{"asOf":"2026-07-26T04:18:10.666Z","block":"1100-1199 S 27TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-27th-st","address":"1107 S 27TH ST","parcelNumber":"362123200","source":"https://property.phila.gov/?p=362123200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"KELLY 28TH STREET VENTURE","coOwner":null,"marketValue":564600,"landAssessment":112920,"improvementAssessment":451680,"livableArea":1914,"yearBuilt":2023,"lastSale":{"price":100000,"date":"2019-07-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-052202","date":"2020-12-09","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-052203","date":"2020-12-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-086595","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-10","completedDate":"2020-12-24","violations":[{"number":"VI-2020-052202","date":"2020-12-09","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-052203","date":"2020-12-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-086595","date":"2020-12-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-086595","date":"2020-12-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93927816588286,"lng":-75.18817712724557,"geom":{"type":"Polygon","coordinates":[[[-75.188080682,39.939287029],[-75.188088698,39.93924607],[-75.188273799,39.939269323],[-75.18826524,39.93931027],[-75.188080682,39.939287029]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-005526","type":"Sprinkler Certification","inspectionDate":"2024-02-20","result":"Certified","expirationDate":"2025-02-20","buildingId":"1549100"},{"number":"BC-2025-014827","type":"Sprinkler Certification","inspectionDate":"2025-02-17","result":"Certified","expirationDate":"2026-02-17","buildingId":"1549100"},{"number":"BC-2026-013899","type":"Sprinkler Certification","inspectionDate":"2026-05-11","result":"Certified","expirationDate":"2027-05-11","buildingId":"1549100"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":4,"stories":3,"lotArea":795,"zoning":"CMX2","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"330 WESTMONT AVENUE, COLLINGSWOOD NJ, 08108","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE; FOR USE AS A TWO FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS","status":"OPEN","outcome":"Granted with conditions","date":"2019-11-06","number":"38639","relatedPermit":"1004597"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70100,"taxable":70100,"land":9460,"improvement":60640,"taxableLand":9460,"taxableImprovement":60640,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70100,"taxable":70100,"land":16964,"improvement":53136,"taxableLand":16964,"taxableImprovement":53136,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70100,"taxable":70100,"land":16964,"improvement":53136,"taxableLand":16964,"taxableImprovement":53136,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":68100,"taxable":68100,"land":16400,"improvement":51700,"taxableLand":16400,"taxableImprovement":51700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":73500,"taxable":73500,"land":17623,"improvement":55877,"taxableLand":17623,"taxableImprovement":55877,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":73500,"taxable":73500,"land":17623,"improvement":55877,"taxableLand":17623,"taxableImprovement":55877,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":73500,"taxable":73500,"land":17623,"improvement":55877,"taxableLand":17623,"taxableImprovement":55877,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":520000,"taxable":104000,"land":104000,"improvement":416000,"taxableLand":104000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":416000},{"y":2024,"v":520000,"taxable":104000,"land":104000,"improvement":416000,"taxableLand":104000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":416000},{"y":2025,"v":675800,"taxable":135160,"land":135160,"improvement":540640,"taxableLand":135160,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":540640},{"y":2026,"v":675800,"taxable":135160,"land":135160,"improvement":540640,"taxableLand":135160,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":540640},{"y":2027,"v":564600,"taxable":112920,"land":112920,"improvement":451680,"taxableLand":112920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":451680}],"taxNow":1892,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1005518","date":"2019-08-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-03","scope":"REMOVE HOUSE TRAP AND FRESH AIR INLET AND SEAL LATERAL AS PER PHILADELPHIA 2014 PLUMBING CODE."},{"number":"1006431","date":"2019-09-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"CLOSED","completedDate":null,"scope":"COMPLETE DEMOLITION OF EXISTING TWO STORY SINGLE FAMILY DWELLING NO CHANGE TO CURRENTLY FILED ZONING FOR NEW CONSTRUCTION"},{"number":"1006435","date":"2019-09-30","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2021-01-22","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED STRUCTURE. VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING. PEDESTRIAN PROTECTION AND PROTECTION OF ADJACENT STRUCTURE TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 6-FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.> [SEE PLANS UNDER AP#1006420.]"},{"number":"1004597","date":"2019-12-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. FOR USE AS A TWO (2) FAMILY HOUSEHOLD LIVING."},{"number":"RP-2020-003810","date":"2020-09-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-11-22","scope":"Amend Permit 11/8/2022 - Original plans showed the building entrance on the sidewalk and stairs inside. Due to field conditions we needed to add the stairs on the outside ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"DP-2021-000425","date":"2021-04-14","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-05-18","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED STRUCTURE. VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING. PEDESTRIAN PROTECTION AND PROTECTION OF ADJACENT STRUCTURE TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 6-FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.>"},{"number":"ZP-2021-000843","date":"2021-05-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-04-08","scope":"ERECTION OF NEW REAR DECK TO THE SECOND FLOOR OF AN EXISTING STRUCTURE."},{"number":"PP-2020-005688","date":"2021-06-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-10","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"PP-2020-005687","date":"2021-06-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-10","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"PP-2020-005686","date":"2021-06-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-10","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"RP-2021-008956","date":"2021-08-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-04-08","scope":"ERECTION OF NEW REAR DECK TO THE SECOND FLOOR OF AN EXISTING STRUCTURE, RENOVATIONS PER PLAN."},{"number":"PP-2021-021559","date":"2021-11-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-22","scope":"6 Water Closets; 6 Lavs; 4 Bathtubs; 2 Kitchen Sinks; 2 Washer Boxes; 2 Hot Water Heaters; 2 Roof Drains; Pex and PVC throughout (2) new 1\" RFSS; curb traps and main drains"},{"number":"FP-2021-003449","date":"2021-12-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-22","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2021-015107","date":"2021-12-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-29","scope":"All new wiring through out, installation of all new receptacles, switches and GFCI's, installation of hard wire smoke detectors, installation of overhead 200A service with, 100A sub feeders to house, and two apartments. all work performed under 2014 nec"},{"number":"MP-2022-000505","date":"2022-01-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-22","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. MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install all new HVAC, new heaters, new air conditioners. Installing 10x vents and register covers in each unit (20x total). Install new ductwork. 2x AC Condenser Units (1x in each unit) to be installed in the backyard. (2) 2-ton condensers (2) 60,000 BTU heaters"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"demo"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"demo"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"919292","type":"Rental","status":"Inactive","businessName":"KELLY 26TH STREET VENTURES LLC (KELLY 26TH STREET VENTURES LLC)","legalName":"KELLY 26TH STREET VENTURES LLC","address":"1107 S 27TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-03-20","latestIssueDate":"2023-03-20","expirationDate":"2024-03-19","inactiveDate":"2024-05-18"},{"number":"1011746","type":"Rental","status":"Active","businessName":"Andre Hoffman","legalName":"Andre Hoffman","address":"1107 S 27TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-07-01","latestIssueDate":"2026-07-01","expirationDate":"2027-06-30","inactiveDate":null}],"licenseActivity":[{"number":"1011746","type":"Rental","businessName":"Andre Hoffman","legalName":"Andre Hoffman","issuedDate":"2026-07-01","latestIssueDate":"2026-07-01","closureDate":null,"expirationDate":"2027-06-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"919292","type":"Rental","businessName":"KELLY 26TH STREET VENTURES LLC (KELLY 26TH STREET VENTURES LLC)","legalName":"KELLY 26TH STREET VENTURES LLC","issuedDate":"2023-03-20","latestIssueDate":"2023-03-20","closureDate":"2024-05-18","expirationDate":"2024-03-19","inactiveDate":"2024-05-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $520,000 to $675,800","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #38639: OPEN · Granted with conditions; related permit 1004597. Use permit #1006431: CLOSED.","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":"5 permits not marked completed: 1006431 (CLOSED), 1006435 (Expired), PP-2020-005688 (Expired), PP-2020-005687 (Expired), PP-2020-005686 (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":"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 (330 WESTMONT AVENUE, COLLINGSWOOD NJ, 08108).","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 24, 2020.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through May 11, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}