{"asOf":"2026-07-25T13:20:21.884Z","block":"2400-2499 E DAUPHIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-e-dauphin-st","address":"2405 E DAUPHIN ST","parcelNumber":"313091600","source":"https://property.phila.gov/?p=313091600","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"MICHAEL HUGHES REAL ESTAT","coOwner":null,"marketValue":240400,"landAssessment":48080,"improvementAssessment":192320,"livableArea":710,"yearBuilt":1875,"lastSale":{"price":1,"date":"2015-08-19T04:00:00Z"},"openViolations":2,"violations":[{"number":"2729709","date":"2013-03-01","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2729708","date":"2013-03-01","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-075342","date":"2021-10-26","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-05-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-030913","date":"2025-05-10","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-030914","date":"2025-05-10","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-051951","date":"2025-07-17","code":"A-301.1/15","title":"FOUNDATION","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051957","date":"2025-07-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"}],"violationCases":[{"number":"371312","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-03-03","completedDate":"2013-04-08","violations":[{"number":"2729709","date":"2013-03-01","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2729708","date":"2013-03-01","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-104608","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-26","completedDate":"2022-05-24","violations":[{"number":"VI-2021-075342","date":"2021-10-26","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-05-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-040897","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-05-10","completedDate":null,"violations":[{"number":"VI-2025-030913","date":"2025-05-10","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-030914","date":"2025-05-10","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-071310","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-17","completedDate":"2025-10-29","violations":[{"number":"VI-2025-051951","date":"2025-07-17","code":"A-301.1/15","title":"FOUNDATION","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-071525","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-07-17","completedDate":null,"violations":[{"number":"VI-2025-051957","date":"2025-07-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"371312","date":"2013-03-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"371312","date":"2013-04-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-104608","date":"2021-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-104608","date":"2022-05-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-040897","date":"2025-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071310","date":"2025-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071525","date":"2025-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-040897","date":"2025-07-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071310","date":"2025-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-071310","date":"2025-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-040897","date":"2026-03-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2025,"fails":6,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":41.06,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":41.06,"principalDue":33.56,"penaltyDue":2.01,"interestDue":1.76,"otherChargesDue":3.73,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-08-05","assessmentYear":2022,"totalAssessment":159800,"taxableAssessment":159800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2236.88,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97753595128114,"lng":-75.12566435249505,"geom":{"type":"Polygon","coordinates":[[[-75.125561222,39.977565629],[-75.125738593,39.977473391],[-75.125767483,39.977506273],[-75.125590112,39.977598512],[-75.125561222,39.977565629]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":2,"baths":1,"stories":2,"lotArea":825,"zoning":"RSA5","grade":"C","basement":"H","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2929 WEST AVE, OCEAN CITY NJ, 08226","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":55.6,"principal":51.18,"interest":0.76,"penalty":0.51}],"taxNet":55.6,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":100600,"taxable":100600,"land":9009,"improvement":91591,"taxableLand":9009,"taxableImprovement":91591,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":100600,"taxable":100600,"land":28168,"improvement":72432,"taxableLand":28168,"taxableImprovement":72432,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":100600,"taxable":100600,"land":28168,"improvement":72432,"taxableLand":28168,"taxableImprovement":72432,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":148300,"taxable":148300,"land":41524,"improvement":106776,"taxableLand":41524,"taxableImprovement":106776,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":159800,"taxable":159800,"land":44744,"improvement":115056,"taxableLand":44744,"taxableImprovement":115056,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":159800,"taxable":159800,"land":44744,"improvement":115056,"taxableLand":44744,"taxableImprovement":115056,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":159800,"taxable":159800,"land":44744,"improvement":115056,"taxableLand":44744,"taxableImprovement":115056,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":206000,"taxable":206000,"land":41200,"improvement":164800,"taxableLand":41200,"taxableImprovement":164800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":206000,"taxable":206000,"land":41200,"improvement":164800,"taxableLand":41200,"taxableImprovement":164800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":253000,"taxable":253000,"land":50600,"improvement":202400,"taxableLand":50600,"taxableImprovement":202400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":253000,"taxable":253000,"land":50600,"improvement":202400,"taxableLand":50600,"taxableImprovement":202400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":240400,"taxable":240400,"land":48080,"improvement":192320,"taxableLand":48080,"taxableImprovement":192320,"exemptLand":0,"exemptImprovement":0}],"taxNow":3541,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"458720","date":"2013-03-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-26","scope":"ROUGH OUT 2ND FL BATH (VANITY, SINK, TOILET), KITCHEN, WASHING MACHINE STAND PIPE, YARD DRAIN (SFD)"},{"number":"458749","date":"2013-03-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-26","scope":"710 SQUARE FEET OF INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB. 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. LICENSED CONTRACTOR TO BE LISTED ON PERMIT SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK."},{"number":"459122","date":"2013-03-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-09","scope":"REWIRE SINGLE FAMILY DWELLING"},{"number":"PP-2021-013110","date":"2021-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-27","scope":"Seal Lateral at Curb"},{"number":"DP-2021-001615","date":"2021-11-19","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-04-07","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING TWO (2) STORY ATTACHED STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, ADJACENT PROPERTIES, AND PUBLIC RIGHT-OF-WAY TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR ANY SIDEWALK ENCROACHMENT OR CLOSURE. 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2."},{"number":"ZP-2021-009745","date":"2021-11-19","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"ZP-2021-010964","date":"2022-02-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"RP-2021-016108","date":"2022-03-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-02-21","scope":"FOR THE ERECTION OF AN ATTACHED THREE STORY STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD PARTY AGENCY *ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. HVAC INSTALLATION IN ACCORDANCE WITH EZ PERMIT STANDARD."},{"number":"FP-2022-001754","date":"2022-09-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":"2025-02-21","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING TO INCLUDE A NEW ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED IN THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE RP-2021-016108 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2022-004578","date":"2022-12-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-02-21","scope":"Plumbing Permit (Water Distribution) for combo RP-2021-016108"},{"number":"PP-2022-004579","date":"2022-12-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-02-21","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2021-016108"},{"number":"PP-2022-004580","date":"2023-02-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-02-21","scope":"Plumbing Permit (Interior) for combo RP-2021-016108"},{"number":"EP-2022-002998","date":"2023-05-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-02-21","scope":"Electrical Permit for combo RP-2021-016108"},{"number":"RP-2025-003585","date":"2025-09-26","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2025-008506","date":"2026-02-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-003585"},{"number":"EP-2025-006272","date":"2026-04-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-003585"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×6"},{"y":2025,"k":"sale","p":385000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"230945","type":"Rental","status":"Inactive","businessName":"HUGHES ENTERPRISES INC","legalName":"HUGHES ENTERPRISES INC","address":"2405 E DAUPHIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-04-24","latestIssueDate":"2005-04-24","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"498922","type":"Rental","status":"Inactive","businessName":"HUGHES ENTERPRISES INC","legalName":"HUGHES ENTERPRISES INC","address":"2405 E DAUPHIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-04-20","latestIssueDate":"2012-09-28","expirationDate":"2013-02-28","inactiveDate":null},{"number":"681160","type":"Rental","status":"Inactive","businessName":"MICHAEL HUGHES REAL ESTATE LLC","legalName":"MICHAEL HUGHES REAL ESTATE LLC","address":"2405 E DAUPHIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-10-20","latestIssueDate":"2015-10-20","expirationDate":"2016-10-31","inactiveDate":"2016-12-30"}],"licenseActivity":[{"number":"681160","type":"Rental","businessName":"MICHAEL HUGHES REAL ESTATE LLC","legalName":"MICHAEL HUGHES REAL ESTATE LLC","issuedDate":"2015-10-20","latestIssueDate":"2015-10-20","closureDate":"2016-12-30","expirationDate":"2016-10-31","inactiveDate":"2016-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"498922","type":"Rental","businessName":"HUGHES ENTERPRISES INC","legalName":"HUGHES ENTERPRISES INC","issuedDate":"2005-04-24","latestIssueDate":"2012-09-28","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","$41 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"9 permits not marked completed: RP-2021-016108 (Expired), FP-2022-001754 (Issued), PP-2022-004578 (Expired), PP-2022-004579 (Expired), PP-2022-004580 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$41.06 was recorded in the City’s 2022-06 delinquency snapshot for 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 11, 2026.","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/"}],"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"}]}