{"asOf":"2026-07-24T05:21:34.688Z","block":"1900-1999 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-watkins-st","address":"1933 WATKINS ST","parcelNumber":"363133200","source":"https://property.phila.gov/?p=363133200","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"21","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"House","owner":"GERECS LAURA","coOwner":"WILSON JEFFREY","marketValue":430800,"landAssessment":86160,"improvementAssessment":344640,"livableArea":1572,"yearBuilt":1925,"lastSale":{"price":388000,"date":"2020-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"2563327","date":"2012-06-28","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2563324","date":"2012-06-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2563326","date":"2012-06-28","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2563325","date":"2012-06-28","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4249405","date":"2014-11-08","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4249406","date":"2017-02-09","code":"PM-307.1/8","title":"WALL BULGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211939305","date":"2017-06-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-06-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211939306","date":"2017-06-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-06-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"4878664","date":"2018-10-16","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878665","date":"2018-10-16","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878666","date":"2018-10-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878663","date":"2018-10-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4939919","date":"2018-12-20","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4939918","date":"2018-12-20","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170808","date":"2019-05-21","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170800","date":"2019-05-21","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170801","date":"2019-05-21","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170802","date":"2019-05-21","code":"A-301.1/39","title":"PERMB- INSTALL FLOOR TRUSSES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170803","date":"2019-05-21","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170804","date":"2019-05-21","code":"A-301.1/69","title":"PERMB- APPL EXT BRICK VENEER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170805","date":"2019-05-21","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170806","date":"2019-05-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170807","date":"2019-05-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170809","date":"2019-05-21","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170810","date":"2019-05-21","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"336052","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-06-28","completedDate":"2018-08-29","violations":[{"number":"2563327","date":"2012-06-28","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2563324","date":"2012-06-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2563326","date":"2012-06-28","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2563325","date":"2012-06-28","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"459917","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-11-08","completedDate":"2018-12-18","violations":[{"number":"4249405","date":"2014-11-08","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4249406","date":"2017-02-09","code":"PM-307.1/8","title":"WALL BULGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"588867","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2017-06-15","completedDate":null,"violations":[{"number":"211939305","date":"2017-06-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-06-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211939306","date":"2017-06-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-06-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"659524","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-10-17","completedDate":"2019-03-04","violations":[{"number":"4878664","date":"2018-10-16","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878665","date":"2018-10-16","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878666","date":"2018-10-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4878663","date":"2018-10-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4939919","date":"2018-12-20","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4939918","date":"2018-12-20","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"686496","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-05-21","completedDate":"2019-11-20","violations":[{"number":"5170808","date":"2019-05-21","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170800","date":"2019-05-21","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170801","date":"2019-05-21","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170802","date":"2019-05-21","code":"A-301.1/39","title":"PERMB- INSTALL FLOOR TRUSSES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170803","date":"2019-05-21","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170804","date":"2019-05-21","code":"A-301.1/69","title":"PERMB- APPL EXT BRICK VENEER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170805","date":"2019-05-21","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170806","date":"2019-05-21","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170807","date":"2019-05-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170809","date":"2019-05-21","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5170810","date":"2019-05-21","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":4,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":6,"worst":"EXTERIOR STRUCT UNSAFE COND 4"},{"y":2019,"n":11,"worst":null}],"investigations":[{"caseNumber":"336052","date":"2012-06-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"336052","date":"2012-08-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"336052","date":"2012-09-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"459917","date":"2014-11-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"459917","date":"2015-07-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"459917","date":"2016-06-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"459917","date":"2016-11-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"459917","date":"2017-03-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"588867","date":"2017-06-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"459917","date":"2017-07-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"588867","date":"2017-11-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"588867","date":"2017-12-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"588867","date":"2018-04-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"336052","date":"2018-08-29","type":"PRECOURT","status":"PASSED"},{"caseNumber":"659524","date":"2018-10-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"659524","date":"2018-11-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"659524","date":"2019-03-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"686496","date":"2019-05-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"686496","date":"2019-06-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"686496","date":"2019-09-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"686496","date":"2019-11-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"588867","date":"2020-06-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":3,"passes":1},{"y":2019,"fails":2,"passes":2},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93008427154602,"lng":-75.17758216456852,"geom":{"type":"Polygon","coordinates":[[[-75.177543551,39.930142272],[-75.177570528,39.930019802],[-75.177620544,39.930026034],[-75.177593251,39.930148576],[-75.177543551,39.930142272]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":2,"stories":3,"lotArea":630,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1933 WATKINS ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82400,"taxable":82400,"land":7245,"improvement":75155,"taxableLand":7245,"taxableImprovement":75155,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82400,"taxable":82400,"land":15162,"improvement":67238,"taxableLand":15162,"taxableImprovement":67238,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82400,"taxable":82400,"land":15162,"improvement":67238,"taxableLand":15162,"taxableImprovement":67238,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":121200,"taxable":121200,"land":22301,"improvement":98899,"taxableLand":22301,"taxableImprovement":98899,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":47700,"taxable":47700,"land":17553,"improvement":30147,"taxableLand":17553,"taxableImprovement":30147,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":47700,"taxable":47700,"land":17553,"improvement":30147,"taxableLand":17553,"taxableImprovement":30147,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":375000,"taxable":95000,"land":63750,"improvement":311250,"taxableLand":63750,"taxableImprovement":31250,"exemptLand":0,"exemptImprovement":280000},{"y":2023,"v":407700,"taxable":114287,"land":81540,"improvement":326160,"taxableLand":81540,"taxableImprovement":32747,"exemptLand":0,"exemptImprovement":293413},{"y":2024,"v":407700,"taxable":114287,"land":81540,"improvement":326160,"taxableLand":81540,"taxableImprovement":32747,"exemptLand":0,"exemptImprovement":293413},{"y":2025,"v":389900,"taxable":109297,"land":77980,"improvement":311920,"taxableLand":77980,"taxableImprovement":31317,"exemptLand":0,"exemptImprovement":280603},{"y":2026,"v":389900,"taxable":109297,"land":77980,"improvement":311920,"taxableLand":77980,"taxableImprovement":31317,"exemptLand":0,"exemptImprovement":280603},{"y":2027,"v":430800,"taxable":120763,"land":86160,"improvement":344640,"taxableLand":86160,"taxableImprovement":34603,"exemptLand":0,"exemptImprovement":310037}],"taxNow":1530,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"930829","date":"2018-11-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2020-06-18","scope":"SEAL 5\" LATERAL-PA1#20183321043-SEAL 5\" LATERAL AT THE CURB LINE BY REMOVING THE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"931229","date":"2018-12-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-17","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. FOR USE AS A VACANT LOT."},{"number":"942109","date":"2019-01-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-04","scope":"MAKE SAFE PERMIT- REPAIR FRONT MASONRY EXTERIOR WALL AND REMOVE REAR BAY TO RESOLVE CASE #659524. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #659524. CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"954573","date":"2019-03-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-03-29","scope":"FOR THE ERECTION OF AN ADDITION WITH ROOF DECK TO AN EXISTING ATTACHED BUILDING. SIZE AND LOCATION A SHOWN ON APPROVED PLANS. MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"954585","date":"2019-03-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-06-18","scope":"INTERIOR ALTERATIONS TO EXISTING TWO STORY TOWNHOUSE AND THIRD STORY ADDITION WITH A ROOF DECK ABOVE THE SECOND STORY. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK. ** 2015 IRC **"},{"number":"966316","date":"2019-04-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-05-15","scope":"REPLACE STACK WASTE AND WATER LINE, SET FIXTURES, 2 WC, 2 LAV SINKS, 1 BATHTUB, 1 KITCHEN SINK, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"978057","date":"2019-05-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-05-15","scope":"INSTALL 95% EFF 65,000 BTU FURNACE 3 TON AC AND DUCT WORK"},{"number":"989360","date":"2019-11-14","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-06-18","scope":"PERFORM WORK AS NOTED ON PLANS *PLAN IS AN AMENDMENT TO AP# 954585 AND SCOPE OF REVIEW IS FOR ADDITIONAL NEW FLOOR JOISTS ON FIRST AND SECOND FLOOR AND UNDERPINNING.*"},{"number":"1042198","date":"2020-01-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-06-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE 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":"1048503","date":"2020-02-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-17","scope":"100AMP SERVICE COMPLETE AND REWIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES & SMOKE/CO DETECTORS AS PER NEC 2014 SOUTH DISTRICT"}],"storyTag":"New construction","storyDelta":24.87,"timeline":[{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"viol","w":"11 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":388000},{"y":2020,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 686% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $47,700 to $375,000","no permit shown in 2021-2023"],"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 #931229: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 930829 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 25 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 22, 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/"}],"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"}]}