{"asOf":"2026-07-24T00:40:19.270Z","block":"2800-2899 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-diamond-st","address":"2835 DIAMOND ST","parcelNumber":"323126000","source":"https://property.phila.gov/?p=323126000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"DISCOVERY PROPERTY HOLDINGS LLC","coOwner":null,"marketValue":462400,"landAssessment":92480,"improvementAssessment":369920,"livableArea":2614,"yearBuilt":1915,"lastSale":{"price":100000,"date":"2022-12-06T05:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2020-009979","date":"2020-06-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-009980","date":"2020-06-11","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-009981","date":"2020-06-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2021-09-24","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2020-009982","date":"2020-06-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-064952","date":"2023-08-28","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-28","resolution":"WARNING ISSUED"},{"number":"VI-2023-082824","date":"2023-10-23","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-10-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-025089","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2020-06-11","completedDate":null,"violations":[{"number":"VI-2020-009979","date":"2020-06-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-009980","date":"2020-06-11","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-009981","date":"2020-06-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2021-09-24","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2020-009982","date":"2020-06-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-088289","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-28","completedDate":"2023-08-29","violations":[{"number":"VI-2023-064952","date":"2023-08-28","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-28","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-110697","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-10-23","completedDate":null,"violations":[{"number":"VI-2023-082824","date":"2023-10-23","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-10-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":4,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-025089","date":"2020-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-025089","date":"2020-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-025089","date":"2021-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-088289","date":"2023-08-28","type":null,"status":null},{"caseNumber":"CF-2023-110697","date":"2023-10-23","type":null,"status":null}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":1,"passes":0}],"taxOwed":7625.01,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":7625.01,"principalDue":4592.6,"penaltyDue":431,"interestDue":1428.35,"otherChargesDue":1173.06,"yearsOwed":8,"oldestYearOwed":2014,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-10-01","assessmentYear":2022,"totalAssessment":79600,"taxableAssessment":79600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1114.24,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98796844878168,"lng":-75.18008432893697,"geom":{"type":"Polygon","coordinates":[[[-75.180031043,39.988066254],[-75.180076639,39.987862055],[-75.180137314,39.987870151],[-75.180092555,39.988074418],[-75.180031043,39.988066254]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-019398","type":"Fire Alarm Certification","inspectionDate":"2023-09-20","result":"Certified","expirationDate":"2024-09-20","buildingId":"1176343"},{"number":"BC-2024-025457","type":"Sprinkler Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1176343"},{"number":"BC-2024-022368","type":"Fire Alarm Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1176343"},{"number":"BC-2025-020258","type":"Sprinkler Certification","inspectionDate":"2025-07-17","result":"Certified","expirationDate":"2026-07-17","buildingId":"1176343"},{"number":"BC-2025-019711","type":"Fire Alarm Certification","inspectionDate":"2025-07-24","result":"Certified","expirationDate":"2026-07-24","buildingId":"1176343"},{"number":"BC-2026-019179","type":"Fire Alarm Certification","inspectionDate":"2026-07-07","result":"Certified","expirationDate":"2027-07-07","buildingId":"1176343"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1224,"zoning":"RM1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2220 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":1063.2,"principal":724.36,"interest":141.25,"penalty":50.71},{"year":2015,"total":1043.88,"principal":764.34,"interest":80.25,"penalty":53.5},{"year":2016,"total":959.42,"principal":798.45,"interest":11.98,"penalty":7.98}],"taxNet":3066.5,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":49600,"taxable":49600,"land":4985,"improvement":44615,"taxableLand":4985,"taxableImprovement":44615,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":49600,"taxable":49600,"land":14186,"improvement":35414,"taxableLand":14186,"taxableImprovement":35414,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":49600,"taxable":49600,"land":14186,"improvement":35414,"taxableLand":14186,"taxableImprovement":35414,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":41500,"taxable":41500,"land":11869,"improvement":29631,"taxableLand":11869,"taxableImprovement":29631,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":79600,"taxable":79600,"land":20696,"improvement":58904,"taxableLand":20696,"taxableImprovement":58904,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":79600,"taxable":79600,"land":20696,"improvement":58904,"taxableLand":20696,"taxableImprovement":58904,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":79600,"taxable":79600,"land":20696,"improvement":58904,"taxableLand":20696,"taxableImprovement":58904,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":279400,"taxable":279400,"land":55800,"improvement":223600,"taxableLand":55800,"taxableImprovement":223600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":698000,"taxable":170000,"land":139600,"improvement":558400,"taxableLand":139600,"taxableImprovement":30400,"exemptLand":0,"exemptImprovement":528000},{"y":2025,"v":698000,"taxable":170000,"land":139600,"improvement":558400,"taxableLand":139600,"taxableImprovement":30400,"exemptLand":0,"exemptImprovement":528000},{"y":2026,"v":698000,"taxable":170000,"land":139600,"improvement":558400,"taxableLand":139600,"taxableImprovement":30400,"exemptLand":0,"exemptImprovement":528000},{"y":2027,"v":462400,"taxable":112619,"land":92480,"improvement":369920,"taxableLand":92480,"taxableImprovement":20139,"exemptLand":0,"exemptImprovement":349781}],"taxNow":2380,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-010697","date":"2022-12-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-12-11","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Interior demo of the property of the non-load bearing partition walls per EZ standard"},{"number":"ZP-2022-013886","date":"2022-12-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-007164","date":"2023-02-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-28","scope":"FOR LEVEL III INTERIOR ALTERATIONS WITH A COMPLETE CHANGE IN USE & OCCUPANCY CLASSIFICATION TO A THREE (3) FAMILY DWELLING (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. **NO UNDERPINNING THIS PERMIT**"},{"number":"PP-2023-001982","date":"2023-02-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-28","scope":"install water lines and drain lines for 6 toilets, 6 lavatory,6 tub/shower and 3 kitchens"},{"number":"MP-2023-000707","date":"2023-02-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (SELF CONTAINED UNITS DUCTWORK (2) 2,5 TON HEATPUMPS 14 SEER (2) 2,5 TON AIR HANDLERS WITH 10 KW BACK UP (1) MINI SPLIT SYSTEM 12,000 BTU 19 SEER)."},{"number":"FP-2023-000489","date":"2023-03-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-28","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2023-001637","date":"2023-03-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-22","scope":"INSTALL A 400 AMP 120/240V 1 PHASE SERVICE, (4) GANG METER BANK, (3) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK."},{"number":"PP-2023-010605","date":"2023-07-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-02-05","scope":"install new curb trap/fai footway PA20230891596"}],"storyTag":"New construction","storyDelta":4,"timeline":[{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"sale","p":100000},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"216294","type":"Rental","status":"Inactive","businessName":"LEON M HILL JR","legalName":"LEON M HILL JR","address":"2835 DIAMOND ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2003-03-21","latestIssueDate":"2003-03-21","expirationDate":"2004-02-29","inactiveDate":null},{"number":"261897","type":"Rental","status":"Inactive","businessName":"HARRIET A CARTER","legalName":"HARRIET A CARTER","address":"2835 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-03","latestIssueDate":"2007-03-09","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"935269","type":"Rental","status":"Active","businessName":"Discovery Property Holdings LLC","legalName":"Discovery Property Holdings LLC","address":"2835 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-10-10","latestIssueDate":"2025-09-02","expirationDate":"2026-10-09","inactiveDate":null}],"licenseActivity":[{"number":"935269","type":"Rental","businessName":"Discovery Property Holdings LLC","legalName":"Discovery Property Holdings LLC","issuedDate":"2023-10-10","latestIssueDate":"2025-09-02","closureDate":null,"expirationDate":"2026-10-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"261897","type":"Rental","businessName":"HARRIET A CARTER","legalName":"HARRIET A CARTER","issuedDate":"2004-05-03","latestIssueDate":"2007-03-09","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"216294","type":"Rental","businessName":"LEON M HILL JR","legalName":"LEON M HILL JR","issuedDate":"2003-03-21","latestIssueDate":"2003-03-21","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["4 open L&I violations","$7,625 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"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 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: GM-2022-010697 (Expired), PP-2023-010605 (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":"4 open L&I violations","finding":"6 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":"Fire Alarm Certification: Certified through Jul 7, 2027; Sprinkler Certification: Certified through Jul 17, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$7,625.01 was recorded in the City’s 2022-06 delinquency snapshot for 2014–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 23, 2023.","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/"}],"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"}]}