{"asOf":"2026-07-26T02:43:20.655Z","block":"1200-1299 N 60TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-n-60th-st","address":"1237 N 60TH ST","parcelNumber":"342187800","source":"https://property.phila.gov/?p=342187800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"WISE HOLDING GROUP LLC","coOwner":null,"marketValue":378200,"landAssessment":75640,"improvementAssessment":302560,"livableArea":2006,"yearBuilt":1915,"lastSale":{"price":75000,"date":"2021-03-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"789214","date":"2008-01-03","code":"PM-302.2/1","title":"EXT 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A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"213219","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-09-04","completedDate":"2011-10-06","violations":[{"number":"1990181","date":"2009-09-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":null,"resolutionDate":null,"resolution":null},{"number":"1990180","date":"2009-09-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":null,"resolutionDate":null,"resolution":null},{"number":"1990179","date":"2009-09-04","code":"A-503.2/2","title":"PROSEC- STD INFO","status":null,"resolutionDate":null,"resolution":null},{"number":"1990178","date":"2009-09-04","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":null,"resolutionDate":null,"resolution":null}]},{"number":"300888","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-10-06","completedDate":null,"violations":[{"number":"2360511","date":"2011-10-06","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2360512","date":"2011-10-06","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"491720","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-07-16","completedDate":"2018-10-22","violations":[{"number":"4305274","date":"2015-07-16","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"4305275","date":"2015-07-16","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"624678","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-03-09","completedDate":"2018-06-05","violations":[{"number":"4608216","date":"2018-02-27","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4608218","date":"2018-02-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4608217","date":"2018-02-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"624680","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-03-09","completedDate":"2018-06-19","violations":[{"number":"4628948","date":"2018-02-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"660176","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-10-22","completedDate":"2019-02-12","violations":[{"number":"4848118","date":"2018-10-19","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4848117","date":"2018-10-19","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4848116","date":"2018-10-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":4,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2018,"n":7,"worst":"EXTERIOR STRUCT UNSAFE COND 12"}],"investigations":[{"caseNumber":"84346","date":"2006-10-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"140879","date":"2008-01-04","type":"BRU INSP","status":"FAILED"},{"caseNumber":"84346","date":"2008-05-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"84346","date":"2008-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"140879","date":"2009-03-17","type":"BRU INSP","status":"PASSED"},{"caseNumber":"213219","date":"2009-08-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"213219","date":"2009-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"213219","date":"2009-09-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"84346","date":"2010-07-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"213219","date":"2011-10-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"300888","date":"2011-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"300888","date":"2011-12-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"300888","date":"2012-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"300888","date":"2012-02-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"300888","date":"2014-05-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"491720","date":"2015-07-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"491720","date":"2016-05-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"491720","date":"2017-05-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"624680","date":"2018-02-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624678","date":"2018-02-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624678","date":"2018-04-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"624680","date":"2018-04-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624680","date":"2018-06-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"491720","date":"2018-10-19","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"660176","date":"2018-10-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"660176","date":"2019-02-11","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":3,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":4,"passes":2},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970897792451446,"lng":-75.23903127905074,"geom":{"type":"Polygon","coordinates":[[[-75.238875371,39.970891903],[-75.239181603,39.97085908],[-75.239189817,39.970902105],[-75.238884122,39.970937439],[-75.238875371,39.970891903]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":5,"baths":5,"stories":3,"lotArea":1376,"zoning":"RM1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"645 N 36TH ST UNIT C, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted","date":"2021-09-21","number":"ZP-2021-004136","relatedPermit":"ZP-2021-004136"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35000,"taxable":35000,"land":6742,"improvement":28258,"taxableLand":6742,"taxableImprovement":28258,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":35000,"taxable":35000,"land":7875,"improvement":27125,"taxableLand":7875,"taxableImprovement":27125,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":35000,"taxable":35000,"land":7875,"improvement":27125,"taxableLand":7875,"taxableImprovement":27125,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":44400,"taxable":44400,"land":9990,"improvement":34410,"taxableLand":9990,"taxableImprovement":34410,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":46100,"taxable":46100,"land":10372,"improvement":35728,"taxableLand":10372,"taxableImprovement":35728,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":46100,"taxable":46100,"land":10372,"improvement":35728,"taxableLand":10372,"taxableImprovement":35728,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":46100,"taxable":46100,"land":10372,"improvement":35728,"taxableLand":10372,"taxableImprovement":35728,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":71900,"taxable":71900,"land":14380,"improvement":57520,"taxableLand":14380,"taxableImprovement":57520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":71900,"taxable":71900,"land":14380,"improvement":57520,"taxableLand":14380,"taxableImprovement":57520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":400000,"taxable":90000,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":10000,"exemptLand":0,"exemptImprovement":310000},{"y":2026,"v":400000,"taxable":90000,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":10000,"exemptLand":0,"exemptImprovement":310000},{"y":2027,"v":378200,"taxable":85095,"land":75640,"improvement":302560,"taxableLand":75640,"taxableImprovement":9455,"exemptLand":0,"exemptImprovement":293105}],"taxNow":1260,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2021-003712","date":"2021-06-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-06-22","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. -Vacant Property- *Separate permit required for alterations*"},{"number":"ZP-2021-004136","date":"2021-09-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-007709","date":"2022-03-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-25","scope":"FOR CHANGE OF OCCUPANCY TO R-2 AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITION, STAIRS, FIXTURES, FURNISHINGS, FINISHES, FLOOR/CEILING ASSEMBLIES, AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2022-010880","date":"2023-01-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-13","scope":"INSTALL A 400 AMP SERVICE, (5) GANG METER BANK, (2) 200 AMP PANELS & FEEDERS, (2) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & FOUR DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2023-000453","date":"2023-05-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-25","scope":"INSTALL ONE (1) NEW FIRE SUPPRESSION SYSTEM TO INCLUDE A 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE EXISTING BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-008414","date":"2023-08-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-25","scope":"INSTALL 6 WATER CLOSETS, 6 LAVATORIES, 6 SHOWER/TUBS, 5 FLOOR DRAINS, 4 KITCHEN SINKS, 4 HOT WATER HEATERS, 1 BACKFLOW PREVENTER 2 WASHING MACHINE BOXES AND 2 ROOF DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-002980","date":"2023-09-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-25","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"7 L&I violations incl EXTERIOR STRUCT UNSAFE COND 12"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":75000},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"0958002","type":"Rental","status":"Active","businessName":"Wise Holding Group LLC","legalName":"Wise Holding Group LLC ","address":"1237 N 60TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2024-08-05","latestIssueDate":"2025-09-04","expirationDate":"2026-08-04","inactiveDate":null}],"licenseActivity":[{"number":"0958002","type":"Rental","businessName":"Wise Holding Group LLC","legalName":"Wise Holding Group LLC ","issuedDate":"2024-08-05","latestIssueDate":"2025-09-04","closureDate":null,"expirationDate":"2026-08-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 456% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $71,900 to $400,000","no permit shown in 2024-2026"],"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":"Appeal #ZP-2021-004136: Completed · Granted; related permit ZP-2021-004136.","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":"1 permit not marked completed: GM-2021-003712 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"17 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 11, 2019.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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"}]}