{"asOf":"2026-07-27T18:24:21.395Z","block":"1800-1899 MOUNTAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-mountain-st","address":"1844 MOUNTAIN ST","parcelNumber":"363106600","source":"https://property.phila.gov/?p=363106600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HOANG MO","coOwner":null,"marketValue":546100,"landAssessment":109220,"improvementAssessment":436880,"livableArea":2250,"yearBuilt":2018,"lastSale":{"price":440000,"date":"2021-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"1998434","date":"2010-04-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1998433","date":"2010-04-19","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1998432","date":"2010-04-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3006467","date":"2013-10-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3006466","date":"2013-10-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3033135","date":"2013-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3033134","date":"2013-12-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3235284","date":"2014-06-28","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3235283","date":"2014-06-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3673029","date":"2015-08-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3673028","date":"2015-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4888719","date":"2018-09-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4888720","date":"2018-09-21","code":"A-302.10/7","title":"PERMB- REV AREA LARG THAN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4888718","date":"2018-09-21","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211960200","date":"2018-09-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960198","date":"2018-09-21","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960197","date":"2018-09-21","code":"A-302.10/7","title":"PERMB- REV AREA LARG THAN ORIG","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960199","date":"2019-03-11","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211971209","date":"2019-09-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2020-07-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211971207","date":"2019-09-04","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":"2020-07-28","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"232015","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-04-19","completedDate":"2015-08-11","violations":[{"number":"1998434","date":"2010-04-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1998433","date":"2010-04-19","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1998432","date":"2010-04-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"407157","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-10-15","completedDate":"2017-07-20","violations":[{"number":"3006467","date":"2013-10-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3006466","date":"2013-10-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413744","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-12-11","completedDate":"2017-07-20","violations":[{"number":"3033135","date":"2013-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3033134","date":"2013-12-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"439748","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-06-28","completedDate":"2014-09-05","violations":[{"number":"3235284","date":"2014-06-28","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3235283","date":"2014-06-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"496808","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-11","completedDate":"2015-11-30","violations":[{"number":"3673029","date":"2015-08-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3673028","date":"2015-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"656104","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-09-21","completedDate":"2019-03-11","violations":[{"number":"4888719","date":"2018-09-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4888720","date":"2018-09-21","code":"A-302.10/7","title":"PERMB- REV AREA LARG THAN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4888718","date":"2018-09-21","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"675885","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-11","completedDate":"2021-05-26","violations":[{"number":"211960200","date":"2018-09-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960198","date":"2018-09-21","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960197","date":"2018-09-21","code":"A-302.10/7","title":"PERMB- REV AREA LARG THAN ORIG","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211960199","date":"2019-03-11","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"704925","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-09-04","completedDate":"2020-08-17","violations":[{"number":"211971209","date":"2019-09-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2020-07-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211971207","date":"2019-09-04","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":"2020-07-28","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2018,"n":6,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"656104","date":"2018-09-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"656368","date":"2018-09-24","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"656104","date":"2018-10-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"656104","date":"2018-11-30","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"675885","date":"2019-03-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"656104","date":"2019-03-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"675885","date":"2019-04-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"675885","date":"2019-05-28","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"704925","date":"2019-09-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"704925","date":"2019-10-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"704925","date":"2020-06-23","type":null,"status":"FAILED"},{"caseNumber":"704925","date":"2020-08-17","type":null,"status":"PASSED"},{"caseNumber":"675885","date":"2021-04-14","type":null,"status":"FAILED"},{"caseNumber":"675885","date":"2021-05-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":4,"passes":1},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.930567044493294,"lng":-75.17621140024498,"geom":{"type":"Polygon","coordinates":[[[-75.176171059,39.930631612],[-75.176199831,39.930495546],[-75.176251773,39.930502338],[-75.17622274,39.930638704],[-75.176171059,39.930631612]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":3,"stories":3,"lotArea":750,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1844 MOUNTAIN ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"THE PROPERTY WAS PURCHASED IN NOVEMBER 2018 FROM 1844 MOUNTAIN LLC AND GM HOME INC, WHICH CONSTRUCTED THIS NEW CONSTRUCTION HOME AND OBTAINED A NEW CONSTRUCTION PERMIT (NO. 809649). AT THE TIME THE PROPERTY WAS TRANSFERRED TO APPELLANT BY T","status":"OPEN","outcome":"City affirmed","date":"2019-11-26","number":"37090","relatedPermit":"675885"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8800,"taxable":8800,"land":8800,"improvement":0,"taxableLand":8800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":42200,"taxable":42200,"land":42200,"improvement":0,"taxableLand":42200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":42200,"taxable":42200,"land":42200,"improvement":0,"taxableLand":42200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":42200,"taxable":42200,"land":42200,"improvement":0,"taxableLand":42200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":390000,"taxable":74100,"land":74100,"improvement":315900,"taxableLand":74100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315900},{"y":2021,"v":390000,"taxable":74100,"land":74100,"improvement":315900,"taxableLand":74100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315900},{"y":2022,"v":390000,"taxable":74100,"land":74100,"improvement":315900,"taxableLand":74100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315900},{"y":2023,"v":611900,"taxable":122380,"land":122380,"improvement":489520,"taxableLand":122380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":489520},{"y":2024,"v":611900,"taxable":122380,"land":122380,"improvement":489520,"taxableLand":122380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":489520},{"y":2025,"v":568600,"taxable":113720,"land":113720,"improvement":454880,"taxableLand":113720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454880},{"y":2026,"v":568600,"taxable":113720,"land":113720,"improvement":454880,"taxableLand":113720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454880},{"y":2027,"v":546100,"taxable":109220,"land":109220,"improvement":436880,"taxableLand":109220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":436880}],"taxNow":1592,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"809645","date":"2017-09-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-12","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE OVER THE THIRD STORY PORTION. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLANS. STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"809649","date":"2017-09-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-01","scope":"FOR THE ERECTION OF A THREE STORY STRUCTURE WITH A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURE. STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK.A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"825535","date":"2017-11-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 1\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A THREE (3) STORY SINGLE FAMILY DWELLING WITH ROOFTOP STRUCTURE.SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13D."},{"number":"831233","date":"2017-11-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-06","scope":"REPLACE HOUSE TRAP, HOUSE DRAIN, FRESH AIR INLET, AND 1\" INCH WATER SERVICE-PA1#20173130952-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"840793","date":"2017-12-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-25","scope":"RUN NEW DRAIN AND WATER LINES FOR 3 BATHROOM GROUPS, KITCHEN SINK, LAUNDRY TUB AND NEW WATER HEATER.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"842167","date":"2017-12-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-25","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. WORK TO BE PERFPRMRD BY PA HIC 121123"},{"number":"846281","date":"2018-01-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-24","scope":"COMPLETE 200AMP SERVICE AND WIRING THROUGHOUT PER 2008 NEC (SFD)"},{"number":"970399","date":"2019-08-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE OVER THE THIRD STORY PORTION. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLANS. STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"970400","date":"2019-08-22","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-17","scope":"FOR THE LEGALIZATION OF ERECTION OF AN ADDITION TO THE ORIGINAL 8 FEET SETBACK AT THE 3RD FLOOR FRONT. AND MODIFICATION TO THE FRONT AND REAR STEPS TO THE FIRST FLOOR LEVEL.ALSO AMEND THE THIRD FLOOR LAYOUT AND BRACING DETAILS TO THE NEW CONSTRUCTION. SEE AP#809649 FOR THE NEW CONSTRUCTION OF ATTHACHED STRUCTURE USED AS SINGLE FAMILY HOUSEHOLD LIVING. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. **AMENDMENT TO RECONSTRUCT FRONT STAIRS AS PER APPROVED PLANS**"}],"storyTag":"New construction","storyDelta":0.07,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"6 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"sale","p":410000},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"appeal","w":"Appeal city affirmed"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"sale","p":440000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 57% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $390,000 to $611,900","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #809645: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"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 May 26, 2021.","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.","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"}]}