{"asOf":"2026-07-26T11:40:56.803Z","block":"1800-1899 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-16th-st","address":"1826 N 16TH ST","parcelNumber":"321097501","source":"https://property.phila.gov/?p=321097501","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":"LOPSONZSKI 1826 N 16TH ST","coOwner":null,"marketValue":537000,"landAssessment":107400,"improvementAssessment":429600,"livableArea":3542,"yearBuilt":2012,"lastSale":{"price":58000,"date":"2010-11-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"939170","date":"2008-05-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"939171","date":"2008-05-08","code":"CP-312","title":"VUPD-HIGH WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"939172","date":"2008-05-08","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2050926","date":"2011-04-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2050925","date":"2011-04-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2491698","date":"2012-07-01","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511885","date":"2012-07-20","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511883","date":"2012-07-20","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511884","date":"2012-07-20","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2512173","date":"2012-07-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2021-008922","date":"2021-02-19","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-008923","date":"2021-02-19","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-008921","date":"2021-02-19","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"2511893","date":"2012-07-20","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2625969","date":"2012-10-10","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2625970","date":"2012-10-31","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"159074","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-05-08","completedDate":"2010-02-09","violations":[{"number":"939170","date":"2008-05-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"939171","date":"2008-05-08","code":"CP-312","title":"VUPD-HIGH WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"939172","date":"2008-05-08","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"274201","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-04-26","completedDate":"2012-08-29","violations":[{"number":"2050926","date":"2011-04-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2050925","date":"2011-04-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"336615","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-01","completedDate":"2012-08-11","violations":[{"number":"2491698","date":"2012-07-01","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511885","date":"2012-07-20","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511883","date":"2012-07-20","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511884","date":"2012-07-20","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"339975","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-22","completedDate":"2012-08-22","violations":[{"number":"2512173","date":"2012-07-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-011741","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-19","completedDate":"2021-04-12","violations":[{"number":"VI-2021-008922","date":"2021-02-19","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-008923","date":"2021-02-19","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-008921","date":"2021-02-19","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-04-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"412206","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2511893","date":"2012-07-20","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"401961","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2625969","date":"2012-10-10","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2625970","date":"2012-10-31","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":8,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"336615","date":"2012-06-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"336615","date":"2012-08-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"339975","date":"2012-08-20","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"339975","date":"2012-08-22","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"357360","date":"2012-10-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-011741","date":"2021-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011741","date":"2021-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011741","date":"2021-04-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":3},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98133963680998,"lng":-75.16091719253532,"geom":{"type":"Polygon","coordinates":[[[-75.160735902,39.981338978],[-75.160746449,39.981293621],[-75.161098036,39.981340553],[-75.16109031,39.981385533],[-75.160735902,39.981338978]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-009620","type":"Fire Alarm Certification","inspectionDate":"2024-04-08","result":"Certified","expirationDate":"2025-04-08","buildingId":"1002203"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":10,"baths":7,"stories":2,"lotArea":1650,"zoning":"RM1","grade":"A-","basement":"D","heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2542 W FAIRVIEW ST, ALLENTOWN PA, 18104","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A DETACHED THREE (3) STORY STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 35') WITH CELLAR FOR USE AS A THREE (3) FAMILY DWELLING. TO INCLUDE A 6' HIGH REAR FENCE.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-05-08","number":"17255","relatedPermit":"383587"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":450000,"taxable":10501,"land":10501,"improvement":439499,"taxableLand":10501,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":439499},{"y":2017,"v":450000,"taxable":64125,"land":64125,"improvement":385875,"taxableLand":64125,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":385875},{"y":2018,"v":450000,"taxable":64125,"land":64125,"improvement":385875,"taxableLand":64125,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":385875},{"y":2019,"v":598900,"taxable":85343,"land":85343,"improvement":513557,"taxableLand":85343,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":513557},{"y":2020,"v":619600,"taxable":88293,"land":88293,"improvement":531307,"taxableLand":88293,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":531307},{"y":2021,"v":619600,"taxable":88293,"land":88293,"improvement":531307,"taxableLand":88293,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":531307},{"y":2022,"v":619600,"taxable":88293,"land":88293,"improvement":531307,"taxableLand":88293,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":531307},{"y":2023,"v":619600,"taxable":619600,"land":88200,"improvement":531400,"taxableLand":88200,"taxableImprovement":531400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":619600,"taxable":619600,"land":88200,"improvement":531400,"taxableLand":88200,"taxableImprovement":531400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":537000,"taxable":537000,"land":107400,"improvement":429600,"taxableLand":107400,"taxableImprovement":429600,"exemptLand":0,"exemptImprovement":0}],"taxNow":10310,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"383587","date":"2012-05-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-29","scope":"ERECTION OF A THREE (3) STORY DETACHED STRUCTURE WITH CELLAR TO INCLUDE A 6' HIGH REAR FENCE ALL PER PLANS STAMPED BY THE ZONING BOARD OF ADJUSTMENT 5-8-12, SIZE & LOCATION AS SHOWN IN THE APPLICATION. THREE (3) FAMILY DWELLING."},{"number":"401961","date":"2012-05-31","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2012-12-28","scope":"NEW CONSTRUCTION OF A TRIPLEX AS PER PLAN."},{"number":"413822","date":"2012-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"ROUGH IN SANITARY WASTE TO ALL FIXTURES ROUGH IN WATER SUPPLY TO ALL FIXTURES 3 KITCHENS 6-WC 6-LAVS 6-SHOWERS 3HWH 3-WASH MACHINES"},{"number":"416738","date":"2012-07-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"INSTALL 3 HEAT PUMP UNITS INCLUDING D/W AND A/C (TRI-PLEX)"},{"number":"418099","date":"2012-07-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-21","scope":"INSTALL A NEW 5\" LATERAL INSTALL NEW 5X4 CURB TRAP FRESH AIR INLET INSTALL 3-3/4 WATER SERVICES PA20122061067 (MULTI FAMILY)"},{"number":"414897","date":"2012-07-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"INST 60 RECESS LTS 55 REC 156 FI OUT-L 2 EXT PHOTO LITS 25 SWT 8 3-WAY SWT 7 EXHAUST FANS 300AMP SVE W/ 4 GANG METER SOCKET W/ DISCONNECT BUILT IN 3-150 AMP PNL & 1-60AMP HOUSE PNL W/MAIN BREAKERS & GROUNDING ROD AS PER 2008 NEC (NO LOW VOLTAGE OR EXIT SIGNS)"},{"number":"412206","date":"2012-08-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-11-07","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH BACKFLOW PREVENTION DEVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT (THREE (3) FAMILY DWELLING)."},{"number":"420972","date":"2012-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-06","scope":"ALL NEW FIRE ALARM INSTALLATION ONLY AS PER NFPA 72 (TRIPLEX)"},{"number":"ZP-2022-009533","date":"2022-12-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a roof deck with roof deck access structure to an existing attached structure (size and location as shown int he plan)."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"New construction"},{"y":2012,"k":"viol","w":"8 L&I violations"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"}],"rented":true,"licenses":[{"number":"448521","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROBERT STEVENSON","legalName":"ROBERT STEVENSON","address":"1826 N 16TH ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2008-06-12","latestIssueDate":"2010-12-08","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"572632","type":"Rental","status":"Active","businessName":"LOPSONZSKI 1826 N 16TH ST LP","legalName":"LOPSONZSKI 1826 N 16TH ST LP","address":"1826 N 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2012-08-30","latestIssueDate":"2026-02-23","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"572632","type":"Rental","businessName":"LOPSONZSKI 1826 N 16TH ST LP","legalName":"LOPSONZSKI 1826 N 16TH ST LP","issuedDate":"2012-08-30","latestIssueDate":"2026-02-23","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"448521","type":"Vacant Residential Property / Lot","businessName":"ROBERT STEVENSON","legalName":"ROBERT STEVENSON","issuedDate":"2008-06-12","latestIssueDate":"2010-12-08","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17255: CLOSED · Granted with conditions; related permit 383587. Use permit #383587: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 8, 2025","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2542 W FAIRVIEW ST, ALLENTOWN PA, 18104).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 12, 2021.","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 #448521: Inactive since Dec 22, 2012","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":"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 16 historical violations across 7 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"}]}