{"asOf":"2026-07-27T09:38:00.436Z","block":"2600-2699 N 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-n-12th-st","address":"2611 N 12TH ST","parcelNumber":"371225900","source":"https://property.phila.gov/?p=371225900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"66 N DEWEY STREET LLC","coOwner":null,"marketValue":258200,"landAssessment":51640,"improvementAssessment":206560,"livableArea":1148,"yearBuilt":2023,"lastSale":{"price":1,"date":"2024-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"3901942","date":"2016-04-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3901941","date":"2016-04-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3901940","date":"2016-04-14","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3901943","date":"2016-04-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4020659","date":"2016-04-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211972086","date":"2019-09-25","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972087","date":"2019-09-25","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972085","date":"2019-09-25","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972084","date":"2019-09-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972083","date":"2019-09-25","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"}],"violationCases":[{"number":"528273","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-04-18","completedDate":"2016-09-14","violations":[{"number":"3901942","date":"2016-04-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3901941","date":"2016-04-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3901940","date":"2016-04-14","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3901943","date":"2016-04-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"528285","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-04-18","completedDate":null,"violations":[{"number":"4020659","date":"2016-04-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"708513","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-09-25","completedDate":null,"violations":[{"number":"211972086","date":"2019-09-25","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972087","date":"2019-09-25","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972085","date":"2019-09-25","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972084","date":"2019-09-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"211972083","date":"2019-09-25","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-08-27","resolution":"COMPLIED - OWNER DEMOLITION"}]}],"violYears":[{"y":2016,"n":5,"worst":null},{"y":2019,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 3"}],"investigations":[{"caseNumber":"528285","date":"2016-04-14","type":"VAC INSP","status":"FAILED"},{"caseNumber":"528273","date":"2016-04-14","type":"VAC INSP","status":"FAILED"},{"caseNumber":"528273","date":"2016-05-06","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"528285","date":"2016-05-13","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"528285","date":"2016-07-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"708513","date":"2019-09-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"708513","date":"2019-10-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"708513","date":"2020-12-31","type":null,"status":"FAILED"},{"caseNumber":"708513","date":"2021-01-11","type":null,"status":"FAILED"},{"caseNumber":"708513","date":"2021-07-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2016,"fails":3,"passes":0},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99211972423468,"lng":-75.15091261896585,"geom":{"type":"Polygon","coordinates":[[[-75.15080844,39.992125139],[-75.150816181,39.992087707],[-75.151016575,39.992114086],[-75.15100859,39.992151884],[-75.15080844,39.992125139]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":4,"baths":null,"stories":2,"lotArea":784,"zoning":"RM1","grade":null,"basement":"A","heater":"H","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1215 LIMBERLOST LN, GLADWYNE PA, 19035","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12600,"taxable":12600,"land":2822,"improvement":9778,"taxableLand":2822,"taxableImprovement":9778,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12600,"taxable":12600,"land":7560,"improvement":5040,"taxableLand":7560,"taxableImprovement":5040,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12600,"taxable":12600,"land":7560,"improvement":5040,"taxableLand":7560,"taxableImprovement":5040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":11300,"taxable":11300,"land":6780,"improvement":4520,"taxableLand":6780,"taxableImprovement":4520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":8600,"taxable":8600,"land":5160,"improvement":3440,"taxableLand":5160,"taxableImprovement":3440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":8600,"taxable":8600,"land":5160,"improvement":3440,"taxableLand":5160,"taxableImprovement":3440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":8600,"taxable":8600,"land":5160,"improvement":3440,"taxableLand":5160,"taxableImprovement":3440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":20700,"taxable":20700,"land":4140,"improvement":16560,"taxableLand":4140,"taxableImprovement":16560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":29700,"taxable":29700,"land":29700,"improvement":0,"taxableLand":29700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":241100,"taxable":65901,"land":48220,"improvement":192880,"taxableLand":48220,"taxableImprovement":17681,"exemptLand":0,"exemptImprovement":175199},{"y":2026,"v":241100,"taxable":85189,"land":48220,"improvement":192880,"taxableLand":48220,"taxableImprovement":36969,"exemptLand":0,"exemptImprovement":155911},{"y":2027,"v":258200,"taxable":111887,"land":51640,"improvement":206560,"taxableLand":51640,"taxableImprovement":60247,"exemptLand":0,"exemptImprovement":146313}],"taxNow":1192,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1021357","date":"2019-10-30","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2020-12-10","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 708513 TO REPAIR REAR AND SIDE WALL, FLOOR AND ROOF JOISTS AS PER APPROVED PLANS AND ENGINEER REPORT. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2021-012127","date":"2021-07-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-13","scope":"FOR A LATERAL SEAL AS PER 2018 PPC."},{"number":"ZP-2021-008094","date":"2021-07-20","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY STRUCTURE."},{"number":"DP-2021-001387","date":"2021-08-04","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-10-19","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE 21 DAY POSTING CAN BE WAIVED FOR DANGEROUS CASE [SECTION A-303.2 OF ADMINISTRATIVE CODE] FOR IMMINENTLY DANGEROUS CASE, THE PERMIT BECOME INVALID IF THE WORK DOES NOT COMMENCE WITHIN 10 DAYS AFTER ISSUANCE"},{"number":"ZP-2021-013298","date":"2021-11-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-01-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"RP-2021-017178","date":"2021-12-06","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-03","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS A TWO- FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY.***AMEND 11/1/22-TO REFLECT 13 SPRINKLER PERMIT-SERPERATE PERMIT TO BE OBTAINED FOR SPRINKLER***NO OTHER WORK APPRVOED ON THIS AMENDEDMENT.**"},{"number":"MP-2021-008041","date":"2022-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-13","scope":"Mechanical / Fuel Gas Permit for combo RP-2021-017178"},{"number":"EP-2021-014167","date":"2022-11-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-11","scope":"Electrical Permit for combo RP-2021-017178-200 AMP SERVICE AND WIRING THROUGHOUT"},{"number":"FP-2022-002653","date":"2022-12-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-12-13","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":"PP-2021-022651","date":"2022-12-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-11","scope":"Plumbing Permit (Water Distribution) for combo RP-2021-017178"},{"number":"PP-2021-022652","date":"2023-02-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-29","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2021-017178"},{"number":"PP-2021-022653","date":"2023-02-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-13","scope":"Plumbing Permit (Interior) for combo RP-2021-017178"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Full Demolition"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"demo"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"747517","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROKHAYA DRAME","legalName":"ROKHAYA DRAME","address":"2611 N 12TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-08-02","latestIssueDate":"2017-08-02","expirationDate":"2018-08-01","inactiveDate":"2018-09-30"},{"number":"940830","type":"Rental","status":"Active","businessName":"66 N. Dewey Street LLC","legalName":"66 N. Dewey Street LLC","address":"2611 N 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-12-29","latestIssueDate":"2025-12-04","expirationDate":"2026-12-28","inactiveDate":null}],"licenseActivity":[{"number":"940830","type":"Rental","businessName":"66 N. Dewey Street LLC","legalName":"66 N. Dewey Street LLC","issuedDate":"2023-12-29","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2026-12-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"747517","type":"Vacant Residential Property / Lot","businessName":"ROKHAYA DRAME","legalName":"ROKHAYA DRAME","issuedDate":"2017-08-02","latestIssueDate":"2017-08-02","closureDate":"2018-09-30","expirationDate":"2018-08-01","inactiveDate":"2018-09-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 712% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $29,700 to $241,100","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":"The record identifies more than one dwelling/use.","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: 1021357 (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 10 historical violations across 3 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 (1215 LIMBERLOST LN, GLADWYNE PA, 19035).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 28, 2021.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #747517: Inactive since Sep 30, 2018","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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.","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"}]}