{"asOf":"2026-07-27T12:34:14.254Z","block":"1800-1899 N GRATZ ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-gratz-st","address":"1811 N GRATZ ST","parcelNumber":"321237201","source":"https://property.phila.gov/?p=321237201","ownerType":"owner-occupied","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":"NGOUBILLY NOEL","coOwner":null,"marketValue":464600,"landAssessment":92920,"improvementAssessment":371680,"livableArea":2907,"yearBuilt":2016,"lastSale":{"price":null,"date":"2020-11-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"3609129","date":"2015-06-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3609130","date":"2015-06-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757021","date":"2015-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757023","date":"2015-09-09","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757022","date":"2015-09-09","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757019","date":"2015-09-09","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757020","date":"2015-09-09","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757025","date":"2015-12-16","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757024","date":"2015-12-16","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757026","date":"2015-12-16","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3948735","date":"2016-05-24","code":"A-302.10/33","title":"PERME- WK DOES NOT CONFORM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3948736","date":"2016-05-24","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952461","date":"2016-05-26","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952463","date":"2016-05-26","code":"E-1201.1/407","title":"FIXTURE-NEAR COMBUST/INSUL MAT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3813527","date":"2015-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3988924","date":"2016-05-26","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"487312","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-06-24","completedDate":"2015-07-30","violations":[{"number":"3609129","date":"2015-06-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3609130","date":"2015-06-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"501449","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-09-09","completedDate":"2016-01-15","violations":[{"number":"3757021","date":"2015-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757023","date":"2015-09-09","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757022","date":"2015-09-09","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757019","date":"2015-09-09","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757020","date":"2015-09-09","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757025","date":"2015-12-16","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757024","date":"2015-12-16","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3757026","date":"2015-12-16","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"535038","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-05-24","completedDate":"2016-07-05","violations":[{"number":"3948735","date":"2016-05-24","code":"A-302.10/33","title":"PERME- WK DOES NOT CONFORM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3948736","date":"2016-05-24","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"535784","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-05-26","completedDate":"2016-06-03","violations":[{"number":"3952461","date":"2016-05-26","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952463","date":"2016-05-26","code":"E-1201.1/407","title":"FIXTURE-NEAR COMBUST/INSUL MAT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"611710","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3813527","date":"2015-09-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"637375","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3988924","date":"2016-05-26","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":11,"worst":null},{"y":2016,"n":5,"worst":null}],"investigations":[{"caseNumber":"501449","date":"2015-09-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"501449","date":"2015-10-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"501449","date":"2015-10-30","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"501449","date":"2016-01-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"535038","date":"2016-05-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"535784","date":"2016-05-26","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"535784","date":"2016-06-03","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"535038","date":"2016-07-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98165168565628,"lng":-75.16440976076659,"geom":{"type":"Polygon","coordinates":[[[-75.164273843,39.981637911],[-75.16427917,39.981614125],[-75.164548346,39.981648947],[-75.16453936,39.981688464],[-75.164270197,39.981653352],[-75.164273843,39.981637911]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-013489","type":"Sprinkler Certification","inspectionDate":"2024-05-08","result":"Certified","expirationDate":"2025-05-08","buildingId":"1543078"},{"number":"BC-2025-012785","type":"Sprinkler Certification","inspectionDate":"2025-05-08","result":"Certified","expirationDate":"2026-05-08","buildingId":"1543078"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":7,"baths":7,"stories":3,"lotArea":1232,"zoning":"RM1","grade":"B+","basement":"A","heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1811 N GRATZ ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS FROM THREE (3) EXISTING LOTS (CURRENTLY WITH TWO (2) BOARD OF REVISION OF TAXES ACCOUNTS) WITH PROPOSED \"1811\" TO REMAIN AS A VACANT LOT. PROPOSED \"1813\" LOT WITH EXISTING STRUCT","status":"CLOSED","outcome":"Granted","date":"2010-10-26","number":"12976","relatedPermit":"288569"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7800,"taxable":7800,"land":7800,"improvement":0,"taxableLand":7800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":500000,"taxable":70000,"land":70000,"improvement":430000,"taxableLand":70000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":430000},{"y":2018,"v":500000,"taxable":70000,"land":70000,"improvement":430000,"taxableLand":70000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":430000},{"y":2019,"v":207800,"taxable":29092,"land":29092,"improvement":178708,"taxableLand":29092,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":178708},{"y":2020,"v":523300,"taxable":74570,"land":74570,"improvement":448730,"taxableLand":74570,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448730},{"y":2021,"v":523300,"taxable":74570,"land":74570,"improvement":448730,"taxableLand":74570,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448730},{"y":2022,"v":523300,"taxable":74570,"land":74570,"improvement":448730,"taxableLand":74570,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448730},{"y":2023,"v":523300,"taxable":74500,"land":74500,"improvement":448800,"taxableLand":74500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448800},{"y":2024,"v":523300,"taxable":74500,"land":74500,"improvement":448800,"taxableLand":74500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448800},{"y":2025,"v":564700,"taxable":112900,"land":112900,"improvement":451800,"taxableLand":112900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":451800},{"y":2026,"v":564700,"taxable":225850,"land":112900,"improvement":451800,"taxableLand":112900,"taxableImprovement":112950,"exemptLand":0,"exemptImprovement":338850},{"y":2027,"v":464600,"taxable":464600,"land":92920,"improvement":371680,"taxableLand":92920,"taxableImprovement":371680,"exemptLand":0,"exemptImprovement":0}],"taxNow":3161,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"308943","date":"2010-11-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-11-08","scope":"USE REGISTRATION - VACANT LOT (NOT REQUIRED)"},{"number":"288569","date":"2010-11-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-11-08","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS FROM THREE (3) LOTS (CURRENTLY WITH 2 BRT ACCOUNTS) - EXISTING SINGLE-FAMILY DWELLING ON 1813 N GRATZ, NO NEW CONSTRUCTION PROPOSED"},{"number":"581942","date":"2015-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-01-08","scope":"FOR THE ERECTION OF A NEW THREE STORY BUILDING WITH THREE DWELLING UNITS AT CELLAR-THIRD FLOOR WITH ROOF DECK AND PILOT HOUSE(TO CONTAIN STAIRS AND LANDING."},{"number":"611710","date":"2015-07-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"NEW CONSTRUCTION OF A THREE STORY BUILDING WITH ROOF DECK, PILOT HOUSE. UNDERPINNING, PROTECTION OF ADJACENT FOUNDATIONS AND SITE EXCAVATION SPECIAL INSPECTION BY REGISTERED ENGINEERS OF RECORD. BUILDING FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC SPRINKLRS."},{"number":"637375","date":"2015-10-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"INSTALL 300AMP, 240VOLT SINGLE PHASE 4 GANG METE4R SOCKET, 1-100AMP 3-150AMP PANELS, LIGHTS, SWITCHES, RECEPTS, AC RANGE, WATER HEATER OUTLETS, SMOKES/CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT) NO FIRE ALARM SYSTEM ON THIS PERMIT"},{"number":"637377","date":"2015-10-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"INTERIOR PLUMBING CONSTRUCTION FOR A NEW (3)STORY (3)FAMILY DWELLING WITH A ROOF DECK TO A POINT 5'-0\" OUTSIDE ONLY - ABOVE-GRADE WATER SUPPLY PIPING MUST BE A MINIMUM OF TYPE \"M\" COPPER TUBING, \"CPVC\" COMPLYING WITH SECTION P-809.2 OF THE PHILA PLUMBING CODE 2004 OR \"PEX\" COMPLYING WITH THE DEPARTMENT'S CODE BULLETIN OF INFORMATON NO. 0901 R3 - VENT PIPING AT THE ROOF DECK MUST BE A MINIMUM OF 7'-0\" ABOVE THE WALKING SURFACE PER SECTION P-1103.4.1"},{"number":"655811","date":"2016-01-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-09-14","scope":"AMEND PRIOR BUILDING PERMIT #611710 TO REFLECT CHANGE IN PLANS AS INDICATED, STEPS, FOUNDATION, DIMENSIONS, STREETS DEPARMENT NOTES, AS INDICATED AND TO COMPLY WITH ALL ISSUED VIOLATIONS. OBTAIN PROPER R.O.W CLOSURE PERMITS FROM STREETS DEPARTMENT FOR FENCING ETC. NEW CONSTRUCTION 3-4 STY WITH ROOF DECK, PILOT HOUSE. UNDERPINNING, PROTECTION OF ADJACENT FOUNDATIONS AND SITE EXCAVATION SPECIAL INSPECTION BY REGISTERED ENGINEERS OF RECORD. BUILDING FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC SPRINKLRS."},{"number":"662604","date":"2016-01-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"INSTALLATION OF (3) HVAC UNITS (INCLUDING DUCTWORK AND ASSOCIATED ACCESSORIES). NO PENETRATION OF FIRE RATED WALLS. SELF-CONTAINED UNITS. THREE FAMILY DWELLING"},{"number":"674681","date":"2016-03-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-30","scope":"INSTALLING 5\" LATERAL,CURB TRAP,HOUSE DRAIN,AND 1.5 DOMESTIC WATER LINE PA20160470659 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"683244","date":"2016-05-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2\") FIRE SERVICE LINE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13-R THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT (THREE (3) DWELLING UNITS). SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK."},{"number":"694928","date":"2016-07-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"NEW FIRE ALARM SYSTEM, TO INCLUDE MAIN PFIRE PANEL, STROBE HORNS, SMOKES, PULL STATIONS AND ROOM HORN AS PER NFPA 72 (NORTH DISTRICT)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"New construction"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2017,"k":"sale","p":450000}],"rented":false,"licenses":[{"number":"742131","type":"Rental","status":"Inactive","businessName":"LI HUA LIU & SHAO JIANG ZHANG","legalName":"LI HUA LIU & SHAO JIANG ZHANG","address":"1811 N GRATZ ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2017-06-14","latestIssueDate":"2019-05-30","expirationDate":"2020-06-13","inactiveDate":"2020-08-12"}],"licenseActivity":[{"number":"742131","type":"Rental","businessName":"LI HUA LIU & SHAO JIANG ZHANG","legalName":"LI HUA LIU & SHAO JIANG ZHANG","issuedDate":"2017-06-14","latestIssueDate":"2019-05-30","closureDate":"2020-08-12","expirationDate":"2020-06-13","inactiveDate":"2020-08-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 152% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $207,800 to $523,300","no permit shown in 2019-2021"],"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 #308943: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 8, 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":"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":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 5, 2016.","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":"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 16 historical violations across 6 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"}]}