{"asOf":"2026-07-29T23:24:22.825Z","block":"3100-3199 N STILLMAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-n-stillman-st","address":"3118 N STILLMAN ST","parcelNumber":"381102700","source":"https://property.phila.gov/?p=381102700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":true,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ODD TANZA","coOwner":null,"marketValue":72700,"landAssessment":14540,"improvementAssessment":58160,"livableArea":860,"yearBuilt":1925,"lastSale":{"price":22500,"date":"2017-12-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"491384","date":"2007-02-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"491383","date":"2007-02-12","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"491385","date":"2007-02-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"3394046","date":"2014-07-07","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-27","underAppeal":false,"noticeUrl":null},{"number":"3394045","date":"2014-07-07","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-27","underAppeal":false,"noticeUrl":null},{"number":"3539949","date":"2015-04-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-08","underAppeal":false,"noticeUrl":null},{"number":"3539948","date":"2015-04-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-08","underAppeal":false,"noticeUrl":null},{"number":"3539947","date":"2015-04-30","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-08","underAppeal":false,"noticeUrl":null},{"number":"3807340","date":"2015-04-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-12-28","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-016996","date":"2021-03-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-11-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-016995","date":"2021-03-26","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-11-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-016997","date":"2021-03-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-11-17","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"101638","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-02-12","completedDate":"2010-10-27","noticeUrl":null,"violations":[{"number":"491384","date":"2007-02-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"491383","date":"2007-02-12","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"491385","date":"2007-02-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null}]},{"number":"441048","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-07","completedDate":"2014-12-27","noticeUrl":null,"violations":[{"number":"3394046","date":"2014-07-07","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-27","underAppeal":false,"noticeUrl":null},{"number":"3394045","date":"2014-07-07","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-27","underAppeal":false,"noticeUrl":null}]},{"number":"477474","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-05-01","completedDate":"2015-06-13","noticeUrl":null,"violations":[{"number":"3539949","date":"2015-04-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-08","underAppeal":false,"noticeUrl":null},{"number":"3539948","date":"2015-04-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-08","underAppeal":false,"noticeUrl":null},{"number":"3539947","date":"2015-04-30","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-08","underAppeal":false,"noticeUrl":null}]},{"number":"477479","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-05-01","completedDate":null,"noticeUrl":null,"violations":[{"number":"3807340","date":"2015-04-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-12-28","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-021966","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-26","completedDate":"2021-11-17","noticeUrl":null,"violations":[{"number":"VI-2021-016996","date":"2021-03-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-11-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-016995","date":"2021-03-26","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-11-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-016997","date":"2021-03-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-11-17","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"101638","date":"2007-02-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"101638","date":"2010-10-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"441048","date":"2014-07-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"441048","date":"2014-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"441048","date":"2014-12-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"477474","date":"2015-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477479","date":"2015-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477474","date":"2015-06-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"477479","date":"2015-07-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477479","date":"2015-12-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2021-021966","date":"2021-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021966","date":"2021-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021966","date":"2021-11-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":4,"passes":0},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00283682769935,"lng":-75.17164354583565,"geom":{"type":"Polygon","coordinates":[[[-75.171557369,40.00284462],[-75.171565475,40.002806678],[-75.171729564,40.002828596],[-75.171720527,40.002867305],[-75.171557369,40.00284462]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":2,"lotArea":641,"zoning":"RSA5","grade":"C-","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"3118 N STILLMAN ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"PWD - PWD BASIC SYSTEM REPAIR PROGRAM IS COMING OUT TO FIX PIPES AND HAVE SIGN CONTRACT.","status":"OPEN","outcome":"MOOT","date":"2018-08-21","number":"33809","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37700,"taxable":37700,"land":2690,"improvement":35010,"taxableLand":2690,"taxableImprovement":35010,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":37700,"taxable":37700,"land":5655,"improvement":32045,"taxableLand":5655,"taxableImprovement":32045,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":37700,"taxable":37700,"land":5655,"improvement":32045,"taxableLand":5655,"taxableImprovement":32045,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":37400,"taxable":37400,"land":5610,"improvement":31790,"taxableLand":5610,"taxableImprovement":31790,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":38600,"taxable":0,"land":5790,"improvement":32810,"taxableLand":0,"taxableImprovement":0,"exemptLand":5790,"exemptImprovement":32810},{"y":2021,"v":38600,"taxable":0,"land":5790,"improvement":32810,"taxableLand":0,"taxableImprovement":0,"exemptLand":5790,"exemptImprovement":32810},{"y":2022,"v":38600,"taxable":0,"land":5790,"improvement":32810,"taxableLand":0,"taxableImprovement":0,"exemptLand":5790,"exemptImprovement":32810},{"y":2023,"v":60100,"taxable":0,"land":12020,"improvement":48080,"taxableLand":0,"taxableImprovement":0,"exemptLand":12020,"exemptImprovement":48080},{"y":2024,"v":60100,"taxable":0,"land":12020,"improvement":48080,"taxableLand":0,"taxableImprovement":0,"exemptLand":12020,"exemptImprovement":48080},{"y":2025,"v":68300,"taxable":0,"land":13660,"improvement":54640,"taxableLand":0,"taxableImprovement":0,"exemptLand":13660,"exemptImprovement":54640},{"y":2026,"v":68300,"taxable":0,"land":13660,"improvement":54640,"taxableLand":0,"taxableImprovement":0,"exemptLand":13660,"exemptImprovement":54640},{"y":2027,"v":72700,"taxable":0,"land":14540,"improvement":58160,"taxableLand":0,"taxableImprovement":0,"exemptLand":14540,"exemptImprovement":58160}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"920426","date":"2018-10-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grills/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. (INSTALL ONE WARM AIR FURANCE AND REMOVE OLD ONE)"},{"number":"941088","date":"2019-01-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-18","scope":"REPLACE CURB TRAP, FAI, MAIN DRAIN, YARD DRAIN, AND VANITY PER 2004 PHILADELPHIA PLUMBING CODE"},{"number":"960791","date":"2019-03-26","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-03","scope":"ROOF REPLACEMENT - INSTALL A MODIFIED HOT ASPHALT ROOF SYSTEM. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."},{"number":"RP-2021-010176","date":"2021-08-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-11-25","scope":"MAKE SAFE PERMIT- For the replacement of front wall as per approved plan and engineer report to resolve case CF-2021-021966. Abutting sidewalk must be closed with fencing a minimum of 6 feet in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2021-021966.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 FOR IMMINENTLY DANGEROUS CASE, THE PERMIT BECOME INVALID IF THE WORK DOES NOT COMMENCE WITHIN 10 DAYS AFTER ISSUANCE"},{"number":"PP-2022-015056","date":"2022-10-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-07","scope":"Curb trap fresh air inlet,"},{"number":"EP-2022-012555","date":"2022-12-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-27","scope":"(10) 15 ampere duplex receptacle, (8) switch replacement, (4) arc-fault circuit breakers, (2) replace wall fixture, (2) fluorescent fixture, replace wall fixture, replace dining room fixture, new receptacle and circuit, (2) ground fault receptacle and dedicated circuit, (2) 10 yr smoke detectors, 120v smoke detector. fishing only as per 2017 nec"},{"number":"EP-2023-011370","date":"2023-11-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-21","scope":"Replace 100 AMP service Install dedicated line using wire mold (fishing wires) to second floor Install 2 bathroom fixtures AS PER NEC 2017"},{"number":"RP-2024-000658","date":"2024-02-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT STANDARDS ALTERATIONS-PHDC-WORK ORDER- For alterations to an existing one family dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work includes any modification to exterior walls, party walls, floor/roof framing or foundations, underpinning and excavations (i.e., digging in basement). Any work/alterations to the basement/cellar are expressly prohibited unless documented as an existing habitable space with heights and means of egress per conditions of the EZ standard. separate permits required for mechanical, electric and plumbing, etc. *No basement alterations of any kind were proposed or approved for this permit* *No structural alterations of any kind were proposed or approved for this permit* phdc second floor bathroom work order # 186965"},{"number":"PP-2024-002858","date":"2024-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace drain lines and water supply lines for second floor bathroom, install three new fixtures"},{"number":"EP-2024-003998","date":"2024-04-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-23","scope":"Fishing wires; Installing 15 AMP arc fault home run, dedicated 20 AMP circuit/GFCI, ceiling fixtures (3), 10 yr smoke/carbon combo and 10 yr smoke detectors (2)-as per 2017 NEC"}],"storyTag":"New construction","storyDelta":0.73,"timeline":[{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"390373","type":"Rental","status":"Inactive","businessName":"COLLINS GRADY E","legalName":"COLLINS GRADY E                                   ","address":"3118 N STILLMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-11-06","latestIssueDate":"2006-11-06","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"432584","type":"Rental","status":"Inactive","businessName":"SUMMIT ONE PROPERTIES LLC","legalName":"SUMMIT ONE PROPERTIES LLC","address":"3118 N STILLMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-01-07","latestIssueDate":"2014-03-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"432584","type":"Rental","businessName":"SUMMIT ONE PROPERTIES LLC","legalName":"SUMMIT ONE PROPERTIES LLC","issuedDate":"2008-01-07","latestIssueDate":"2014-03-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"390373","type":"Rental","businessName":"COLLINS GRADY E","legalName":"COLLINS GRADY E                                   ","issuedDate":"2006-11-06","latestIssueDate":"2006-11-06","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 920426 (Expired), RP-2024-000658 (Issued), PP-2024-002858 (Issued). 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, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 17, 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 5 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. 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"}]}