{"asOf":"2026-07-26T01:33:07.502Z","block":"1200-1299 S 27TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-27th-st","address":"1250 S 27TH ST","parcelNumber":"362131800","source":"https://property.phila.gov/?p=362131800","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"WALTERS OPAL","coOwner":null,"marketValue":177600,"landAssessment":35520,"improvementAssessment":142080,"livableArea":1749,"yearBuilt":1923,"lastSale":{"price":540000,"date":"2025-11-20T05:00:00Z"},"openViolations":1,"violations":[{"number":"828962","date":"2008-01-28","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1879789","date":"2010-03-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4033869","date":"2016-03-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4507485","date":"2016-11-07","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211944091","date":"2017-12-04","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-05-04","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-030350","date":"2022-05-04","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-01-17","resolution":"SVN ISSUED"},{"number":"VI-2023-031276","date":"2023-05-08","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-025179","date":"2024-04-15","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-04-15","resolution":"SVN ISSUED"}],"violationCases":[{"number":"145712","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-02-05","completedDate":"2008-04-21","violations":[{"number":"828962","date":"2008-01-28","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"227473","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-01","completedDate":"2016-07-20","violations":[{"number":"1879789","date":"2010-03-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"524974","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-23","completedDate":"2017-06-08","violations":[{"number":"4033869","date":"2016-03-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"550610","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-08-17","completedDate":"2017-12-18","violations":[{"number":"4507485","date":"2016-11-07","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"613035","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-11-22","completedDate":"2022-05-04","violations":[{"number":"211944091","date":"2017-12-04","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-05-04","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2022-039539","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-04","completedDate":"2023-01-18","violations":[{"number":"VI-2022-030350","date":"2022-05-04","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-01-17","resolution":"SVN ISSUED"}]},{"number":"CF-2023-040480","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-05-08","completedDate":null,"violations":[{"number":"VI-2023-031276","date":"2023-05-08","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-030603","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-04-15","completedDate":null,"violations":[{"number":"VI-2024-025179","date":"2024-04-15","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-04-15","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"145712","date":"2008-01-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"145712","date":"2008-04-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"227473","date":"2010-02-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227473","date":"2010-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227473","date":"2010-04-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"227473","date":"2010-06-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227473","date":"2010-09-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227473","date":"2010-09-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"227473","date":"2010-11-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"227473","date":"2010-11-15","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"258515","date":"2016-03-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"524974","date":"2016-03-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524974","date":"2016-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524974","date":"2016-06-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"524974","date":"2016-08-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"524974","date":"2016-08-17","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"550610","date":"2016-11-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"550610","date":"2017-06-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"550610","date":"2017-07-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"550610","date":"2017-11-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"550610","date":"2017-11-22","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"613035","date":"2017-12-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"613035","date":"2022-05-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-039539","date":"2022-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-039539","date":"2023-01-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-040480","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-040480","date":"2023-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030603","date":"2024-04-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2010,"fails":5,"passes":1},{"y":2016,"fails":4,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":0}],"taxOwed":20.07,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":20.07,"principalDue":15.29,"penaltyDue":0.92,"interestDue":0.8,"otherChargesDue":3.06,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":72800,"taxableAssessment":72800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1019.05,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937469794987706,"lng":-75.18895235807005,"geom":{"type":"Polygon","coordinates":[[[-75.188849691,39.937471456],[-75.188856854,39.937438603],[-75.189056299,39.937465673],[-75.189049013,39.937500651],[-75.188849691,39.937471456]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":5,"baths":4,"stories":3,"lotArea":798,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"313 S 16TH ST, ALLENTOWN PA, 18102","mailOut":true,"appeals":[],"taxYears":[{"year":2014,"total":1817.53,"principal":1152.67,"interest":224.78,"penalty":80.69},{"year":2015,"total":1527.57,"principal":1152.67,"interest":121.04,"penalty":80.69},{"year":2016,"total":1400.16,"principal":1204.11,"interest":18.06,"penalty":12.04}],"taxNet":4745.26,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74800,"taxable":74800,"land":9097,"improvement":65703,"taxableLand":9097,"taxableImprovement":65703,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74800,"taxable":74800,"land":18102,"improvement":56698,"taxableLand":18102,"taxableImprovement":56698,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74800,"taxable":74800,"land":18102,"improvement":56698,"taxableLand":18102,"taxableImprovement":56698,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":67700,"taxable":67700,"land":16300,"improvement":51400,"taxableLand":16300,"taxableImprovement":51400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":72800,"taxable":72800,"land":17528,"improvement":55272,"taxableLand":17528,"taxableImprovement":55272,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":72800,"taxable":72800,"land":17528,"improvement":55272,"taxableLand":17528,"taxableImprovement":55272,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":72800,"taxable":72800,"land":17528,"improvement":55272,"taxableLand":17528,"taxableImprovement":55272,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":139300,"taxable":139300,"land":27860,"improvement":111440,"taxableLand":27860,"taxableImprovement":111440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":139300,"taxable":139300,"land":27860,"improvement":111440,"taxableLand":27860,"taxableImprovement":111440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":158500,"taxable":158500,"land":31700,"improvement":126800,"taxableLand":31700,"taxableImprovement":126800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":158500,"taxable":158500,"land":31700,"improvement":126800,"taxableLand":31700,"taxableImprovement":126800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":177600,"taxable":177600,"land":35520,"improvement":142080,"taxableLand":35520,"taxableImprovement":142080,"exemptLand":0,"exemptImprovement":0}],"taxNow":2219,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"181185","date":"2008-10-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-10-07","scope":"REPLACE CURB TRAP"},{"number":"ZP-2022-012139","date":"2022-11-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-06","scope":"For the erection of a rear addition and third floor addition over existing structure with roof deck and pilot house (roof access only) and rear deck at 2nd and 3rd floor level to an existing structure (size and location as shown in the plan) to use as two (2) family household living."},{"number":"RP-2022-012852","date":"2023-02-23","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-06-06","scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE FOR USE AS A TWO-FAMILY HOUSEHOLD LIVING (R3 OCCUPANCY). BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SIZE AND LOCATION AS SHOWN ON THE PLANS. * SEPARATE PERMITS REQUIRED FOR ANY AND ALL MECHANICAL, ELECTRICAL, PLUMBING AND SPRINKLER /FIRE SUPPRESSION WORK* **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK**"},{"number":"PP-2023-008272","date":"2023-06-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-01-02","scope":"Lateral seal for demo"},{"number":"ZP-2023-006941","date":"2023-07-05","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"COMPLETE DEMOLITION (ZONING ONLY) OF SINGLE-FAMILY DWELLING TO CREATE A VACANT LOT. SIZE AND LOCATION AS PER APPROVED PLANS. SEE DP-2023-000848 FOR PLANS."},{"number":"DP-2023-000848","date":"2023-08-17","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2025-07-23","scope":"FOR THE COMPLETE DEMOLITION OF THE ATTACHED TWO-STORY STRUCTURE BY HAND AND HAND HOLD DEVICES. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO THE START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 11 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * * DUST CONTROL REQUIRED PER DEPARTMENT OF PUBLIC HEALTH. ZONING AND DEMO PERMITS ARE BOTH TOGETHER."},{"number":"PP-2024-005711","date":"2024-04-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-26","scope":"Relace 2- 1\" water service, main drain and curb trap, new FAI"},{"number":"FP-2024-000763","date":"2024-05-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-06","scope":"FOR THE INSTALLATION OF TWO (2) NEW FIRE SUPPRESSION SYSTEMS (ONE FOR EACH DWELLING UNIT) TO INCLUDE A 1\" COMBINED SERVICE FOR EACH SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2024-002249","date":"2024-05-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-06","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"EP-2024-007620","date":"2024-08-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-21","scope":"INSTALL 200 AMP ELECTRICAL SERVICE, METER SOCKET AND CIRCUIT BREAKER PANEL WITH PROPER GROUNDING. REWIRE HOUSE THROUGHOUT AND INSTALL LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC."},{"number":"PP-2024-011198","date":"2024-08-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-06","scope":"Install drain and water supply lines for 5 toilets, 5 vanities, 4 tubs, 2 kitchen sink and 2 washer boxes. 18 FIXTURES"}],"storyTag":"Torn down & rebuilt","storyDelta":3.32,"timeline":[{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"demo"},{"y":2025,"k":"sale","p":540000}],"rented":false,"licenses":[{"number":"261044","type":"Rental","status":"Inactive","businessName":"EDWARD MORRIS","legalName":"EDWARD MORRIS","address":"1250 S 27TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-08-19","latestIssueDate":"2008-02-21","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"261044","type":"Rental","businessName":"EDWARD MORRIS","legalName":"EDWARD MORRIS","issuedDate":"2004-08-19","latestIssueDate":"2008-02-21","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["1 open L&I violation","$20 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"2 permits not marked completed: PP-2023-008272 (Expired), DP-2023-000848 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$20.07 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"17 failed, 5 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 15, 2024.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}],"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"}]}