{"asOf":"2026-07-25T22:23:32.292Z","block":"100-199 E WYOMING AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-e-wyoming-ave","address":"109 E WYOMING AVE","parcelNumber":"421054705","source":"https://property.phila.gov/?p=421054705","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"MORILLO ANTIGUA","coOwner":null,"marketValue":193800,"landAssessment":38760,"improvementAssessment":155040,"livableArea":1975,"yearBuilt":1935,"lastSale":{"price":75050,"date":"2007-07-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"1285384","date":"2007-08-13","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"834797","date":"2007-10-31","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1285392","date":"2007-10-31","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784571","date":"2010-03-11","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784575","date":"2010-03-11","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784573","date":"2010-03-11","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784572","date":"2010-03-11","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784570","date":"2010-03-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784569","date":"2010-03-11","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1819286","date":"2010-09-16","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2023-026048","date":"2023-04-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-026049","date":"2023-04-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-026050","date":"2023-04-24","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-026051","date":"2023-04-24","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"124216","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2007-08-15","completedDate":null,"violations":[{"number":"1285384","date":"2007-08-13","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"132923","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2007-10-31","completedDate":null,"violations":[{"number":"834797","date":"2007-10-31","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"132969","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2007-10-31","completedDate":null,"violations":[{"number":"1285392","date":"2007-10-31","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"228423","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2010-03-11","completedDate":"2016-07-20","violations":[{"number":"1784571","date":"2010-03-11","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784575","date":"2010-03-11","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784573","date":"2010-03-11","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784572","date":"2010-03-11","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784570","date":"2010-03-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1784569","date":"2010-03-11","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"247956","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2010-08-19","completedDate":"2018-02-05","violations":[{"number":"1819286","date":"2010-09-16","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-034171","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-24","completedDate":"2024-03-18","violations":[{"number":"VI-2023-026048","date":"2023-04-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-026049","date":"2023-04-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-026050","date":"2023-04-24","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-026051","date":"2023-04-24","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2024-03-18","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2010,"n":7,"worst":null},{"y":2023,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"124216","date":"2007-08-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"124216","date":"2007-09-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132923","date":"2007-10-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132969","date":"2007-10-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"124216","date":"2007-12-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"132969","date":"2007-12-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132923","date":"2007-12-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"124216","date":"2008-02-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132923","date":"2008-02-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"132969","date":"2008-02-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"124216","date":"2008-03-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"124216","date":"2008-03-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"132969","date":"2008-04-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"124216","date":"2008-05-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"132969","date":"2008-06-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"132923","date":"2008-07-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"132969","date":"2008-08-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"132969","date":"2008-10-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"183070","date":"2008-10-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132969","date":"2008-11-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"124216","date":"2009-03-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"132969","date":"2009-03-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"228423","date":"2010-03-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"228423","date":"2010-03-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"228423","date":"2010-04-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"228423","date":"2010-06-02","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"228423","date":"2010-08-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"228423","date":"2010-08-19","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"132969","date":"2010-10-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"247956","date":"2018-02-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"CF-2023-034171","date":"2023-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034171","date":"2024-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034171","date":"2024-03-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":6,"passes":1},{"y":2008,"fails":4,"passes":6},{"y":2009,"fails":0,"passes":2},{"y":2010,"fails":3,"passes":2},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.021729247281,"lng":-75.1239254178568,"geom":{"type":"Polygon","coordinates":[[[-75.123866963,40.021837615],[-75.123916465,40.021612212],[-75.123984036,40.021621027],[-75.123934088,40.021846581],[-75.123866963,40.021837615]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":2,"lotArea":1553,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"109 E WYOMING AVE, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CONVERSION OF AN EXISTING STRUCTURE INTO A THREE(3) FAMILY DWELLING.","status":"CLOSED","outcome":"Withdrawn","date":"2008-07-23","number":"4880","relatedPermit":"125614"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO FAMILY DWELLING.","status":"OPEN","outcome":"Granted with conditions","date":"2009-05-26","number":"7382","relatedPermit":"180136"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":127300,"taxable":127300,"land":12556,"improvement":114744,"taxableLand":12556,"taxableImprovement":114744,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":127300,"taxable":127300,"land":12556,"improvement":114744,"taxableLand":12556,"taxableImprovement":114744,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":109500,"taxable":109500,"land":21900,"improvement":87600,"taxableLand":21900,"taxableImprovement":87600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":111300,"taxable":111300,"land":22260,"improvement":89040,"taxableLand":22260,"taxableImprovement":89040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":101800,"taxable":101800,"land":20360,"improvement":81440,"taxableLand":20360,"taxableImprovement":81440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":101800,"taxable":101800,"land":20360,"improvement":81440,"taxableLand":20360,"taxableImprovement":81440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":101800,"taxable":101800,"land":20360,"improvement":81440,"taxableLand":20360,"taxableImprovement":81440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":163500,"taxable":163500,"land":32700,"improvement":130800,"taxableLand":32700,"taxableImprovement":130800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":163500,"taxable":163500,"land":32700,"improvement":130800,"taxableLand":32700,"taxableImprovement":130800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":175100,"taxable":175100,"land":35020,"improvement":140080,"taxableLand":35020,"taxableImprovement":140080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":175100,"taxable":175100,"land":35020,"improvement":140080,"taxableLand":35020,"taxableImprovement":140080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":193800,"taxable":193800,"land":38760,"improvement":155040,"taxableLand":38760,"taxableImprovement":155040,"exemptLand":0,"exemptImprovement":0}],"taxNow":2451,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"98658","date":"2007-08-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-01-28","scope":"REPLACE FOUR (4) HOT WATER HEATERS (ELECTRIC)"},{"number":"180136","date":"2009-05-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-05-26","scope":"USE TO DUPLEX"},{"number":"219465","date":"2009-06-05","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"INSTALL SHEET ROCK, BASEBOARD TRIM SOME FRAMING, TILE CERAMIC FLOOR, WALL SPAKLING AND PLASTERING"},{"number":"223442","date":"2009-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"REVOKED","completedDate":"2010-03-12","scope":"INSTALL 200A SERVICE & WIRE SINGLE FAMILY DWELLING AS PER 2005 NEC."},{"number":"227367","date":"2009-07-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"REVOKED","completedDate":null,"scope":"INSTALL (2) BATHTUBS, (2) LAV SINKS, (2) WATER CLOSETS, (1) KITCHEN SINK"},{"number":"269262","date":"2010-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200A SERVICE & WIRE TWO FAMILY DWELLING AS PER 2005 NEC (EAST DIST). (THIS PERMIT REPLACES #223442)."},{"number":"283482","date":"2010-06-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-10-12","scope":"CERAMIC TILE 5/8 DRYWALL ON 2X4 STUDS ONE HOUR FIRE RATE SEPERATION BETWEEN DUPLEX UNITS NEW CABINETS AND SINKS IN BATHROOMS AND KITCHENS"},{"number":"301007","date":"2010-09-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-12","scope":"INSTALL DRAIN LINES TO ACCOMODATE 2WC 2 LAVS 2 BATHTUBS 2KITCHEN SINKS(EAST DIS)"},{"number":"PP-2021-000803","date":"2021-01-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-09-09","scope":"repair/replace curb trap"}],"storyTag":"Improved","storyDelta":0.75,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"insp","w":"Inspection passed ×2"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Alteration"},{"y":2010,"k":"viol","w":"7 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"538064","type":"Rental","status":"Inactive","businessName":"ANTIGUA MORILLO","legalName":"ANTIGUA MORILLO","address":"109 E WYOMING AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-07-07","latestIssueDate":"2017-02-14","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"}],"licenseActivity":[{"number":"538064","type":"Rental","businessName":"ANTIGUA MORILLO","legalName":"ANTIGUA MORILLO","issuedDate":"2011-07-07","latestIssueDate":"2017-02-14","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 61% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $101,800 to $163,500","no permit shown in 2022-2024"],"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 #4880: CLOSED · Withdrawn; related permit 125614. Use permit #180136: 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: 219465 (REVOKED), 223442 (REVOKED), 227367 (REVOKED), PP-2021-000803 (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 14 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"15 failed, 12 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 18, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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"}]}