{"asOf":"2026-07-24T21:08:33.608Z","block":"2000-2099 E FLETCHER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-e-fletcher-st","address":"2028 E FLETCHER ST","parcelNumber":"313047910","source":"https://property.phila.gov/?p=313047910","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"BROWN JUSTIN C","coOwner":null,"marketValue":807000,"landAssessment":161400,"improvementAssessment":645600,"livableArea":3011,"yearBuilt":2018,"lastSale":{"price":810000,"date":"2025-01-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"1070154","date":"2008-08-21","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1070153","date":"2008-08-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3458627","date":"2014-08-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3580877","date":"2015-04-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"175420","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-08-21","completedDate":null,"violations":[{"number":"1070154","date":"2008-08-21","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1070153","date":"2008-08-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"448420","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-17","completedDate":"2018-06-12","violations":[{"number":"3458627","date":"2014-08-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"467191","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-01-29","completedDate":"2015-06-29","violations":[{"number":"3580877","date":"2015-04-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"24319","date":"2004-03-18","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"467191","date":"2015-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"467191","date":"2015-06-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"467191","date":"2015-06-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"448420","date":"2018-06-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"448420","date":"2018-06-12","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"448420","date":"2018-06-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"448420","date":"2018-06-12","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"448420","date":"2018-06-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"448420","date":"2018-06-12","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1}],"taxOwed":8910.31,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":8910.31,"principalDue":6470.35,"penaltyDue":431.12,"interestDue":924.47,"otherChargesDue":1084.37,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-05-19","assessmentYear":2022,"totalAssessment":752600,"taxableAssessment":135468,"exemptAbatementAssessment":617132,"homesteadValue":0,"netTaxAfterHomestead":1896.28,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98266842903222,"lng":-75.13154430881434,"geom":{"type":"Polygon","coordinates":[[[-75.131428522,39.982696551],[-75.131621341,39.982594591],[-75.131660389,39.982639457],[-75.131468308,39.982742402],[-75.131428522,39.982696551]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-006960","type":"Sprinkler Certification","inspectionDate":"2025-01-13","result":"Certified","expirationDate":"2026-01-13","buildingId":"1075625"},{"number":"BC-2025-019524","type":"Fire Alarm Certification","inspectionDate":"2025-06-10","result":"Certified","expirationDate":"2026-06-10","buildingId":"1075625"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":6,"baths":6,"stories":3,"lotArea":1300,"zoning":"RM1","grade":"B-","basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"6713 ADVENTURES PL, JONESTOWN TX, 78645","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62600,"taxable":62600,"land":4900,"improvement":57700,"taxableLand":4900,"taxableImprovement":57700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":62600,"taxable":62600,"land":4900,"improvement":57700,"taxableLand":4900,"taxableImprovement":57700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64400,"taxable":64400,"land":30268,"improvement":34132,"taxableLand":30268,"taxableImprovement":34132,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":752600,"taxable":135468,"land":135468,"improvement":617132,"taxableLand":135468,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":617132},{"y":2022,"v":752600,"taxable":135468,"land":135468,"improvement":617132,"taxableLand":135468,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":617132},{"y":2023,"v":548300,"taxable":109660,"land":109660,"improvement":438640,"taxableLand":109660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":438640},{"y":2024,"v":548300,"taxable":109660,"land":109660,"improvement":438640,"taxableLand":109660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":438640},{"y":2025,"v":795200,"taxable":159000,"land":159000,"improvement":636200,"taxableLand":159000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":636200},{"y":2026,"v":795200,"taxable":159000,"land":159000,"improvement":636200,"taxableLand":159000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":636200},{"y":2027,"v":807000,"taxable":645600,"land":161400,"improvement":645600,"taxableLand":161400,"taxableImprovement":484200,"exemptLand":0,"exemptImprovement":161400}],"taxNow":2226,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"787163","date":"2017-09-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"INTERIOR RENOVATION, FACADE REPLACEMENT AND 3RD FLOOR ADDITION TO AN EXISTING 2 STORY BUILDING"},{"number":"822848","date":"2017-10-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-10-30","scope":"FOR THE PARTIAL DEMOLITION (REAR AND FRONT) AND FOR A THIRD FLOOR ADDITION OF AN EXISTING ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 38 FEET) WITH FRONT BAY WINDOW( FULLY OUTSIDE PROPERTY LINES) AND WITH FRENCH BALCONY ON REAR SECOND AND THIRD FLOOR LEVEL. TO USE AS A THREE FAMILY (MULTI-FAMILY) HOUSEHOLD LIVING. (SIZE AND LOCATION AS SHOWN ON THE ATTACHED PLAN)."},{"number":"848256","date":"2018-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2018-09-10","scope":"SEAL LATERAL PA20180250772(MULTI FAMILY)\"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":"848651","date":"2018-02-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-02-23","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING BUILDING FOR USE AS A VACANT LOT."},{"number":"848658","date":"2018-02-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-06-12","scope":"FOR THE COMPLETE DEMOLITION OF A TWO (2) STORY EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"861330","date":"2018-04-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-09","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE (NTE 90 SQFT)(SIZE AND LOCATION AS SHOWN ON PLANS) FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (3) THREE UNITS) WITH (2) TWO ROOF DECKS (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"871563","date":"2018-04-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-30","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESS STRUCTURE (FOR MECHANICAL ACCESS ONLY) .SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS FOR USE AS MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING."},{"number":"852607","date":"2018-04-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH AN ACCESS STRUCTURE TO THE ROOF FOR MECHANICAL ACCESS ONLY. FOR USE AS A THREE (3) FAMILY DWELLING. ENTIRE BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED MEP WORK. SPECIAL INSPECTOR: JAY ROSEN & ERIC POULSON."},{"number":"875378","date":"2018-05-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-07","scope":"AMEND PERMIT NUMBER 852607 TO DOCUMENT THE CHANGE IN THE ESTIMATED COST OF WORK FROM 75,000 TO 325,000."},{"number":"875177","date":"2018-06-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-01-25","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT NEW THREE STORY BUILDING WITH THREE DWELLING UNITS TO INCLUDE NEW BACKFLOW PREVENTION ASSEMBLY AND 2-INCH FIRE SERVICE LINE."},{"number":"886121","date":"2018-06-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"INSTALL 5\" CURB TRAP/ FAI 4\" HOUSE DRAIN & 1\" WATER SERVICE PA 1 CALL 2018.1651135"},{"number":"901378","date":"2018-08-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-30","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"893974","date":"2018-11-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-24","scope":"INSTALL 400AMP SINGLE PHASE OVERHEAD SERVICE WITH METERS, PANELS & GROUNDING, INSTALL WIRE & NEW DEVICES, SWITCHES, RECEPTACLS, LIGHTS, SMOKES DETECTORS (ALL ELECTRICT NO GAS) AS PER 2008 NEC (EAST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"885027","date":"2018-12-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-25","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; 3 STORY STRUCTURE; 3 FAMILY DWELLING;ROOF ACCESS (STILL INCLUDED AS OF 8/23 BP#875378 INCOMPLETE); 6-WATER CLOSET, 6-LAVS, 6-BATHTUBS, 2-HUB DRAIN, 3-LAUNDRIES, 3-KITCHEN SINKS, 3-DISHWASHERS, 3-GARBAGE DISPOSAL, 3-HWH & STACK & INSIDE HOUSE DRAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"demo"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2025,"k":"sale","p":810000}],"rented":false,"licenses":[{"number":"669523","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"EDWARD  REINHART HARRY WEAVER","legalName":"EDWARD  REINHART HARRY WEAVER","address":"2028 E FLETCHER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-06-26","latestIssueDate":"2016-07-15","expirationDate":"2017-06-30","inactiveDate":null},{"number":"0983584","type":"Rental","status":"Expired","businessName":"Justin Brown","legalName":"Justin Brown","address":"2028 E FLETCHER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-07-11","latestIssueDate":"2025-07-11","expirationDate":"2026-07-10","inactiveDate":null}],"licenseActivity":[{"number":"0983584","type":"Rental","businessName":"Justin Brown","legalName":"Justin Brown","issuedDate":"2025-07-11","latestIssueDate":"2025-07-11","closureDate":"2026-07-10","expirationDate":"2026-07-10","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"669523","type":"Vacant Residential Property / Lot","businessName":"EDWARD  REINHART HARRY WEAVER","legalName":"EDWARD  REINHART HARRY WEAVER","issuedDate":"2015-06-26","latestIssueDate":"2016-07-15","closureDate":"2017-06-30","expirationDate":"2017-06-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1069% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $64,400 to $752,600","no permit shown in 2020-2022"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #787163: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 848256 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 13, 2026; Fire Alarm Certification: Certified through Jun 10, 2026","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$8,910.31 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"2 failed, 1 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jun 12, 2018.","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 #669523: 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 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"}]}