{"asOf":"2026-07-24T10:48:32.471Z","block":"3500-3599 N 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-n-11th-st","address":"3554 N 11TH ST","parcelNumber":"432140800","source":"https://property.phila.gov/?p=432140800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"WW REAL ESTATE LLC","coOwner":null,"marketValue":416500,"landAssessment":83300,"improvementAssessment":333200,"livableArea":2505,"yearBuilt":1920,"lastSale":{"price":65000,"date":"2021-06-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-030129","date":"2020-08-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030131","date":"2020-08-24","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030130","date":"2020-08-24","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-043529","date":"2023-06-21","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043506","date":"2023-06-21","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043509","date":"2023-06-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043510","date":"2023-06-21","code":"F-1103.9","title":"CARBON MONOXIDE ALARMS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043527","date":"2023-06-21","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043502","date":"2023-06-21","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043504","date":"2023-06-21","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"CF-2020-054121","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-24","completedDate":"2021-05-26","violations":[{"number":"VI-2020-030129","date":"2020-08-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030131","date":"2020-08-24","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030130","date":"2020-08-24","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2021-05-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-056836","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-15","completedDate":"2025-05-16","violations":[{"number":"VI-2023-043529","date":"2023-06-21","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043506","date":"2023-06-21","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043509","date":"2023-06-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043510","date":"2023-06-21","code":"F-1103.9","title":"CARBON MONOXIDE ALARMS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043527","date":"2023-06-21","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043502","date":"2023-06-21","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-043504","date":"2023-06-21","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2020,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2020-054121","date":"2020-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054121","date":"2020-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054121","date":"2021-05-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-056836","date":"2023-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056836","date":"2023-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056836","date":"2023-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056836","date":"2023-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056836","date":"2024-01-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00674759389116,"lng":-75.14655103426348,"geom":{"type":"Polygon","coordinates":[[[-75.146394915,40.006746918],[-75.146403148,40.006706579],[-75.146706366,40.006747597],[-75.146696879,40.006788939],[-75.146394915,40.006746918]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-019079","type":"Fire Alarm Certification","inspectionDate":"2022-11-18","result":"Certified","expirationDate":"2023-11-18","buildingId":"1189011"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":4,"baths":3,"stories":3,"lotArea":1355,"zoning":"RSA5","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1657 THE FAIRWAY STE 148, JENKINTOWN PA, 19046","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":1132.56,"principal":957.81,"interest":14.36,"penalty":9.58}],"taxNet":1132.56,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59500,"taxable":59500,"land":4741,"improvement":54759,"taxableLand":4741,"taxableImprovement":54759,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":59500,"taxable":59500,"land":12078,"improvement":47422,"taxableLand":12078,"taxableImprovement":47422,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":59500,"taxable":59500,"land":12078,"improvement":47422,"taxableLand":12078,"taxableImprovement":47422,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":59100,"taxable":59100,"land":11997,"improvement":47103,"taxableLand":11997,"taxableImprovement":47103,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45200,"taxable":45200,"land":9175,"improvement":36025,"taxableLand":9175,"taxableImprovement":36025,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45200,"taxable":45200,"land":9175,"improvement":36025,"taxableLand":9175,"taxableImprovement":36025,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45200,"taxable":45200,"land":9175,"improvement":36025,"taxableLand":9175,"taxableImprovement":36025,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":97400,"taxable":97400,"land":19480,"improvement":77920,"taxableLand":19480,"taxableImprovement":77920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":97400,"taxable":97400,"land":19480,"improvement":77920,"taxableLand":19480,"taxableImprovement":77920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":128700,"taxable":128700,"land":25740,"improvement":102960,"taxableLand":25740,"taxableImprovement":102960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":400000,"taxable":128700,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":48700,"exemptLand":0,"exemptImprovement":271300},{"y":2027,"v":416500,"taxable":134009,"land":83300,"improvement":333200,"taxableLand":83300,"taxableImprovement":50709,"exemptLand":0,"exemptImprovement":282491}],"taxNow":1802,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-001818","date":"2021-03-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-01","scope":"MAKE SAFE PERMIT - For (REBUILDING CEILING WERE FIRE CAUGHT ON FIRE - MAINLY IN FRONT BAY OF THE HOUSE, AS PER ENGINEER'S REPORT AND PLANS) to resolve case #CF-2020-054121. 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 #CF-2020-054121. 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."},{"number":"ZP-2021-008841","date":"2021-08-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-03-09","scope":"FOR THE ERECTION OF AN ADDITION ABOVE OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"CP-2021-005467","date":"2021-10-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-09","scope":"FOR INTERIOR LEVEL 3 ALTERATTION TO AN EXISTING 2-STORY AND FOR THE ADDITION OF A 3RD STORY AS PER PLANS. FOR A THREE FAMILY DWELLING WITH LAYOUT AS SHOWN."},{"number":"EP-2022-000152","date":"2022-01-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-03","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. PROVIDE WIRING THROUGHOUT THE COMMON AREAS AND THREE DELLING UNITS. INSTALL LIGHTS NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMNET. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2022-000251","date":"2022-02-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-31","scope":"INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER INSTALL NEW FIRE DEPARTMENT CONNECTION INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWTICHES ALL WORK AS PER PLANS."},{"number":"PP-2022-001726","date":"2022-02-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-09","scope":"INSTALL 3 WATER CLOSETS, 3 SHOWER/TUBS, 3 LAVATORIES, 3 KITCHEN SINKS, 2 WASHING MACHINE BOXES, 1 EJECTOR SUMP PUMP AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-001053","date":"2022-04-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-31","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. **EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES.** All new duct work installed 1 electric heater installed in the basement 1 electric heater installed on the 2nd floor 1 electric heater installed on the 3rd floor 3-2 ton heat pump condensers installed in the backyard"}],"storyTag":"New construction","storyDelta":4.16,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"sale","p":65000},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"412631","type":"Rental","status":"Inactive","businessName":"ERNEST & CATHLEEN G EDNEY","legalName":"ERNEST & CATHLEEN G EDNEY","address":"3554 N 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-06-08","latestIssueDate":"2020-02-23","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"915542","type":"Rental","status":"Active","businessName":"WW Real Estate LLC","legalName":"WW Real Estate LLC","address":"3554 N 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-01-31","latestIssueDate":"2026-07-23","expirationDate":"2027-01-30","inactiveDate":null}],"licenseActivity":[{"number":"915542","type":"Rental","businessName":"WW Real Estate LLC","legalName":"WW Real Estate LLC","issuedDate":"2023-01-31","latestIssueDate":"2026-07-23","closureDate":null,"expirationDate":"2027-01-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"412631","type":"Rental","businessName":"ERNEST & CATHLEEN G EDNEY","legalName":"ERNEST & CATHLEEN G EDNEY","issuedDate":"2007-06-08","latestIssueDate":"2020-02-23","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 211% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $128,700 to $400,000","no permit shown in 2025-2027"],"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":"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 2 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 18, 2023","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (1657 THE FAIRWAY STE 148, JENKINTOWN PA, 19046).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 11, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}