{"asOf":"2026-07-26T19:03:59.089Z","block":"1800-1899 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-18th-st","address":"1820 N 18TH ST","parcelNumber":"321223805","source":"https://property.phila.gov/?p=321223805","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"BTM ON 18TH LLC","coOwner":null,"marketValue":1056400,"landAssessment":211200,"improvementAssessment":845200,"livableArea":5050,"yearBuilt":2021,"lastSale":{"price":232500,"date":"2020-06-11T04:00:00Z"},"openViolations":5,"violations":[{"number":"1056422","date":"2008-08-08","code":"FC-410.2/2","title":"FDC-BEGAN LICENSE PROCESS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1056423","date":"2008-08-08","code":"FC-410.2/1","title":"FDC-OBTAIN LICENSE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"VI-2022-014939","date":"2022-03-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-04-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-014940","date":"2022-03-07","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2022-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-014938","date":"2022-03-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-04-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-034542","date":"2025-05-20","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034535","date":"2025-05-20","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034555","date":"2025-05-20","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034549","date":"2025-05-20","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034548","date":"2025-05-20","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"173647","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-08-11","completedDate":"2010-09-30","violations":[{"number":"1056422","date":"2008-08-08","code":"FC-410.2/2","title":"FDC-BEGAN LICENSE PROCESS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1056423","date":"2008-08-08","code":"FC-410.2/1","title":"FDC-OBTAIN LICENSE","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-018214","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-07","completedDate":"2022-05-17","violations":[{"number":"VI-2022-014939","date":"2022-03-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-04-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-014940","date":"2022-03-07","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2022-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-014938","date":"2022-03-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-04-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-045042","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-05-19","completedDate":null,"violations":[{"number":"VI-2025-034542","date":"2025-05-20","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034535","date":"2025-05-20","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034555","date":"2025-05-20","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034549","date":"2025-05-20","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034548","date":"2025-05-20","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"173647","date":"2008-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"173647","date":"2010-09-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"173647","date":"2010-09-30","type":"HC FAMILY","status":"PASSED"},{"caseNumber":"CF-2022-018214","date":"2022-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-018214","date":"2022-05-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-045042","date":"2025-05-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":2},{"y":2022,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98169318688293,"lng":-75.16407992564467,"geom":{"type":"Polygon","coordinates":[[[-75.163899108,39.981697025],[-75.163909883,39.981644638],[-75.164262759,39.981692952],[-75.164253055,39.981740899],[-75.163899108,39.981697025]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-004458","type":"Sprinkler Certification","inspectionDate":"2021-09-17","result":"Certified","expirationDate":"2022-09-17","buildingId":"1006904"},{"number":"BC-2022-009953","type":"Fire Alarm Certification","inspectionDate":"2022-04-22","result":"Certified","expirationDate":"2023-04-22","buildingId":"1006904"},{"number":"BC-2023-009718","type":"Fire Alarm Certification","inspectionDate":"2023-03-17","result":"Certified","expirationDate":"2024-03-17","buildingId":"1006904"},{"number":"BC-2024-001723","type":"Sprinkler Certification","inspectionDate":"2023-12-08","result":"Certified","expirationDate":"2024-12-08","buildingId":"1006904"},{"number":"BC-2024-012077","type":"Fire Alarm Certification","inspectionDate":"2024-03-25","result":"Certified","expirationDate":"2025-03-25","buildingId":"1006904"},{"number":"BC-2025-007561","type":"Sprinkler Certification","inspectionDate":"2024-12-23","result":"Certified","expirationDate":"2025-12-23","buildingId":"1006904"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":2,"baths":1,"stories":2,"lotArea":1896,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1533 35 N SYDENHAM ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":85800,"taxable":55800,"land":12516,"improvement":73284,"taxableLand":12516,"taxableImprovement":43284,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":85800,"taxable":55800,"land":12870,"improvement":72930,"taxableLand":12870,"taxableImprovement":42930,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":85800,"taxable":55800,"land":12870,"improvement":72930,"taxableLand":12870,"taxableImprovement":42930,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":119300,"taxable":79300,"land":17895,"improvement":101405,"taxableLand":17895,"taxableImprovement":61405,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":123400,"taxable":78400,"land":18412,"improvement":104988,"taxableLand":18412,"taxableImprovement":59988,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":123400,"taxable":78400,"land":18412,"improvement":104988,"taxableLand":18412,"taxableImprovement":59988,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":1100000,"taxable":154000,"land":154000,"improvement":946000,"taxableLand":154000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":946000},{"y":2023,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2024,"v":1100000,"taxable":220000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":880000},{"y":2025,"v":1010400,"taxable":202080,"land":202080,"improvement":808320,"taxableLand":202080,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":808320},{"y":2026,"v":1010400,"taxable":202080,"land":202080,"improvement":808320,"taxableLand":202080,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":808320},{"y":2027,"v":1056400,"taxable":211200,"land":211200,"improvement":845200,"taxableLand":211200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":845200}],"taxNow":2829,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1023323","date":"2019-10-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"SEAL LATERAL PA20193012724 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"1038266","date":"2020-01-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-03","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE TO VACANT LOT."},{"number":"1038265","date":"2020-01-22","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2020-10-02","scope":"COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO-STORY, MASONRY AND WOOD RESIDENTIAL BUILDING BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"1045183","date":"2020-08-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-004399","date":"2020-08-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-12-20","scope":"For the erection of an attached structure (w/roof decks and pilot houses enclosing access stairs only), size and location as shown on plan/application."},{"number":"CP-2020-005575","date":"2020-11-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-20","scope":"NEW CONSTRUCTION OF AN ATTACHED FOUR (4) STORY, FOUR (4) FAMILY DWELLING WITH TWO (2) PRIVATE ROOF DECKS WITH PILOT HOUSES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED AND INCLUDE STANDPIPES PER NFPA 14. WORK TO INCLUDE CONSTRUCTION SHORING AND UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"FP-2021-001457","date":"2021-06-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-29","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH TWO (2) INCH BACKFLOW PREVENTERS AND AUTOMATIC FIRE SUPPRESSION AS PER NFPA 13R SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."},{"number":"MP-2021-004169","date":"2021-07-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-29","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A NEW CONSTRUCTION MULTI-FAMILY DWELLING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2021-012432","date":"2021-07-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-29","scope":"curb trap/water distribution to interior foundation FAI MAIN DRAIN"},{"number":"EP-2021-005321","date":"2021-07-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-17","scope":"Install 400 Amp service, wiring/devices throughout including 120 volt interconnected smoke alarms, ARC fault breakers, Install complete fire alarm system w/ low frequency sound in all sleeping areas(living rms and bedrooms) tamper switch,flow switch wiring/devices throughout, horn strobes, smoke, pull stations . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC and 2018 PHILA FIRE CODE,2016 NFPA-72."},{"number":"PP-2021-012271","date":"2021-07-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-20","scope":"Installing 52 Fixtures & 4 Washer Machines"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"demo"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"338639","type":"Rental","status":"Inactive","businessName":"HABITAT FOR HUMANITY PHIL","legalName":"HABITAT FOR HUMANITY PHIL","address":"1820 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-09-27","latestIssueDate":"2005-09-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"888059","type":"Rental","status":"Inactive","businessName":"BTM on 18th LLC","legalName":"BTM on 18th LLC","address":"1820 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2022-02-21","latestIssueDate":"2025-05-07","expirationDate":"2026-02-20","inactiveDate":"2026-04-21"}],"licenseActivity":[{"number":"888059","type":"Rental","businessName":"BTM on 18th LLC","legalName":"BTM on 18th LLC","issuedDate":"2022-02-21","latestIssueDate":"2025-05-07","closureDate":"2026-04-21","expirationDate":"2026-02-20","inactiveDate":"2026-04-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"338639","type":"Rental","businessName":"HABITAT FOR HUMANITY PHIL","legalName":"HABITAT FOR HUMANITY PHIL","issuedDate":"2005-09-27","latestIssueDate":"2005-09-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["5 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1038266: 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":"2 permits not marked completed: 1038265 (Expired), 1045183 (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":"5 open L&I violations","finding":"10 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 23, 2025; Fire Alarm Certification: Certified through Mar 25, 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-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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 20, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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"}]}