{"asOf":"2026-07-28T10:03:06.618Z","block":"1400-1499 WHARTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-wharton-st","address":"1408 WHARTON ST","parcelNumber":"365339900","source":"https://property.phila.gov/?p=365339900","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"PIVETEAU STEVEN G","coOwner":null,"marketValue":570700,"landAssessment":114140,"improvementAssessment":456560,"livableArea":2121,"yearBuilt":1915,"lastSale":{"price":6000,"date":"1997-04-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"568625","date":"2007-05-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"568624","date":"2007-05-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"568623","date":"2007-05-10","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"568626","date":"2007-05-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065331","date":"2008-08-18","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065330","date":"2008-08-18","code":"PM-307.1/1","title":"VACANT PROP UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065332","date":"2008-08-18","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065333","date":"2008-08-18","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191354","date":"2011-07-20","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191352","date":"2011-07-20","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191350","date":"2011-07-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191351","date":"2011-07-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191353","date":"2011-07-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2286258","date":"2011-10-04","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2286256","date":"2011-10-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2286257","date":"2011-10-04","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4677087","date":"2018-05-15","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4677086","date":"2018-05-15","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4677102","date":"2018-05-15","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4677103","date":"2018-05-15","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"112595","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-05-11","completedDate":"2008-01-24","violations":[{"number":"568625","date":"2007-05-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"568624","date":"2007-05-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"568623","date":"2007-05-10","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"568626","date":"2007-05-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"174806","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2008-08-18","completedDate":"2015-05-08","violations":[{"number":"1065331","date":"2008-08-18","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065330","date":"2008-08-18","code":"PM-307.1/1","title":"VACANT PROP UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065332","date":"2008-08-18","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1065333","date":"2008-08-18","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"287704","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-07-20","completedDate":"2012-02-21","violations":[{"number":"2191354","date":"2011-07-20","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191352","date":"2011-07-20","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191350","date":"2011-07-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191351","date":"2011-07-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2191353","date":"2011-07-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"300623","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-10-05","completedDate":"2012-01-18","violations":[{"number":"2286258","date":"2011-10-04","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2286256","date":"2011-10-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2286257","date":"2011-10-04","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"634368","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-05-17","completedDate":"2018-05-17","violations":[{"number":"4677087","date":"2018-05-15","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4677086","date":"2018-05-15","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"634372","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-05-17","completedDate":null,"violations":[{"number":"4677102","date":"2018-05-15","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4677103","date":"2018-05-15","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2008,"n":4,"worst":"VACANT PROP UNSAFE"},{"y":2011,"n":8,"worst":null},{"y":2018,"n":4,"worst":null}],"investigations":[{"caseNumber":"112595","date":"2007-05-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"174806","date":"2008-08-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"287704","date":"2011-07-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"287704","date":"2011-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"287704","date":"2011-09-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"300623","date":"2011-10-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"112595","date":"2011-10-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"300623","date":"2011-11-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"300623","date":"2012-01-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"174806","date":"2015-05-08","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"634368","date":"2018-05-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"634372","date":"2018-05-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"634368","date":"2018-05-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"634372","date":"2018-07-06","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":0,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2018,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93404428645464,"lng":-75.16807521606883,"geom":{"type":"Polygon","coordinates":[[[-75.168026389,39.934136833],[-75.168067758,39.933944549],[-75.168124042,39.933951739],[-75.168082675,39.934144023],[-75.168026389,39.934136833]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":5,"baths":3,"stories":3,"lotArea":1136,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 594, MINOTOLA NJ, 08341","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR FOR THE ONE(1) STORY REAR ADDITION AT FIRST FLOOR ( 66 SF) ; ROOF DECK ABOVE THE THIRD FLOOR WITH A PILOT HOUSE ( STAIR ACCESS ONLY)  FOR A TWO(2) FAMILY HOUSEHOLD LIVING  IN AN  EXISTING THREE(3) STORY STRUCTURE. ( ONE(1) DWELLI","status":"CLOSED","outcome":"Granted with conditions","date":"2016-05-25","number":"25478","relatedPermit":"652580"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":85100,"taxable":85100,"land":14654,"improvement":70446,"taxableLand":14654,"taxableImprovement":70446,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":85100,"taxable":85100,"land":34891,"improvement":50209,"taxableLand":34891,"taxableImprovement":50209,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":85100,"taxable":85100,"land":34891,"improvement":50209,"taxableLand":34891,"taxableImprovement":50209,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":77000,"taxable":77000,"land":31570,"improvement":45430,"taxableLand":31570,"taxableImprovement":45430,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":365800,"taxable":86264,"land":71240,"improvement":294560,"taxableLand":71240,"taxableImprovement":15024,"exemptLand":0,"exemptImprovement":279536},{"y":2021,"v":365800,"taxable":86264,"land":71240,"improvement":294560,"taxableLand":71240,"taxableImprovement":15024,"exemptLand":0,"exemptImprovement":279536},{"y":2022,"v":365800,"taxable":86264,"land":71240,"improvement":294560,"taxableLand":71240,"taxableImprovement":15024,"exemptLand":0,"exemptImprovement":279536},{"y":2023,"v":365800,"taxable":87735,"land":73100,"improvement":292700,"taxableLand":73100,"taxableImprovement":14635,"exemptLand":0,"exemptImprovement":278065},{"y":2024,"v":365800,"taxable":87735,"land":73100,"improvement":292700,"taxableLand":73100,"taxableImprovement":14635,"exemptLand":0,"exemptImprovement":278065},{"y":2025,"v":500000,"taxable":120000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":20000,"exemptLand":0,"exemptImprovement":380000},{"y":2026,"v":500000,"taxable":120000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":20000,"exemptLand":0,"exemptImprovement":380000},{"y":2027,"v":570700,"taxable":136968,"land":114140,"improvement":456560,"taxableLand":114140,"taxableImprovement":22828,"exemptLand":0,"exemptImprovement":433732}],"taxNow":1680,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"606901","date":"2015-05-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-05-08","scope":"MAKE SAFE PERMIT TO COMPLY CASE #174806 WORK TO INCLUDE: REMOVED DETIORIATED WALL RE-FRAMED IN KIND AND REPLACED WINDOWS AND DOORS"},{"number":"610765","date":"2015-05-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"652580","date":"2016-06-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-03","scope":"FOR THE ONE(1) STORY REAR ADDITION AT FIRST FLOOR ( 66 SF) ; ROOF DECK ABOVE THE THIRD FLOOR WITH A PILOT HOUSE ( STAIR ACCESS ONLY) FOR A TWO(2) FAMILY HOUSEHOLD LIVING IN AN EXISTING THREE(3) STORY STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"721411","date":"2016-10-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE INTERIOR ALTERATIONS (LEVEL 2) TO AN EXISTING THREE STORY STRUCTURE AND FOR THE ERECTION OF A REAR ADDITION AT THE FIRST FLOOR AND ROOF DECK WITH PILOT HOUSE(TO CONTAIN STAIRS AND LANDING ONLY)"},{"number":"799486","date":"2017-07-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"2 WC,2 LAVS,2 SHOWERS,2 KITCHEN SINKS,5\" CURB TRAP AND 4\" HOUSE DRAIN (TWO FAMILY)PA20171940722THE INSTALLATION WILL COMPLY WITH 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":"804607","date":"2017-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-13","scope":"200AMP SERVICE AND NEW OUTLETS AND SWITCHES HI HATS, SMOKE DETECTOR AND 2 HOT WATER HEATERS AS PER NEC 2008 SOUTH DISTRICT"},{"number":"810160","date":"2017-08-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"INSTALLING (2) COMPLETE HVAC SYSTEMS. GAS HEATER, 92% EFF, 20,000 BTU WITH ALL RELATED DUCTWORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Demolition"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"4 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"549748","type":"Rental","status":"Active","businessName":"STEVE PIVETEAU","legalName":"STEVE PIVETEAU","address":"1408 WHARTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-12-01","latestIssueDate":"2026-02-25","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"549748","type":"Rental","businessName":"STEVE PIVETEAU","legalName":"STEVE PIVETEAU","issuedDate":"2011-12-01","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $365,800 to $500,000","no permit shown in 2024-2026"],"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 #25478: CLOSED · Granted with conditions; related permit 652580. Use permit #652580: 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: 721411 (Issued).","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 20 historical violations across 6 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 594, MINOTOLA NJ, 08341).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 6, 2018.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}