{"asOf":"2026-07-26T21:29:07.009Z","block":"1300-1399 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-23rd-st","address":"1315 S 23RD ST","parcelNumber":"361337205","source":"https://property.phila.gov/?p=361337205","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":"SUMNER MICAH","coOwner":"SUMNER CELINA","marketValue":355000,"landAssessment":71000,"improvementAssessment":284000,"livableArea":1628,"yearBuilt":1925,"lastSale":{"price":335000,"date":"2017-03-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"3133659","date":"2014-04-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER 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FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3185551","date":"2014-05-20","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604947","date":"2015-03-30","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604948","date":"2015-04-28","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604949","date":"2015-06-22","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604950","date":"2015-06-22","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3537863","date":"2015-04-28","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3537862","date":"2015-04-28","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3583736","date":"2015-06-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3349352","date":"2014-10-03","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":null,"resolutionDate":null,"resolution":null},{"number":"3349351","date":"2014-10-03","code":"A-302.8/30","title":"PERM - MUST POST","status":null,"resolutionDate":null,"resolution":null},{"number":"3349350","date":"2014-10-03","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":null,"resolutionDate":null,"resolution":null},{"number":"3838803","date":"2015-04-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3838804","date":"2015-04-29","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"425058","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2014-04-04","completedDate":"2014-12-06","violations":[{"number":"3133659","date":"2014-04-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3133660","date":"2014-04-04","code":"PM-308.1/10","title":"WALL DETERIORATED IDF","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"425059","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2014-04-04","completedDate":"2014-06-10","violations":[{"number":"3150669","date":"2014-04-04","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3150667","date":"2014-04-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3150668","date":"2014-04-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"432344","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-05-20","completedDate":"2014-10-09","violations":[{"number":"3185550","date":"2014-05-20","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3185552","date":"2014-05-20","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3185551","date":"2014-05-20","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"473013","type":"STANDARD","priority":"STANDARD","responsibility":"CSTF","status":"CLOSED","createdDate":"2015-03-30","completedDate":null,"violations":[{"number":"3604947","date":"2015-03-30","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604948","date":"2015-04-28","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604949","date":"2015-06-22","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3604950","date":"2015-06-22","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"477128","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-04-29","completedDate":"2015-08-10","violations":[{"number":"3537863","date":"2015-04-28","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3537862","date":"2015-04-28","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"483914","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2015-06-04","completedDate":"2015-09-01","violations":[{"number":"3583736","date":"2015-06-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"563218","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3349352","date":"2014-10-03","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":null,"resolutionDate":null,"resolution":null},{"number":"3349351","date":"2014-10-03","code":"A-302.8/30","title":"PERM - MUST POST","status":null,"resolutionDate":null,"resolution":null},{"number":"3349350","date":"2014-10-03","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":null,"resolutionDate":null,"resolution":null}]},{"number":"567334","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3838803","date":"2015-04-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3838804","date":"2015-04-29","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":11,"worst":null},{"y":2015,"n":9,"worst":null}],"investigations":[{"caseNumber":"425058","date":"2014-04-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"425059","date":"2014-04-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"425059","date":"2014-04-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"425058","date":"2014-04-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"425059","date":"2014-04-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"432344","date":"2014-05-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"432344","date":"2014-10-09","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"473013","date":"2015-03-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"477128","date":"2015-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"473013","date":"2015-04-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"483914","date":"2015-06-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"473013","date":"2015-06-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"483914","date":"2015-06-24","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"477128","date":"2015-08-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"473013","date":"2015-08-14","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2014,"fails":4,"passes":3},{"y":2015,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93552201610328,"lng":-75.18219742087481,"geom":{"type":"Polygon","coordinates":[[[-75.182087954,39.935533159],[-75.182098196,39.935483772],[-75.182306588,39.935510442],[-75.182295837,39.935560575],[-75.182087954,39.935533159]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":2,"lotArea":1062,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1315 S 23RD ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR ONE (1) SURFACE PARKING SPACE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION) ACCESSORY TO AN ATTACHED TWO STORY SINGLE FAMILY DWELLING.","status":"OPEN","outcome":"Granted","date":"2016-09-27","number":"28279","relatedPermit":"686746"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":144800,"taxable":104176,"land":26600,"improvement":118200,"taxableLand":19138,"taxableImprovement":85038,"exemptLand":7462,"exemptImprovement":33162},{"y":2017,"v":340000,"taxable":113500,"land":85000,"improvement":255000,"taxableLand":85000,"taxableImprovement":28500,"exemptLand":0,"exemptImprovement":226500},{"y":2018,"v":340000,"taxable":113500,"land":85000,"improvement":255000,"taxableLand":85000,"taxableImprovement":28500,"exemptLand":0,"exemptImprovement":226500},{"y":2019,"v":340000,"taxable":113500,"land":85000,"improvement":255000,"taxableLand":85000,"taxableImprovement":28500,"exemptLand":0,"exemptImprovement":226500},{"y":2020,"v":340000,"taxable":113500,"land":85000,"improvement":255000,"taxableLand":85000,"taxableImprovement":28500,"exemptLand":0,"exemptImprovement":226500},{"y":2021,"v":340000,"taxable":113500,"land":85000,"improvement":255000,"taxableLand":85000,"taxableImprovement":28500,"exemptLand":0,"exemptImprovement":226500},{"y":2022,"v":340000,"taxable":113500,"land":85000,"improvement":255000,"taxableLand":85000,"taxableImprovement":28500,"exemptLand":0,"exemptImprovement":226500},{"y":2023,"v":442600,"taxable":127469,"land":88520,"improvement":354080,"taxableLand":88520,"taxableImprovement":38949,"exemptLand":0,"exemptImprovement":315131},{"y":2024,"v":442600,"taxable":127469,"land":88520,"improvement":354080,"taxableLand":88520,"taxableImprovement":38949,"exemptLand":0,"exemptImprovement":315131},{"y":2025,"v":415000,"taxable":119520,"land":83000,"improvement":332000,"taxableLand":83000,"taxableImprovement":36520,"exemptLand":0,"exemptImprovement":295480},{"y":2026,"v":415000,"taxable":119520,"land":83000,"improvement":332000,"taxableLand":83000,"taxableImprovement":36520,"exemptLand":0,"exemptImprovement":295480},{"y":2027,"v":355000,"taxable":255000,"land":71000,"improvement":284000,"taxableLand":71000,"taxableImprovement":184000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1673,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"526355","date":"2014-03-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-11-03","scope":"INTERIOR DEMOLITION, 1ST AND 2ND FLOOR 2 STORY,"},{"number":"533285","date":"2014-04-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-25","scope":"REPLACE MAIN DRAIN AND WASTE AND WATER LINE AND STACK ALSO SET FIXTURES 3 WC,3 LAV SINKS,2 BATH TUBS,1 KITCHEN SINK AND 1 LAUNDRY BOX {SFD}"},{"number":"534951","date":"2014-05-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL LIGHT FIXTURES, SWITCHES, OUTLETS, & 100 AMP SERVICE AS PER NEC 2008 (SFD)"},{"number":"563218","date":"2014-09-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-08-10","scope":"MAKE SAFE PERMIT TO COMPLY CASE #432344"},{"number":"567334","date":"2014-10-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-06-06","scope":"HOUSE IS CURRENTLY DOWN TO THE STUDS. WE WILL PUT UP INSULATION, NEW SHEETROCK AND FLOORING INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC"},{"number":"568569","date":"2014-10-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2016-01-20","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK(SFD)"},{"number":"568779","date":"2014-10-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"2 WC,2 SINKS,1 BATH TUB,1 KITCHEN AND 1 STAND PIPE (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"569992","date":"2014-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP COMPLETE SERVICE WITH GROUND,REWIRE HOUSE COMPLETE AS PER NEC 2008 (SOUTH DISTRICT)"},{"number":"684278","date":"2016-05-24","work":"Major addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-12-06","scope":"INTERIOR AND EXTERIOR ALTERATIONS TO AN EXISTING 2 STORY STRUCTURE WITH BASEMENT. NEW FOOTINGS AND COLUMN SUPPORT FOR REAR BAY ADDITION(PRIOR), NEW INTERIOR STAIR CONSTRUCTION, NEW WINDOWS, DOORS, EXTERIOR REAR STEPS, NEW LEDGER BOARD FOR EXISTING JOISTS AND PARTITIONS, NEW INSULATION, NEW FINISHES, NEW FIT OUT CONVERSION TO SINGLE FAMILY CHANGE IN USE-OCCUPANCY. NO EXTERIOR DEMO/ADDITION. SUPPORT FOOTING AND COMLUMNS FOR EXTG REAR BAY 2ND FLOOR AS INDICATED PER PLANS. FUTURE PERMIT REQUIRED FOR ANY LOWERING BASEMENT SLAB WORK. NO NEW REAR CURB CUT PART OF THIS PERMIT - ZONING & STREETS DEPT APPROVALS REQUIRED."},{"number":"697615","date":"2016-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-06","scope":"3-TOILET, 3-LAVS 2-TUB, 1-KITCHEN SINK, 1-WASHER, 1-WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"699265","date":"2016-06-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-28","scope":"INSTALL 100AMP ELECTRICAL SERVICE WITH 20 CIRCUITS.REWIRE THROUGHOUT SWITCHES,RECEPTACLES,LIGHTS,INTERCONNECT SMOKE AND C/O DETECTORS AS PER 2008 NEC (SFD)SOUTH DISTRICT"},{"number":"701096","date":"2016-06-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-12-06","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 1\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A TWO (2) STORY SINGLE FAMILY DWELLING INSTALLATION IN ACCORDANCE WITH NFPA 13D."},{"number":"705585","date":"2016-07-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-06","scope":"INSTALL (1) HEAT PUMP SYSTEM WITH DUCTWORK. (SFD)"},{"number":"709017","date":"2016-08-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-06","scope":"BASEMENT EXCAVATION- 6\" AS PER ATTACHED SPECIFICATIONS. B-0601-R2-SINGLE FAMILY DWELLING WITH UNINHABITABLE BASEMENT NO CHANGE IN CONTRACTOR NOTED"},{"number":"686746","date":"2016-10-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"PROPOSED ADDITION OF A SINGLE PARKING SPACE AT REA OF THR BUILDING AS PER PLANS"}],"storyTag":"New construction","storyDelta":5.09,"timeline":[{"y":2015,"k":"viol","w":"9 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2016,"k":"sale","p":113500},{"y":2016,"k":"permit","w":"Major addition"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2017,"k":"sale","p":335000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $340,000 to $442,600","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":"Appeal #28279: OPEN · Granted; related permit 686746.","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":"4 permits not marked completed: 534951 (Issued), 567334 (EXPIRED), 568569 (EXPIRED), 568779 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 14, 2015.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 20 historical violations across 8 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. 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"}]}