{"asOf":"2026-07-24T18:55:29.243Z","block":"2100-2199 MANTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-manton-st","address":"2127 MANTON ST","parcelNumber":"361054900","source":"https://property.phila.gov/?p=361054900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"GRAY CHRISTIAN","coOwner":"MALONEY ALICIA","marketValue":438900,"landAssessment":87780,"improvementAssessment":351120,"livableArea":1628,"yearBuilt":1925,"lastSale":{"price":504000,"date":"2024-07-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"211954049","date":"2018-10-05","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211953356","date":"2018-10-05","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954047","date":"2018-10-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954013","date":"2018-10-05","code":"PM15-304.11","title":"EXTERIOR STRUCT CHIM TOWERS","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211953358","date":"2018-10-05","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954051","date":"2018-10-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-036679","date":"2021-06-09","code":"PM15-306.1(3)","title":"ALUMINUM COMPONENTS","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-036678","date":"2021-06-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036680","date":"2021-06-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-056095","date":"2022-08-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-056096","date":"2022-08-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-056097","date":"2022-08-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-054302","date":"2023-07-25","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-054301","date":"2023-07-25","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-054701","date":"2023-07-26","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2023-07-26","resolution":"SVN ISSUED"}],"violationCases":[{"number":"658239","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-10-05","completedDate":"2021-06-10","violations":[{"number":"211954049","date":"2018-10-05","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211953356","date":"2018-10-05","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954047","date":"2018-10-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954013","date":"2018-10-05","code":"PM15-304.11","title":"EXTERIOR STRUCT CHIM TOWERS","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211953358","date":"2018-10-05","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954051","date":"2018-10-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2021-06-09","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2021-050165","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-10","completedDate":"2021-11-01","violations":[{"number":"VI-2021-036679","date":"2021-06-09","code":"PM15-306.1(3)","title":"ALUMINUM COMPONENTS","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-036678","date":"2021-06-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036680","date":"2021-06-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-076684","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-08-01","completedDate":null,"violations":[{"number":"VI-2022-056095","date":"2022-08-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-056096","date":"2022-08-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-056097","date":"2022-08-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-071880","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-25","completedDate":"2025-07-10","violations":[{"number":"VI-2023-054302","date":"2023-07-25","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-054301","date":"2023-07-25","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-11-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-072650","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-26","completedDate":"2023-08-14","violations":[{"number":"VI-2023-054701","date":"2023-07-26","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2023-07-26","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2018,"n":6,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"658239","date":"2018-10-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658239","date":"2018-12-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658239","date":"2019-02-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-050165","date":"2021-06-10","type":null,"status":"FAILED"},{"caseNumber":"658239","date":"2021-06-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-050165","date":"2021-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-076684","date":"2022-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076684","date":"2022-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076684","date":"2022-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076684","date":"2023-01-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-071880","date":"2023-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-072650","date":"2023-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071880","date":"2023-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071880","date":"2023-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071880","date":"2023-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071880","date":"2023-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071880","date":"2023-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2021,"fails":1,"passes":2},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":6,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937409597005406,"lng":-75.1794579080281,"geom":{"type":"Polygon","coordinates":[[[-75.179418672,39.937472842],[-75.179447362,39.937339965],[-75.179497291,39.937346435],[-75.17946822,39.937479448],[-75.179418672,39.937472842]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":672,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2127 MANTON ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":480.72,"principal":357.86,"interest":5.37,"penalty":3.58}],"taxNet":480.72,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82700,"taxable":60000,"land":14737,"improvement":67963,"taxableLand":14737,"taxableImprovement":45263,"exemptLand":0,"exemptImprovement":22700},{"y":2017,"v":82700,"taxable":60000,"land":22660,"improvement":60040,"taxableLand":22660,"taxableImprovement":37340,"exemptLand":0,"exemptImprovement":22700},{"y":2018,"v":82700,"taxable":60000,"land":22660,"improvement":60040,"taxableLand":22660,"taxableImprovement":37340,"exemptLand":0,"exemptImprovement":22700},{"y":2019,"v":115500,"taxable":60000,"land":31600,"improvement":83900,"taxableLand":31600,"taxableImprovement":28400,"exemptLand":0,"exemptImprovement":55500},{"y":2020,"v":124200,"taxable":60000,"land":33980,"improvement":90220,"taxableLand":33980,"taxableImprovement":26020,"exemptLand":0,"exemptImprovement":64200},{"y":2021,"v":124200,"taxable":60000,"land":33980,"improvement":90220,"taxableLand":33980,"taxableImprovement":26020,"exemptLand":0,"exemptImprovement":64200},{"y":2022,"v":124200,"taxable":124200,"land":33980,"improvement":90220,"taxableLand":33980,"taxableImprovement":90220,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":168900,"taxable":168900,"land":33780,"improvement":135120,"taxableLand":33780,"taxableImprovement":135120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":168900,"taxable":168900,"land":33780,"improvement":135120,"taxableLand":33780,"taxableImprovement":135120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":490000,"taxable":168900,"land":98000,"improvement":392000,"taxableLand":98000,"taxableImprovement":70900,"exemptLand":0,"exemptImprovement":321100},{"y":2026,"v":490000,"taxable":168900,"land":98000,"improvement":392000,"taxableLand":98000,"taxableImprovement":70900,"exemptLand":0,"exemptImprovement":321100},{"y":2027,"v":438900,"taxable":151286,"land":87780,"improvement":351120,"taxableLand":87780,"taxableImprovement":63506,"exemptLand":0,"exemptImprovement":287614}],"taxNow":2364,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"359709","date":"2011-08-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2011-08-24","scope":"LATERAL, CURB TRAP, FRESH AIR INLET"},{"number":"362085","date":"2011-09-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-12","scope":"MAIN DRAIN BEHIND CURB TRAP TO 10' MAIN DRAIN INSIDE BASEMENT"},{"number":"689760","date":"2016-05-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"INSTALL NEW MODIFIED BITUMEN ROOFING SYSTEM ON MAIN AND REAR LOWER ROOFS."},{"number":"700367","date":"2016-06-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-11","scope":"REPLACE DRAIN LINES FOR TOILET, VANITY AND BATHTUB; REPLACE STACK"},{"number":"ZP-2021-001077","date":"2022-04-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTON OF AN ADDITON ABOVE AND AT THE REAR OF THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"RP-2023-000263","date":"2023-01-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-23","scope":"**MAKE SAFE PERMIT** FOR THE REPAIR OF SIDE WALL AND ROOF TO COMPLY WITH VIOLATION CASE #CF-2022-076684. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION"},{"number":"ZP-2023-001118","date":"2023-02-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-06-26","scope":"ERECTION OF TOP AND REAR ADDITION TO AN EXISTING TWO-STORY STRUCTURE. SIZE AND LOCATION AS PER APPROVED PLAN."},{"number":"RP-2023-002746","date":"2023-06-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-06-26","scope":"ERECTION OF TOP AND REAR ADDITION TO AN EXISTING TWO-STORY STRUCTURE. SIZE AND LOCATION AS PER APPROVED PLAN. Interior alteration of existing two-story structure with basement. The erection of a 3-story addition in the rear with an addition of a third story over the existing two-story structure with a roof deck accessed by a roof deck access structure for use as a single-family dwelling. **AMENDMENT** TO COMPLY THE VIOLATIONS IN CF-2023-071880: REMOVE JOISTS AND INTERIOR WALLS & INSTALL NEW JOISTS AND WALLS AS PER PLAN. THE NEW PERIMETER INTERIOR WALLS NOW SUPPORT THE NEW FLOOR ASSEMBLIES CONTINUOSLY TO THE FOUNDATION PER ENGINEER SEALED PLANS."},{"number":"PP-2023-010199","date":"2023-07-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-26","scope":"Install (2) lavatories, (2) water closets, (2) tub/shower, laundry sink, kitchen sink, hot water heater"},{"number":"EP-2023-007129","date":"2023-10-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-02","scope":"200AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, INSTALL OUTLETS, SWITCHES, SMOKE DETECTORS, GROUNDING AS PER 2017 NEC"},{"number":"MP-2023-005158","date":"2023-11-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-26","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. Install Carrier system Furnace 60000 92 high efficiency coil 2 ton Condenser 2 ton 14 seer10- SA 3-RA"}],"storyTag":"New construction","storyDelta":3.03,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"sale","p":504000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 190% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $168,900 to $490,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 359709 (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 15 historical violations across 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 16, 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/"}],"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"}]}