{"asOf":"2026-07-27T20:26:25.666Z","block":"2500-2599 S 78TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-78th-st","address":"2510 S 78TH ST","parcelNumber":"405928005","source":"https://property.phila.gov/?p=405928005","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"23","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"HINSON SHARNAE","coOwner":null,"marketValue":331800,"landAssessment":66360,"improvementAssessment":265440,"livableArea":1296,"yearBuilt":1965,"lastSale":{"price":280000,"date":"2021-02-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"3876397","date":"2015-10-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4591054","date":"2016-04-01","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4591052","date":"2016-04-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4591053","date":"2016-04-01","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4308919","date":"2017-03-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4353773","date":"2017-06-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4530248","date":"2017-06-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4573234","date":"2018-01-26","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4573233","date":"2018-01-26","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5081025","date":"2019-06-19","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5081024","date":"2019-06-19","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211966879","date":"2019-06-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2021-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211966880","date":"2019-06-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":"2021-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"5126282","date":"2019-06-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5138008","date":"2019-06-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"507340","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-10-22","completedDate":"2016-07-20","violations":[{"number":"3876397","date":"2015-10-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"526191","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-04-04","completedDate":"2019-02-22","violations":[{"number":"4591054","date":"2016-04-01","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4591052","date":"2016-04-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4591053","date":"2016-04-01","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"575662","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-03-16","completedDate":"2019-02-15","violations":[{"number":"4308919","date":"2017-03-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"589257","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-06-17","completedDate":"2017-08-03","violations":[{"number":"4353773","date":"2017-06-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"589258","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-06-17","completedDate":"2017-11-15","violations":[{"number":"4530248","date":"2017-06-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"620280","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-01-29","completedDate":"2018-04-16","violations":[{"number":"4573234","date":"2018-01-26","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4573233","date":"2018-01-26","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"691496","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2019-06-19","completedDate":"2019-08-07","violations":[{"number":"5081025","date":"2019-06-19","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5081024","date":"2019-06-19","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"691515","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-06-19","completedDate":"2021-01-13","violations":[{"number":"211966879","date":"2019-06-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2021-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211966880","date":"2019-06-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":"2021-01-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"985260","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5126282","date":"2019-06-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"966264","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5138008","date":"2019-06-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2016,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 9"},{"y":2017,"n":3,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":6,"worst":null}],"investigations":[{"caseNumber":"507340","date":"2015-10-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"507340","date":"2015-11-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"507340","date":"2015-12-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"507340","date":"2015-12-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"507340","date":"2016-03-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"526191","date":"2016-04-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507340","date":"2016-04-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"526191","date":"2016-05-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"526191","date":"2016-07-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"526191","date":"2016-11-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"575662","date":"2017-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"575662","date":"2017-03-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526191","date":"2017-03-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"526756","date":"2017-04-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"575662","date":"2017-05-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526191","date":"2017-06-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"589257","date":"2017-06-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"589258","date":"2017-06-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"575662","date":"2017-07-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"589258","date":"2017-08-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"589257","date":"2017-08-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"526191","date":"2017-08-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"589258","date":"2017-09-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"589258","date":"2017-11-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"589258","date":"2017-11-15","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"589258","date":"2017-12-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"620280","date":"2018-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526191","date":"2018-02-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"620280","date":"2018-03-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526191","date":"2019-02-21","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"691496","date":"2019-06-19","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"691515","date":"2019-06-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"691496","date":"2019-08-07","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"691515","date":"2019-08-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"691515","date":"2019-09-18","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"691515","date":"2021-01-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":5,"passes":0},{"y":2017,"fails":10,"passes":3},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":3,"passes":2},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.906866190191344,"lng":-75.24924786679708,"geom":{"type":"Polygon","coordinates":[[[-75.249130139,39.906953072],[-75.249312294,39.906751168],[-75.249365644,39.906779155],[-75.249183481,39.906981235],[-75.249130139,39.906953072]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":3,"baths":3,"stories":2,"lotArea":1617,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":true,"mail":"2510 S 78TH ST, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[{"year":2002,"total":406.25,"principal":0,"interest":181.22,"penalty":12.56},{"year":2003,"total":3711.58,"principal":1480.06,"interest":1888.16,"penalty":113.25},{"year":2004,"total":3734.09,"principal":1617.89,"interest":1771.59,"penalty":113.25},{"year":2005,"total":3579.75,"principal":1617.89,"interest":1625.98,"penalty":113.25},{"year":2006,"total":3425.4,"principal":1617.89,"interest":1480.37,"penalty":113.25},{"year":2007,"total":3271.05,"principal":1617.89,"interest":1334.76,"penalty":113.25},{"year":2008,"total":3349.47,"principal":1739.54,"interest":1278.57,"penalty":121.77},{"year":2009,"total":3136.84,"principal":1713.87,"interest":1105.44,"penalty":119.97},{"year":2013,"total":979.97,"principal":636.14,"interest":201.33,"penalty":67.03},{"year":2014,"total":1624.19,"principal":1142.73,"interest":222.83,"penalty":79.99},{"year":2015,"total":1638.88,"principal":1242.05,"interest":130.42,"penalty":86.94},{"year":2016,"total":1501.61,"principal":1297.48,"interest":19.46,"penalty":12.97}],"taxNet":30359.08,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":110600,"taxable":80600,"land":12777,"improvement":97823,"taxableLand":12777,"taxableImprovement":67823,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":110600,"taxable":110600,"land":33180,"improvement":77420,"taxableLand":33180,"taxableImprovement":77420,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":110600,"taxable":110600,"land":33180,"improvement":77420,"taxableLand":33180,"taxableImprovement":77420,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":115400,"taxable":115400,"land":34620,"improvement":80780,"taxableLand":34620,"taxableImprovement":80780,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":125100,"taxable":125100,"land":37530,"improvement":87570,"taxableLand":37530,"taxableImprovement":87570,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":125100,"taxable":125100,"land":37530,"improvement":87570,"taxableLand":37530,"taxableImprovement":87570,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":125100,"taxable":125100,"land":37530,"improvement":87570,"taxableLand":37530,"taxableImprovement":87570,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":177600,"taxable":177600,"land":35520,"improvement":142080,"taxableLand":35520,"taxableImprovement":142080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":177600,"taxable":97600,"land":35520,"improvement":142080,"taxableLand":35520,"taxableImprovement":62080,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":317400,"taxable":217400,"land":63480,"improvement":253920,"taxableLand":63480,"taxableImprovement":153920,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":317400,"taxable":217400,"land":63480,"improvement":253920,"taxableLand":63480,"taxableImprovement":153920,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":331800,"taxable":231800,"land":66360,"improvement":265440,"taxableLand":66360,"taxableImprovement":165440,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3043,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"890291","date":"2018-08-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"FOR THE ISSUANCE OF A MAKE SAFE PERMIT- FOR REPAIR OF ROOF DUE TO FIRE DAMAGE TO RESOLVE CASE #526191 PER PLAN. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' 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 #526191.ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"966264","date":"2019-04-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-22","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"970929","date":"2019-04-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-04","scope":"INSTALL 200AMP SERVICE REWIRE ALL ELECTRICAL BY FISHING ONLY AS PER 2014 NEC"},{"number":"985260","date":"2019-06-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT STANDARDS ALTERATIONS-RENOVATION TO A SINGLE FAMILY DWELLING; INTERIOR DEMO OF NONLOAD BEARING PARTIITION WALLS, MINOR FRAMING, INSTALL GYPBOARD, TRIM, AND OTHER FINISHES. 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; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR WITH THIS PERMIT)"},{"number":"987799","date":"2019-06-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-13","scope":"3 BATHS, 1 KITCHEN, 1 LAUNDRY, 1 GARBAGE DISPOSAL, 1 WATER HEATER, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"1029556","date":"2019-11-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-11-22","scope":"FOR THE ELIMINATION OF ONE PREVIOUSLY APPROVED INTERIOR PARKING SPACE IN SINGLE FAMILY DWELLING. NO OFF STREET PARKING ON PREMISES."},{"number":"1003840","date":"2020-09-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-05-01","scope":"APPLICATION TO REMOVE SINGLE CAR GARAGE DOOR TO ENCLOSE SPACE AND REPLACE WITH STANDARD FRONT ENTRY DOOR. FIRST FLOOR LEVEL TO BE USED AS BUILDING ACCESS AND INCIDENTAL STORAGE ONLY. THIS LEVEL CANNOT BE CONVERTED TO LIVABLE SPACE."},{"number":"MP-2020-004509","date":"2020-10-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-22","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. *ROOFTOP UNITS PERMITTED IF INCLUDED IN APPROVED BUILDING PLANS*"},{"number":"GM-2020-009156","date":"2020-10-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-01-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"viol","w":"6 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"sale","p":280000},{"y":2021,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 79% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $177,600 to $317,400","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":"Use permit #1029556: 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":"4 permits not marked completed: 966264 (Expired), 985260 (EXPIRED), 1003840 (Expired), MP-2020-004509 (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 15 historical violations across 10 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"22 failed, 6 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 13, 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/"}],"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"}]}