{"asOf":"2026-07-26T11:58:41.008Z","block":"2200-2299 TULIP ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-tulip-st","address":"2233 TULIP ST","parcelNumber":"311260100","source":"https://property.phila.gov/?p=311260100","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ENRICO JOSEPH","coOwner":null,"marketValue":304500,"landAssessment":60900,"improvementAssessment":243600,"livableArea":1188,"yearBuilt":1875,"lastSale":{"price":242000,"date":"2021-04-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-043024","date":"2021-07-06","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-10-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066569","date":"2021-09-22","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066571","date":"2021-09-22","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066570","date":"2021-09-22","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066568","date":"2021-09-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-066937","date":"2022-09-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-03-03","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-031285","date":"2023-05-08","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"},{"number":"VI-2023-031287","date":"2023-05-08","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"},{"number":"VI-2023-031288","date":"2023-05-08","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"},{"number":"VI-2023-031290","date":"2023-05-08","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"},{"number":"VI-2024-027689","date":"2024-04-22","code":"A-104.1/1","title":"WORKMAN LIKE ","status":"COMPLIED","resolutionDate":"2024-06-10","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-060113","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2021-07-06","completedDate":"2025-10-04","violations":[{"number":"VI-2021-043024","date":"2021-07-06","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-10-04","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-092414","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2021-09-22","completedDate":"2025-05-22","violations":[{"number":"VI-2021-066569","date":"2021-09-22","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066571","date":"2021-09-22","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066570","date":"2021-09-22","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-066568","date":"2021-09-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-10-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-053257","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2022-06-03","completedDate":"2025-03-26","violations":[{"number":"VI-2022-066937","date":"2022-09-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-03-03","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-040168","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-05","completedDate":"2023-06-06","violations":[{"number":"VI-2023-031285","date":"2023-05-08","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"}]},{"number":"CF-2023-040504","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-08","completedDate":"2024-05-21","violations":[{"number":"VI-2023-031287","date":"2023-05-08","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"}]},{"number":"CF-2023-040505","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-08","completedDate":"2023-06-22","violations":[{"number":"VI-2023-031288","date":"2023-05-08","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"}]},{"number":"CF-2023-040509","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-08","completedDate":"2024-05-21","violations":[{"number":"VI-2023-031290","date":"2023-05-08","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-05-08","resolution":"SVN ISSUED"}]},{"number":"CF-2024-033771","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-22","completedDate":"2024-06-10","violations":[{"number":"VI-2024-027689","date":"2024-04-22","code":"A-104.1/1","title":"WORKMAN LIKE ","status":"COMPLIED","resolutionDate":"2024-06-10","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":5,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-060113","date":"2021-07-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060113","date":"2021-08-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092414","date":"2021-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060113","date":"2022-04-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092414","date":"2022-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060113","date":"2022-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092414","date":"2022-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092414","date":"2022-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-053257","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-053257","date":"2022-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-053257","date":"2022-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-040168","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-040504","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-040505","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-040509","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033771","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033771","date":"2024-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033771","date":"2024-06-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-053257","date":"2025-03-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-092414","date":"2025-05-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-060113","date":"2025-10-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":8,"passes":0},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":0,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.978878077661676,"lng":-75.12756480901005,"geom":{"type":"Polygon","coordinates":[[[-75.127504628,39.97883751],[-75.127488041,39.978818318],[-75.127521287,39.978800589],[-75.127641464,39.978937179],[-75.127606867,39.978955653],[-75.127504628,39.97883751]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":1,"stories":3,"lotArea":720,"zoning":"RSA5","grade":"C","basement":"C","heater":"B","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2276 COMPASS POINT LN, RESTON VA, 20191","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-05-22","number":"HA-2023-002409","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-05-22","number":"HA-2023-002410","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135300,"taxable":135300,"land":11448,"improvement":123852,"taxableLand":11448,"taxableImprovement":123852,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":135300,"taxable":135300,"land":37884,"improvement":97416,"taxableLand":37884,"taxableImprovement":97416,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":135300,"taxable":135300,"land":37884,"improvement":97416,"taxableLand":37884,"taxableImprovement":97416,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":187100,"taxable":187100,"land":52388,"improvement":134712,"taxableLand":52388,"taxableImprovement":134712,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":201600,"taxable":201600,"land":56448,"improvement":145152,"taxableLand":56448,"taxableImprovement":145152,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":201600,"taxable":201600,"land":56448,"improvement":145152,"taxableLand":56448,"taxableImprovement":145152,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":201600,"taxable":201600,"land":56448,"improvement":145152,"taxableLand":56448,"taxableImprovement":145152,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":237900,"taxable":237900,"land":47500,"improvement":190400,"taxableLand":47500,"taxableImprovement":190400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":237900,"taxable":237900,"land":47500,"improvement":190400,"taxableLand":47500,"taxableImprovement":190400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":294000,"taxable":294000,"land":58800,"improvement":235200,"taxableLand":58800,"taxableImprovement":235200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":294000,"taxable":294000,"land":58800,"improvement":235200,"taxableLand":58800,"taxableImprovement":235200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":304500,"taxable":304500,"land":60900,"improvement":243600,"taxableLand":60900,"taxableImprovement":243600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4115,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003175","date":"2021-05-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR ADDITION AND ROOF DECK ABOVE ACCESSED BY AN OPEN EXTERIOR STAIR FROM THE THIRD FLOOR REAR. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"RP-2021-013337","date":"2022-04-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-04-08","scope":"CF-2021-060113 is for exterior siding a Separate permit is being applied for by masonry contractor. FOR ALTERATIONS TO AN EXISTING THREE-STORY ATTACHED STRUCTURE AS PER APPROVED PLAN; FOR CONTINUED USE AS SINGLE-FAMILY HOUSEHOLD LIVING. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"PP-2021-022313","date":"2022-06-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-04-08","scope":"Install water and drain lines for 2 water closets, 2 lavs, 1 sink, 1 tub, 1 shower and 1 water heater. AS PER PPC 2018"},{"number":"ZP-2022-010091","date":"2022-12-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-07-09","scope":"CHANGE TO ROOF SLOPE"},{"number":"RP-2022-009633","date":"2023-01-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-07-09","scope":"STRUCTURAL REPAIRS. NO UNDERPINNING"},{"number":"GM-2023-004600","date":"2023-05-24","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-12-05","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."},{"number":"EP-2023-011653","date":"2023-12-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-04-08","scope":"Furnish and install all Labor & Material for the rewire of a residential property with new circuits (arc fault breakers where required), Non metallic cable, outlet boxes, light fixtures, smoke detectors & devices in the following areas: Basement: - (5) lights, (2) switches - circuit for sump pump - circuit for heater - GFCI receptacle under panel - circuit for Washer and Dryer 1st floor: Kitchen, Dining & Living Room: - (13) receptacles including GFCI for counter, (6) switches, and (10) recessed lights - (2) outdoor fixtures & (2) WR GFCI with bubble covers for front and back - Doorbell, transformer, and chime - appliance circuits for Dishwasher, Garbage Disposal, range, hood, and Refrigerator 2nd floor: - (15) recessed lights, (17) receptacles, (6) switches, 3 way switches for landings - Bathroom: exhaust fan, GFCI circuit - Closet light 3rd floor: - (10) recessed lights, (7) receptacles, (5) switches, 3 way switches for landings/hallway, and GFCI for bathroom. AS PER NEC 2017"},{"number":"EP-2024-007594","date":"2024-08-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-16","scope":"Basement: - (5) lights, (2) switches - receptacle for sump pump - Switch for heater - GFCI receptacle under panel - receptacle for Washer and Dryer 1st floor: Kitchen, Dining & Living Room: - (13) receptacles including GFCI for counter, (6) switches, and (10) recessed lights - (2) outdoor fixtures & (2) WR GFCI with bubble covers for front and back - Doorbell, transformer, and chime - Devices for Dishwasher, Garbage Disposal, range, hood, and Refrigerator 2nd floor: - (15) recessed lights, (17) receptacles, (6) switches, 3 way switches for landings - Bathroom: exhaust fan, GFCI circuit - Closet light 3rd floor: - (10) recessed lights, (7) receptacles, (5) switches, 3 way switches for landings/hallway, and GFCI for bathroom."},{"number":"MP-2024-004142","date":"2024-09-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-09","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. Install all new ductwork on 1st, 2nd and 3rd floor and install high efficiency natural gas furnace with a 14 seer condenser and coil. Total of 14 new registers to be installed"},{"number":"RP-2024-010379","date":"2025-01-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-07-09","scope":"FOR ALTERATIONS TO AN EXISTING THREE-STORY ATTACHED STRUCTURE AS PER APPROVED PLAN; FOR CONTINUED USE AS SINGLE-FAMILY HOUSEHOLD LIVING. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**NO WORK PERMITTED IN THE NON-HABITABLE BASEMENT. NO EXCAVATIONS PERMITTED AND NO REPLACING MORE THAN 2/3RDS REPLACEMENT OF FLOOR JOIST. SPECIAL INSPECTIONS FOR JOIST REPLACEMENT AND PROTECTION OF ADJACENT PROPERTIES."},{"number":"PP-2025-000954","date":"2025-01-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-09","scope":"Plumbing Permit (Interior) for combo RP-2024-010379"},{"number":"MP-2025-000416","date":"2025-01-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-09","scope":"Mechanical / Fuel Gas Permit for combo RP-2024-010379"},{"number":"EP-2025-000644","date":"2025-02-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2025-07-09","scope":"Electrical Permit for combo RP-2024-010379"}],"storyTag":"New construction","storyDelta":1.07,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection passed ×3"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["7 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: RP-2021-013337 (Expired), PP-2021-022313 (Expired), GM-2023-004600 (Expired), EP-2023-011653 (Expired), EP-2025-000644 (Cancelled). 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":"17 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 4, 2025.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 8 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"}]}