{"asOf":"2026-07-24T23:21:04.083Z","block":"1900-1999 TITAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-titan-st","address":"1924 TITAN ST","parcelNumber":"361099700","source":"https://property.phila.gov/?p=361099700","ownerType":"investor","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":"JRG PROPERTIES LLC","coOwner":null,"marketValue":500000,"landAssessment":100000,"improvementAssessment":400000,"livableArea":1764,"yearBuilt":2024,"lastSale":{"price":110000,"date":"2022-10-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"512778","date":"2007-03-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"512779","date":"2007-03-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"512780","date":"2007-03-08","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"512781","date":"2007-03-08","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2369525","date":"2011-10-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2728723","date":"2012-03-27","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":null,"resolutionDate":null,"resolution":null},{"number":"2986732","date":"2013-03-06","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"104729","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-09","completedDate":"2007-10-15","violations":[{"number":"512778","date":"2007-03-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"512779","date":"2007-03-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"512780","date":"2007-03-08","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"512781","date":"2007-03-08","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"302485","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-10-19","completedDate":"2012-03-28","violations":[{"number":"2369525","date":"2011-10-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"321139","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-28","completedDate":"2013-03-01","violations":[{"number":"2728723","date":"2012-03-27","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":null,"resolutionDate":null,"resolution":null}]},{"number":"371125","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-01","completedDate":"2013-12-03","violations":[{"number":"2986732","date":"2013-03-06","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":1,"worst":null}],"investigations":[{"caseNumber":"104729","date":"2007-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104729","date":"2007-03-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"302485","date":"2011-10-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"302485","date":"2012-02-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"321139","date":"2012-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"302485","date":"2012-03-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"321139","date":"2012-05-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"321139","date":"2012-06-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"321139","date":"2013-02-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"321139","date":"2013-03-01","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"321139","date":"2013-03-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"371125","date":"2013-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"371125","date":"2013-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"371125","date":"2013-12-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":3,"passes":1},{"y":2013,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935633598779035,"lng":-75.17638192316157,"geom":{"type":"Polygon","coordinates":[[[-75.176341579,39.935705226],[-75.176373079,39.935555197],[-75.176422095,39.935561987],[-75.17639107,39.935711608],[-75.176341579,39.935705226]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":770,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"P O BOX 20088, PHILA PA, 19145","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":7,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":106500,"taxable":106500,"land":10472,"improvement":96028,"taxableLand":10472,"taxableImprovement":96028,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":106500,"taxable":106500,"land":21832,"improvement":84668,"taxableLand":21832,"taxableImprovement":84668,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":106500,"taxable":106500,"land":21832,"improvement":84668,"taxableLand":21832,"taxableImprovement":84668,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":122200,"taxable":122200,"land":25000,"improvement":97200,"taxableLand":25000,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":131400,"taxable":131400,"land":26882,"improvement":104518,"taxableLand":26882,"taxableImprovement":104518,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":131400,"taxable":131400,"land":26882,"improvement":104518,"taxableLand":26882,"taxableImprovement":104518,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":131400,"taxable":131400,"land":26882,"improvement":104518,"taxableLand":26882,"taxableImprovement":104518,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":171100,"taxable":171100,"land":34220,"improvement":136880,"taxableLand":34220,"taxableImprovement":136880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":171100,"taxable":171100,"land":34220,"improvement":136880,"taxableLand":34220,"taxableImprovement":136880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":189100,"taxable":189100,"land":37820,"improvement":151280,"taxableLand":37820,"taxableImprovement":151280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":510000,"taxable":146200,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":44200,"exemptLand":0,"exemptImprovement":363800},{"y":2027,"v":500000,"taxable":183333,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":83333,"exemptLand":0,"exemptImprovement":316667}],"taxNow":2047,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-010044","date":"2022-11-22","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-12-20","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. 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. Separate Streets Department permit required for sidewalk and street closures."},{"number":"PP-2023-010805","date":"2023-08-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-07","scope":"Lateral seal."},{"number":"ZP-2023-008553","date":"2023-09-11","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITON OF AN EXISTING STRUCTURE."},{"number":"ZP-2023-007034","date":"2023-10-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-11-21","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE AND FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, REAR BALCONY, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE."},{"number":"DP-2023-001068","date":"2023-10-31","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-01-29","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED TWO-STORY STRUCTURE BY HAND AND HAND-HELD DEVICES. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO THE START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN FIVE (5) FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **********21 DAY POSING AND NOTICE REQUIRED PER A-303.2. DUST CONTROL REQUIRED PER DEPARTMENT OF PUBLIC HEALTH. ************"},{"number":"RP-2024-003153","date":"2024-05-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-11-21","scope":"OR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, REAR BALCONY, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13D. SEPARATRE PERMITS REEQUIRED FOR MEP & FP WORK."},{"number":"FP-2024-001219","date":"2024-06-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-20","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING TO INCLUDE A ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE RP-2024-003153 FOR ASSOCIATED BUILDING PERMIT."},{"number":"SP-2024-000567","date":"2024-06-18","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-11-21","scope":"Site / Utility Permit for RP-2024-003153"},{"number":"PP-2024-007144","date":"2024-07-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-22","scope":"Plumbing Permit (Water Distribution) for combo RP-2024-003153"},{"number":"PP-2024-007145","date":"2024-07-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-22","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2024-003153"},{"number":"PP-2024-007146","date":"2024-07-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-20","scope":"Plumbing Permit (Interior) for combo RP-2024-003153"},{"number":"MP-2024-002303","date":"2024-09-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-20","scope":"Mechanical / Fuel Gas Permit for combo RP-2024-003153"},{"number":"EP-2024-009515","date":"2024-10-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-18","scope":"200 amp Service Install lighting, outlets, switches, smoke, and carbon monoxide detectors throughout dwelling per 2017 NEC"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"demo"}],"rented":true,"licenses":[{"number":"214799","type":"Rental","status":"Inactive","businessName":"JPL CAPITAL PARTNERS LP","legalName":"JPL CAPITAL PARTNERS LP","address":"1924 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-15","latestIssueDate":"2007-02-27","expirationDate":"2008-02-29","inactiveDate":"2007-06-18"},{"number":"413983","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JPL CAPITAL PARTNERS L P","legalName":"JPL CAPITAL PARTNERS L P","address":"1924 TITAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-06-18","latestIssueDate":"2007-06-18","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"611485","type":"Rental","status":"Inactive","businessName":"NICKOLAS PITTMAN","legalName":"NICKOLAS PITTMAN","address":"1924 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-11-29","latestIssueDate":"2013-11-29","expirationDate":"2014-02-28","inactiveDate":null},{"number":"695953","type":"Rental","status":"Inactive","businessName":"SHAUN MCLAUGHLIN","legalName":"SHAUN MCLAUGHLIN","address":"1924 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-03-23","latestIssueDate":"2018-03-04","expirationDate":"2019-03-01","inactiveDate":"2019-04-30"},{"number":"0966137","type":"Rental","status":"Active","businessName":"JRG Properties LLC","legalName":"JRG Properties LLC","address":"1924 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-11-21","latestIssueDate":"2025-10-07","expirationDate":"2026-11-20","inactiveDate":null}],"licenseActivity":[{"number":"0966137","type":"Rental","businessName":"JRG Properties LLC","legalName":"JRG Properties LLC","issuedDate":"2024-11-21","latestIssueDate":"2025-10-07","closureDate":null,"expirationDate":"2026-11-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"695953","type":"Rental","businessName":"SHAUN MCLAUGHLIN","legalName":"SHAUN MCLAUGHLIN","issuedDate":"2016-03-23","latestIssueDate":"2018-03-04","closureDate":"2019-04-30","expirationDate":"2019-03-01","inactiveDate":"2019-04-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"611485","type":"Rental","businessName":"NICKOLAS PITTMAN","legalName":"NICKOLAS PITTMAN","issuedDate":"2013-11-29","latestIssueDate":"2013-11-29","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"413983","type":"Vacant Residential Property / Lot","businessName":"JPL CAPITAL PARTNERS L P","legalName":"JPL CAPITAL PARTNERS L P","issuedDate":"2007-06-18","latestIssueDate":"2007-06-18","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214799","type":"Rental","businessName":"JPL CAPITAL PARTNERS LP","legalName":"JPL CAPITAL PARTNERS LP","issuedDate":"2004-04-15","latestIssueDate":"2007-02-27","closureDate":"2007-06-18","expirationDate":"2008-02-29","inactiveDate":"2007-06-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["11 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 170% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $189,100 to $510,000","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (P O BOX 20088, PHILA PA, 19145).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 3, 2013.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #413983: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}