{"asOf":"2026-07-25T22:21:18.482Z","block":"1900-1999 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-latona-st","address":"1903 LATONA ST","parcelNumber":"361074900","source":"https://property.phila.gov/?p=361074900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"FORTE MARY L","coOwner":"MATTHIES WILLIAM E","marketValue":665200,"landAssessment":133040,"improvementAssessment":532160,"livableArea":2424,"yearBuilt":1925,"lastSale":{"price":585000,"date":"2020-10-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"2236620","date":"2011-08-01","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4760441","date":"2018-07-31","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4760443","date":"2018-07-31","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4851349","date":"2018-07-31","code":"PM15-110.7","title":"ID WORK SCHEDULE REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851347","date":"2018-07-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851350","date":"2018-07-31","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851348","date":"2018-07-31","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840511","date":"2018-08-01","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840512","date":"2018-08-01","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840513","date":"2018-08-01","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840510","date":"2018-08-01","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4881694","date":"2018-10-24","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4881695","date":"2018-10-24","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4881693","date":"2018-10-24","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"289411","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-01","completedDate":"2012-01-27","violations":[{"number":"2236620","date":"2011-08-01","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"647117","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-07-31","completedDate":"2018-08-01","violations":[{"number":"4760441","date":"2018-07-31","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4760443","date":"2018-07-31","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"647135","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2018-07-31","completedDate":"2018-11-28","violations":[{"number":"4851349","date":"2018-07-31","code":"PM15-110.7","title":"ID WORK SCHEDULE REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851347","date":"2018-07-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851350","date":"2018-07-31","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851348","date":"2018-07-31","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"647458","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-08-01","completedDate":"2019-08-08","violations":[{"number":"4840511","date":"2018-08-01","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840512","date":"2018-08-01","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840513","date":"2018-08-01","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4840510","date":"2018-08-01","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"660674","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-10-24","completedDate":"2018-11-28","violations":[{"number":"4881694","date":"2018-10-24","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4881695","date":"2018-10-24","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4881693","date":"2018-10-24","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2018,"n":13,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"289411","date":"2011-08-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"289411","date":"2011-09-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"289411","date":"2011-10-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"289411","date":"2012-01-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"647117","date":"2018-07-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"647458","date":"2018-07-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"647135","date":"2018-07-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647117","date":"2018-08-01","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"647135","date":"2018-09-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647458","date":"2018-09-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"647135","date":"2018-10-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647458","date":"2018-10-15","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"660674","date":"2018-10-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"647135","date":"2018-10-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"660674","date":"2018-11-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"647135","date":"2018-11-28","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"647458","date":"2019-08-07","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2018,"fails":9,"passes":1},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.936331891805004,"lng":-75.1756752588904,"geom":{"type":"Polygon","coordinates":[[[-75.175667584,39.936226388],[-75.175725082,39.936233143],[-75.175682532,39.936437683],[-75.175625217,39.936430513],[-75.175667584,39.936226388]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2020-000121","type":"Sprinkler Certification","inspectionDate":"2020-06-16","result":"Certified","expirationDate":"2021-06-16","buildingId":"1438999"},{"number":"BC-2020-000315","type":"Sprinkler Certification","inspectionDate":"2020-06-19","result":"Certified","expirationDate":"2021-06-19","buildingId":"1438999"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":1184,"zoning":"RSA5","grade":"C","basement":"E","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1903 LATONA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":430,"principal":0,"interest":0,"penalty":0},{"year":2013,"total":901.42,"principal":549.68,"interest":155.12,"penalty":40.02},{"year":2014,"total":2742.99,"principal":1769.07,"interest":344.97,"penalty":123.83},{"year":2015,"total":2555.11,"principal":1769.07,"interest":185.75,"penalty":123.83},{"year":2016,"total":2099.78,"principal":1848.02,"interest":27.72,"penalty":18.48}],"taxNet":8729.3,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":114800,"taxable":114800,"land":16813,"improvement":97987,"taxableLand":16813,"taxableImprovement":97987,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":114800,"taxable":114800,"land":23534,"improvement":91266,"taxableLand":23534,"taxableImprovement":91266,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":114800,"taxable":114800,"land":23534,"improvement":91266,"taxableLand":23534,"taxableImprovement":91266,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":130800,"taxable":130800,"land":26800,"improvement":104000,"taxableLand":26800,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":140700,"taxable":140700,"land":28828,"improvement":111872,"taxableLand":28828,"taxableImprovement":111872,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":430000,"taxable":130800,"land":81700,"improvement":348300,"taxableLand":81700,"taxableImprovement":49100,"exemptLand":0,"exemptImprovement":299200},{"y":2022,"v":430000,"taxable":130800,"land":81700,"improvement":348300,"taxableLand":81700,"taxableImprovement":49100,"exemptLand":0,"exemptImprovement":299200},{"y":2023,"v":541400,"taxable":169337,"land":108280,"improvement":433120,"taxableLand":108280,"taxableImprovement":61057,"exemptLand":0,"exemptImprovement":372063},{"y":2024,"v":541400,"taxable":169337,"land":108280,"improvement":433120,"taxableLand":108280,"taxableImprovement":61057,"exemptLand":0,"exemptImprovement":372063},{"y":2025,"v":600700,"taxable":187885,"land":120140,"improvement":480560,"taxableLand":120140,"taxableImprovement":67745,"exemptLand":0,"exemptImprovement":412815},{"y":2026,"v":600700,"taxable":187885,"land":120140,"improvement":480560,"taxableLand":120140,"taxableImprovement":67745,"exemptLand":0,"exemptImprovement":412815},{"y":2027,"v":665200,"taxable":208059,"land":133040,"improvement":532160,"taxableLand":133040,"taxableImprovement":75019,"exemptLand":0,"exemptImprovement":457141}],"taxNow":2630,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"864323","date":"2018-06-12","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-06-12","scope":"RENOVATION AND ADDITION TO SINGLE FAMILY RESIDENCE WITH ROOF DECK."},{"number":"864325","date":"2018-06-12","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"RENOVATION AND ADDITION TO SINGLE FAMILY RESIDENCE WITH ROOF DECK."},{"number":"923883","date":"2018-11-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-28","scope":"MAKE SAFE PERMIT TO COMPLY CASE NO. 647135. ALL WORK TO BE DONE IN ACCORDANCE WITH ENGINEER'S REPORT AND APPROVED PLANS. ANY WORK BEYOND THE SCOPE OF THE ENGINEER'S REPORT REQUIRES SEPARATE PERMIT. 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":"940612","date":"2019-01-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-14","scope":"EZ PLUMBING PERMIT - SEAL LATERAL PER THE 2004 PHILADELPHIA PLUMBING CODE, all excavations and plumbing trenches in excess of 5' in depth must have approved shoring in place at the time of inspection"},{"number":"970169","date":"2019-05-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-29","scope":"TO ADDRESS L&I CASE #647458 FOR WORKING WITHOUT PERMITS; FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE WITH EXISTING PARTY WALLS AND FOUNDATION TO REMAIN, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS VACANT LOT."},{"number":"970171","date":"2019-05-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"TO ADDRESS L&I CASE #647458 FOR WORKING WITHOUT PERMITS; FOR THE COMPLETE DEMOLITION OF AN EXISTING, TWO (2) STORY ATTACHED STRUCTURE PREVIOUSLY USED AS SINGLE-FAMILY HOUSEHOLD LIVING, WITH FOUNDATION SLAB AND PARTY WALLS TO REMAIN, AS PER SUBMITTED DOCUMENTS AND SITE SAFETY PLAN; TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES; APPROVED SITE SAFETY PLAN MUST BE MAINTAINED ON SITE AT ALL TIMES DURING DEMOLITION; ANY DEVIATION FROM THE SUBMITTED PLAN AND DOCUMENTS WILL REQUIRE AN AMENDED BUILDING PERMIT. * NEWLY EXPOSED WALLS TO BE TREATED. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"994760","date":"2019-07-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-26","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING WITH TWO ROOF DECKS, LOCATED ABOVE THE SECOND STORY ACCESS BY THE THIRD FLOOR AND ABOVE THE THIRD STORY ACCESSED BY EXTERIOR STAIR. (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"994764","date":"2019-07-26","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-08-13","scope":"THE PROJECT SCOPE INVOLVES THE CONSTRUCTION OF A NEW 3 STORY SINGLE FAMILY HOME PARTIALLY BUILT ON EXISTING FOUNDATIONS AND PARTY WALLS. SPRINKLERS WILL BE REQUIRED AND SHALL BE SUBMITTED FOR REVIEW AND APPROVAL UNDER SEPARATE COVER."},{"number":"1029121","date":"2019-11-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-13","scope":"NEW DRAIN & WATER LINES TO FIXTURES 3-TOILETS, 3-LAVS, 1-TUB, 1-SHOWER, 1-KITCHEN SINK, 1-WASHER, 1-DISHWASHER & 1-WATER HEATER & STACK & INSIDE HOUSE DRAIN & AREA DRAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1030529","date":"2019-12-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-08-13","scope":"INSTALL ONE 2.5 TON CONDENSER AND COIL WITH 70,000 BTU 92% GAS FURNACE IN BASEMENT AND ONE 4 TON CONDENSER AND COIL WITH 104,000 BTU 92% GAS FURNACE ONE 2ND FL WITH ALL NEW DUCT WORK, TWO TRUNK DUCT , ONE IN BASEMENT AND ONE ON 2ND FL"},{"number":"1048495","date":"2020-02-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-08","scope":"INSTALL 200AMP SERVICE WIRING/DEVICES THROUGHOUT AS PER 2014 NEC"},{"number":"1044091","date":"2020-02-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-08-13","scope":"FOR THE INSTALLATION OF A NFPA 13D SYSTEM SERVICED BY A COMBINED ONE INCH FIRE SERVICE LINE WITH A WATER METER ASSEMBLY AND PUMP FOR A SINGLE FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARD."},{"number":"1056008","date":"2020-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"WATER SERVICE, HOUSE DRAIN, CURB TRAP & FAI PA20200510174 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Torn down & rebuilt","storyDelta":4.09,"timeline":[{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"demo"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Plumbing"},{"y":2020,"k":"sale","p":585000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $430,000 to $541,400","no permit shown in 2022-2024"],"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 #970169: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 864325 (EXPIRED).","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 14 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 19, 2021","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 7, 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":"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"}]}