{"asOf":"2026-07-25T16:13:20.470Z","block":"1100-1199 S SYDENHAM ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-sydenham-st","address":"1140 S SYDENHAM ST","parcelNumber":"365089800","source":"https://property.phila.gov/?p=365089800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"CREARY STEPHANIE J","coOwner":"DELAO HUGO","marketValue":639200,"landAssessment":127840,"improvementAssessment":511360,"livableArea":2050,"yearBuilt":2023,"lastSale":{"price":882500,"date":"2024-04-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-062227","date":"2021-09-07","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-062286","date":"2021-09-08","code":"A-104.1/1","title":"WORKMANLIKE-BUILDING CODE","status":"COMPLIED","resolutionDate":"2021-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-072149","date":"2021-10-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-03-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-072148","date":"2021-10-12","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-03-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-074052","date":"2021-10-19","code":"A-504.7/1","title":"SWO-UNREQ'D ACTIV CONTINUES","status":"COMPLIED","resolutionDate":"2024-03-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-077373","date":"2021-11-03","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-077374","date":"2021-11-03","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-077375","date":"2021-11-03","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-085951","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-07","completedDate":"2021-09-09","violations":[{"number":"VI-2021-062227","date":"2021-09-07","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-062286","date":"2021-09-08","code":"A-104.1/1","title":"WORKMANLIKE-BUILDING CODE","status":"COMPLIED","resolutionDate":"2021-09-08","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-100025","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-12","completedDate":"2024-03-11","violations":[{"number":"VI-2021-072149","date":"2021-10-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-03-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-072148","date":"2021-10-12","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-03-11","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-102547","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-19","completedDate":"2024-03-11","violations":[{"number":"VI-2021-074052","date":"2021-10-19","code":"A-504.7/1","title":"SWO-UNREQ'D ACTIV CONTINUES","status":"COMPLIED","resolutionDate":"2024-03-11","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-107219","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-03","completedDate":"2022-03-25","violations":[{"number":"VI-2021-077373","date":"2021-11-03","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-077374","date":"2021-11-03","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-077375","date":"2021-11-03","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":8,"worst":null}],"investigations":[{"caseNumber":"CF-2021-085951","date":"2021-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-085951","date":"2021-09-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-100025","date":"2021-10-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102547","date":"2021-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-107219","date":"2021-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100025","date":"2021-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102547","date":"2021-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102547","date":"2022-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015541","date":"2022-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-107219","date":"2022-03-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-015541","date":"2022-04-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-041272","date":"2022-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-041272","date":"2022-06-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-102547","date":"2024-03-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-100025","date":"2024-03-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":6,"passes":1},{"y":2022,"fails":3,"passes":3},{"y":2024,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93670065607822,"lng":-75.16973465346418,"geom":{"type":"Polygon","coordinates":[[[-75.169628154,39.936660758],[-75.169849865,39.936697906],[-75.169840997,39.93674065],[-75.169619265,39.93670405],[-75.169628154,39.936660758]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":3,"stories":3,"lotArea":992,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"9 SOLDIERS FIELD PARK APT 9F, BOSTON MA, 02163","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF AN EXISTING STRUCTURE\nAND THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. WITH ONE (1) ACCESSORY INTERIOR PARKING SPACE. FOR USE AS A SINGLE FAMILY DWELLING UNIT (HOUSEHO","status":"OPEN","outcome":"Granted with conditions","date":"2018-12-05","number":"34081","relatedPermit":"868323"}],"taxYears":[{"year":2015,"total":3230.03,"principal":1722.84,"interest":180.9,"penalty":120.6},{"year":2016,"total":1963.77,"principal":1722.84,"interest":25.84,"penalty":17.23}],"taxNet":5193.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":111800,"taxable":111800,"land":13690,"improvement":98110,"taxableLand":13690,"taxableImprovement":98110,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":111800,"taxable":81800,"land":22919,"improvement":88881,"taxableLand":22919,"taxableImprovement":58881,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":111800,"taxable":111800,"land":22919,"improvement":88881,"taxableLand":22919,"taxableImprovement":88881,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":128400,"taxable":128400,"land":26300,"improvement":102100,"taxableLand":26300,"taxableImprovement":102100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":153900,"taxable":153900,"land":31511,"improvement":122389,"taxableLand":31511,"taxableImprovement":122389,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":153900,"taxable":153900,"land":31511,"improvement":122389,"taxableLand":31511,"taxableImprovement":122389,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":153900,"taxable":153900,"land":31511,"improvement":122389,"taxableLand":31511,"taxableImprovement":122389,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":195900,"taxable":195900,"land":39180,"improvement":156720,"taxableLand":39180,"taxableImprovement":156720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":640100,"taxable":128020,"land":128020,"improvement":512080,"taxableLand":128020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":512080},{"y":2025,"v":640100,"taxable":128020,"land":128020,"improvement":512080,"taxableLand":128020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":512080},{"y":2026,"v":640100,"taxable":128020,"land":128020,"improvement":512080,"taxableLand":128020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":512080},{"y":2027,"v":639200,"taxable":127840,"land":127840,"improvement":511360,"taxableLand":127840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":511360}],"taxNow":1792,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"453493","date":"2013-02-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-20","scope":"REPLACE 100A SERVICE, (6) RECEPTACLES... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"868323","date":"2019-01-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-17","scope":"FOR THE DEMOLITION OF AN EXISTING STRUCTURE AND THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE.SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN AS APPROVED BY THE ZBA. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING AND ONE(1) ACCESSORY INTERIOR PARKING SPACE."},{"number":"951167","date":"2019-02-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-05-19","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"976107","date":"2019-05-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-05-19","scope":"SEAL 5\" LATERAL AT CURB LINE BY REMOVING HOUSE TRAP & HERMETICALLY SEALING LATERAL BY CAP OR PLUG PER SECTION P-606.1 OF PPC 2004-\"SELF-CERTIFICATION'S NO LONGER PERMITTED\"-\"EXCAVATIONS/PLUMBING TRENCHES IN EXCESS OF 5' DEPTH MUST HAVE APPROVED SHORING IN PLACE AT TIME OF INSPECTION\""},{"number":"961039","date":"2019-05-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2019-12-05","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"PP-2020-015031","date":"2020-12-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-28","scope":"Lateral Seal PPC 2018"},{"number":"DP-2021-000215","date":"2021-03-04","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-01-06","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"RP-2021-001041","date":"2021-04-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-03-14","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE-FAMILY DWELLING (IRC 2015 TOWNHOUSE CONSTRUCTION) WITH ROOF DECK AND PILOTHOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT ISSUED ON 5/5/2021 TO INCLUDE UNDERPINNING AS PER THE APPROVED UNDERPINNING PLANS. AMENDMENT ISSUED ON 10/7/2021 TO INCLUDE UPDATES TO THE BASEMENT AND STRUCTURAL PLANS TO ACCOMMODATE THE EXISTING ALLEY WALL. AMENDMENT ISSUED ON 1/10/2022 TO DOCUMENT THE CHANGES MADE TO UNDERPINNING PLAN FROM BOTH SIDES TO ONE SIDE ONLY AS THE ADJACENT STRUCTURE RECENTLY COLLAPSED."},{"number":"FP-2021-001389","date":"2021-06-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-14","scope":"FOR THE INSTALLATION OF A ONE-INCH COMBINED FIRE/DOMESTIC WATER SERVICE AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"PP-2021-004193","date":"2022-03-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-14","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2015 TOWNHOUSE CONSTRUCTION) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2021-004192","date":"2022-03-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-14","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2015 TOWNHOUSE CONSTRUCTION) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2021-004191","date":"2022-03-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-14","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2015 TOWNHOUSE CONSTRUCTION) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"EP-2022-006976","date":"2022-07-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-03","scope":"Install 200 amp main service. Install 40 circuit main breaker panel. Install all wiring throughout new construction Single family dwelling. Install Cable tv wiring AS PER NEC 2014"},{"number":"MP-2022-003767","date":"2022-07-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install Two (2)- 90% Eff. 60,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, grilles, registers and diffusers, installing Two 2-Ton Coil & Two 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building. (SFD) RP-2021-001041)."}],"storyTag":"Torn down & rebuilt","storyDelta":0.09,"timeline":[{"y":2021,"k":"viol","w":"8 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2022,"k":"demo"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2023,"k":"sale","p":812000},{"y":2024,"k":"sale","p":882500},{"y":2024,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 227% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $195,900 to $640,100","no permit shown in 2023-2025"],"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 #34081: OPEN · Granted with conditions; related permit 868323. Use permit #868323: 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":"3 permits not marked completed: 951167 (Expired), 976107 (Expired), 961039 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 11, 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":"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 8 historical violations across 4 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"}]}