1,"stories":2,"lotArea":1125,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"146 S ROLLING RD, SPRINGFIELD PA, 19064","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PARTIAL DEMOLITION & FOR THE ERECTION OF AN ADDITION W. ACCESSORY USE ROOF DECK AT EXISTING\nATTACHED BUILDING; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS HOUSEHOLD LIVING FOR TWO\n(2) FAMILIES EXISTING AS A NONCONFORMI","status":"OPEN","outcome":"HELD","date":"2016-01-12","number":"26276","relatedPermit":"639587"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":302000,"taxable":302000,"land":35618,"improvement":266382,"taxableLand":35618,"taxableImprovement":266382,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":302000,"taxable":302000,"land":80634,"improvement":221366,"taxableLand":80634,"taxableImprovement":221366,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":302000,"taxable":302000,"land":80634,"improvement":221366,"taxableLand":80634,"taxableImprovement":221366,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":383400,"taxable":383400,"land":102368,"improvement":281032,"taxableLand":102368,"taxableImprovement":281032,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":374700,"taxable":374700,"land":100045,"improvement":274655,"taxableLand":100045,"taxableImprovement":274655,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":374700,"taxable":374700,"land":100045,"improvement":274655,"taxableLand":100045,"taxableImprovement":274655,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":374700,"taxable":374700,"land":100045,"improvement":274655,"taxableLand":100045,"taxableImprovement":274655,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":419000,"taxable":419000,"land":83800,"improvement":335200,"taxableLand":83800,"taxableImprovement":335200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":419000,"taxable":419000,"land":83800,"improvement":335200,"taxableLand":83800,"taxableImprovement":335200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":444000,"taxable":444000,"land":88800,"improvement":355200,"taxableLand":88800,"taxableImprovement":355200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":444000,"taxable":444000,"land":88800,"improvement":355200,"taxableLand":88800,"taxableImprovement":355200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":484800,"taxable":484800,"land":96960,"improvement":387840,"taxableLand":96960,"taxableImprovement":387840,"exemptLand":0,"exemptImprovement":0}],"taxNow":6215,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"671618","date":"2016-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-17","scope":"SEAL LATERAL & CURB TRAP & FAI PA20160501019 \"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":"689164","date":"2016-06-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-07","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A VACANT LOT."},{"number":"689167","date":"2016-06-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-04-28","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED TWO-STORY STRUCTURE IN ACCORDANCE WITH ENGINEER'S SITE SAFETY PLAN AND DOCUMENTS. ALL PEDESTRIAN PROTECTION METHODS SHALL BE IN PLACE OR STREETS CLOSURE PERMIT ISSUED PRIOR TO STARTING ANY DEMOLITION ACTIVITY."},{"number":"766748","date":"2017-04-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2021-01-20","scope":"FOR THE INSTALLATION OF NEW NFPA 13D WET FIRE SPRINKLER SYSTEM WITH 1\" COMBINATION LINE FEEDING BLDG AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"680591","date":"2017-04-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-13","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ACCESSORY USE ROOF DECKS AT REAR & TOP OF BUILDING; SIZE & LOCATION AS SHOWN IN APPLICATION. FOR USE AS HOUSEHOLD LIVING FOR A SINGLE-FAMILY"},{"number":"639590","date":"2017-04-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-05-18","scope":"FOR THE ERECTION OF A THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOF DECK, RESIDENTIAL BUILDING (TOWNHOUSE) OF LIGHT-FRAME WOOD CONSTRUCTION SUPPORTED BY NEW BEARING WALL CONSTRUCTION ALONGSIDE EXISTING FOUNDATION SYSTEM; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECHANICAL, ELECTRICAL, PLUMBING & FIRE SUPPRESSION WORK. COMMONWEALTH OF PA PROFESSIONAL ENGINEER (PE) TO CERTIFY INTEGRITY & STRENGTH OF EXISTING FOUNDATION SYSTEM PRIOR TO CONSTRUCTION OF NEW BEARING WALL CONSTRUCTION."},{"number":"782963","date":"2017-05-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"WATER SERV, LATERAL, CURB TRAP & FAI PA20171310239 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION.AND 1-KIT SINK,5WC,5-LAVS,3-TUB,1-WB,1-HB & HWH THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"788329","date":"2017-06-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE ONE FAMILY DWELLING AS PER 2008 NEC."},{"number":"1031025","date":"2019-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-04","scope":"EZ PLUMBING PERMIT - REPLACE 1\"WATER SERVICE AND CURB TRAP - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPR'D SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2020-009999","date":"2020-12-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"for the erection of a pilot house for roof access to a previously approved single family attached structure ( no building addition included, size and location as shown on the plan)."},{"number":"EP-2021-011953","date":"2021-11-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-16","scope":"200 Amp service. Rewire throughout with lights, outlets, switches, fixtures, smoke/co detectors as per 2014 nec"},{"number":"RP-2023-007614","date":"2024-12-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":"2024-08-12","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE ROOF DECK & ROOF DECK ACCESS STRUCTURE OF LIGHT-FRAME WOOD CONSTRUCTION SUPPORTED BY NEW BEARING WALL CONSTRUCTION ALONGSIDE EXISTING FOUNDATION SYSTEM; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECHANICAL, ELECTRICAL, PLUMBING & FIRE SUPPRESSION WORK."},{"number":"PP-2024-015866","date":"2025-02-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2023-007614"},{"number":"FP-2025-000401","date":"2025-03-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"MP-2025-001608","date":"2025-03-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. 2 HVAC systems with complete ductwork installation on this single family home. Basement system supplies air in basement and the first floor. 60,000 btu high efficiency gas furnace 92% with a 2 ton AC condenser/coil. 2nd floor system provides air for the 2nd and 3rd floor. 60,000 btu high efficiency gas furnace 92% with a 2.5 ton AC condenser/coil."},{"number":"EP-2024-011125","date":"2025-04-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2023-007614"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 4 passed"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"254743","type":"Rental","status":"Inactive","businessName":"CYNTHIA GORDON","legalName":"CYNTHIA GORDON","address":"2221 CARPENTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-06-02","latestIssueDate":"2008-02-27","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"707955","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"PBH9","legalName":"PBH9 ","address":"2221 CARPENTER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-07-14","latestIssueDate":"2022-06-02","expirationDate":"2023-07-13","inactiveDate":null}],"licenseActivity":[{"number":"707955","type":"Vacant Residential Property / Lot","businessName":"PBH9","legalName":"PBH9 ","issuedDate":"2016-07-14","latestIssueDate":"2022-06-02","closureDate":"2023-07-13","expirationDate":"2023-07-13","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"254743","type":"Rental","businessName":"CYNTHIA GORDON","legalName":"CYNTHIA GORDON","issuedDate":"2003-06-02","latestIssueDate":"2008-02-27","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26276: OPEN · HELD; related permit 639587. Use permit #689164: 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":"9 permits not marked completed: 766748 (Expired), 639590 (Expired), 782963 (EXPIRED), EP-2021-011953 (Expired), RP-2023-007614 (Issued). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 24, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #707955: Closed","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 6 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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}