{"asOf":"2026-07-24T04:58:30.055Z","block":"1600-1699 S RINGGOLD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-ringgold-st","address":"1600 S RINGGOLD ST","parcelNumber":"364167300","source":"https://property.phila.gov/?p=364167300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"CARLOS PAUL","coOwner":null,"marketValue":331300,"landAssessment":66260,"improvementAssessment":265040,"livableArea":1472,"yearBuilt":1920,"lastSale":{"price":275000,"date":"2022-01-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"4762092","date":"2018-06-25","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762097","date":"2018-06-25","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762095","date":"2018-06-25","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762094","date":"2018-06-25","code":"PM15-305.1D","title":"INTERIOR UNSAFE CONDITION 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762093","date":"2018-06-25","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762091","date":"2018-06-25","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4959017","date":"2018-08-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4959016","date":"2018-08-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4959015","date":"2018-08-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211953854","date":"2018-10-02","code":"PM15-604.1","title":"ELECTRICAL -REQUIRED","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953898","date":"2018-10-02","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953853","date":"2018-10-02","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953850","date":"2018-10-02","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953848","date":"2018-10-02","code":"PM15-305.6","title":"INTERIOR DOORS","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-014837","date":"2021-03-19","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-014836","date":"2021-03-19","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-014839","date":"2021-03-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-014838","date":"2021-03-19","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"641145","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-06-26","completedDate":"2018-08-22","violations":[{"number":"4762092","date":"2018-06-25","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762097","date":"2018-06-25","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762095","date":"2018-06-25","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762094","date":"2018-06-25","code":"PM15-305.1D","title":"INTERIOR UNSAFE CONDITION 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762093","date":"2018-06-25","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4762091","date":"2018-06-25","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"651249","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-08-24","completedDate":"2019-10-21","violations":[{"number":"4959017","date":"2018-08-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4959016","date":"2018-08-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4959015","date":"2018-08-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"657857","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-10-03","completedDate":"2022-01-03","violations":[{"number":"211953854","date":"2018-10-02","code":"PM15-604.1","title":"ELECTRICAL -REQUIRED","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953898","date":"2018-10-02","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953853","date":"2018-10-02","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953850","date":"2018-10-02","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211953848","date":"2018-10-02","code":"PM15-305.6","title":"INTERIOR DOORS","status":"CLOSED","resolutionDate":"2022-01-03","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2021-019322","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-19","completedDate":"2021-07-02","violations":[{"number":"VI-2021-014837","date":"2021-03-19","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-014836","date":"2021-03-19","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-014839","date":"2021-03-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-014838","date":"2021-03-19","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2021-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2018,"n":14,"worst":"INTERIOR UNSAFE CONDITION 4"},{"y":2021,"n":4,"worst":null}],"investigations":[{"caseNumber":"641145","date":"2018-06-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"641145","date":"2018-07-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"641145","date":"2018-08-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"651249","date":"2018-08-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"657857","date":"2018-10-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"651249","date":"2018-10-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"651249","date":"2019-02-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"651249","date":"2019-10-21","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-019322","date":"2021-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-019322","date":"2021-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-019322","date":"2021-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-019322","date":"2021-07-02","type":null,"status":"PASSED"},{"caseNumber":"657857","date":"2022-01-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":5,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2021,"fails":3,"passes":1},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93259357940295,"lng":-75.18548522569002,"geom":{"type":"Polygon","coordinates":[[[-75.185389115,39.932603549],[-75.185398791,39.932559645],[-75.18558249,39.932584048],[-75.185571038,39.932627299],[-75.185389115,39.932603549]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":2,"baths":2,"stories":2,"lotArea":832,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":true,"mail":"1600 S RINGGOLD ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"THERE ARE REPAIRS THAT ARE MY RESPONSIBILITY, BUT MOST ARE THE RESULT OF TENANT CAUSED DAMAGE AND/OR NEGLIGENCE.","status":"OPEN","outcome":"MOOT","date":"2019-04-02","number":"35488","relatedPermit":"657857"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":69600,"taxable":69600,"land":7644,"improvement":61956,"taxableLand":7644,"taxableImprovement":61956,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":69600,"taxable":69600,"land":13642,"improvement":55958,"taxableLand":13642,"taxableImprovement":55958,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":69600,"taxable":69600,"land":13642,"improvement":55958,"taxableLand":13642,"taxableImprovement":55958,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":83600,"taxable":83600,"land":16300,"improvement":67300,"taxableLand":16300,"taxableImprovement":67300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":89900,"taxable":89900,"land":17528,"improvement":72372,"taxableLand":17528,"taxableImprovement":72372,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":89900,"taxable":89900,"land":17528,"improvement":72372,"taxableLand":17528,"taxableImprovement":72372,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":89900,"taxable":89900,"land":17528,"improvement":72372,"taxableLand":17528,"taxableImprovement":72372,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":329800,"taxable":329800,"land":65960,"improvement":263840,"taxableLand":65960,"taxableImprovement":263840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":329800,"taxable":329800,"land":65960,"improvement":263840,"taxableLand":65960,"taxableImprovement":263840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":342500,"taxable":242500,"land":68500,"improvement":274000,"taxableLand":68500,"taxableImprovement":174000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":342500,"taxable":242500,"land":68500,"improvement":274000,"taxableLand":68500,"taxableImprovement":174000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":331300,"taxable":231300,"land":66260,"improvement":265040,"taxableLand":66260,"taxableImprovement":165040,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3395,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1012931","date":"2019-10-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-21","scope":"MAKE SAFE PERMIT TO COMPLY CASE NO. 651249 FOR INSTALLATION OF STAR BOLTS TO STABLIZE SIDE WALL FRONTING TASKER ST. ALL WORK TO BE DONE IN ACCORDANCE WITH ENGINEER'S REPORT AND APPROVED PLANS. ANY WORK BEYOND THE SCOPE OF THE ENGINEER'S REPORT REQUIRES SEPARATE PERMIT. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. ** 2015 IRC **"},{"number":"1022452","date":"2020-02-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-09","scope":"INTERIOR RENOVATIONS CONSTRUCION OF NON STRUCTURAL WOOD FRAMED WALLS, INSTALLTION OF DRY WALL, INSTALLATION OF REPLACEMENT WINDOWS INSTALLATION OF INTERIOR DOORS"},{"number":"EP-2020-004142","date":"2020-07-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-24","scope":"Replace (2) 100 amp panels, 30 General purpose receptacles, 20 light fixtures,3 smoke detectors, 3 smoke / co combo detector, 6 appliance lines. As per 2014 NEC"},{"number":"MP-2020-003329","date":"2021-01-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. (Install 1 Goodman 2 Ton 16 SEER 96% AFUE Gas BTU 8000 and Electric Air Conditioner Condenser w/ R410A Refrigerant with cooling capacity 23600 BTU. Install 12 registers and 3 returns. The condenser will be located in the backyard of the house."},{"number":"PP-2021-000322","date":"2021-02-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-09","scope":"install <2> full bathrooms install laundry install kitchen install hot water heater"},{"number":"EP-2021-001509","date":"2021-02-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-07-09","scope":"200 amp service with two 100 amp service panels for each apartment. Total rewiring of each apartment. Amendment: My customer is requesting to change inspection agencies. Apparently someone close to the family works for United Inspections and feels they will get a more thorough inspection from United than from Municipal Inspections. So we are respectfully requesting to officially change the inspection agency currently listed on this permit from Municipal to United. No work has been done yet"}],"storyTag":"Renovated & sold on","storyDelta":5.88,"timeline":[{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"sale","p":90000},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"sale","p":275000},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"227185","type":"Rental","status":"Inactive","businessName":"GABRIELLE R SINCLAIR","legalName":"GABRIELLE R SINCLAIR","address":"1600 S RINGGOLD ST","revenueCode":"3202","rentalCategory":null,"units":1,"issuedDate":"2004-05-25","latestIssueDate":"2004-05-25","expirationDate":"2005-02-28","inactiveDate":"2011-12-02"},{"number":"331690","type":"Rental","status":"Inactive","businessName":"JPR DEVELOPMENT","legalName":"JPR DEVELOPMENT","address":"1600 S RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-08-09","latestIssueDate":"2011-02-07","expirationDate":"2012-02-29","inactiveDate":"2011-12-02"},{"number":"549839","type":"Rental","status":"Inactive","businessName":"POINT PROPERTY MANAGEMENT, LLC","legalName":"POINT PROPERTY MANAGEMENT, LLC","address":"1600 S RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-12-02","latestIssueDate":"2018-03-30","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"}],"licenseActivity":[{"number":"549839","type":"Rental","businessName":"POINT PROPERTY MANAGEMENT, LLC","legalName":"POINT PROPERTY MANAGEMENT, LLC","issuedDate":"2011-12-02","latestIssueDate":"2018-03-30","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"331690","type":"Rental","businessName":"JPR DEVELOPMENT","legalName":"JPR DEVELOPMENT","issuedDate":"2005-08-09","latestIssueDate":"2011-02-07","closureDate":"2011-12-02","expirationDate":"2012-02-29","inactiveDate":"2011-12-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"227185","type":"Rental","businessName":"GABRIELLE R SINCLAIR","legalName":"GABRIELLE R SINCLAIR","issuedDate":"2004-05-25","latestIssueDate":"2004-05-25","closureDate":"2011-12-02","expirationDate":"2005-02-28","inactiveDate":"2011-12-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 267% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $89,900 to $329,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35488: OPEN · MOOT; related permit 657857. The history also contains “OCCUPIED W/O TCO OR CO.”","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: EP-2021-001509 (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 18 historical violations across 4 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":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 3, 2022.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}