{"asOf":"2026-07-27T16:11:51.238Z","block":"3300-3399 TULIP ST","blockUrl":"https://philadelphia.blockreport.homes/block/3300-3399-tulip-st","address":"3325 TULIP ST","parcelNumber":"451424610","source":"https://property.phila.gov/?p=451424610","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"3300 TULIP PARTNERSHIP LL","coOwner":null,"marketValue":308500,"landAssessment":61700,"improvementAssessment":246800,"livableArea":2550,"yearBuilt":2019,"lastSale":{"price":1,"date":"2017-07-25T04:00:00Z"},"openViolations":6,"violations":[{"number":"4625603","date":"2018-03-29","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-085847","date":"2023-10-25","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"CLOSED","resolutionDate":"2023-11-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-085909","date":"2023-10-25","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085912","date":"2023-10-25","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-085911","date":"2023-10-25","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-085910","date":"2023-10-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-009659","date":"2024-02-14","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-011359","date":"2024-02-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-011377","date":"2024-02-22","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2024-02-22","resolution":"SVN ISSUED"}],"violationCases":[{"number":"626903","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2018-03-29","completedDate":"2018-04-05","violations":[{"number":"4625603","date":"2018-03-29","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-114192","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-01","completedDate":"2023-11-02","violations":[{"number":"VI-2023-085847","date":"2023-10-25","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"CLOSED","resolutionDate":"2023-11-02","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2023-114295","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-11-01","completedDate":null,"violations":[{"number":"VI-2023-085909","date":"2023-10-25","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-085912","date":"2023-10-25","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-085911","date":"2023-10-25","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-085910","date":"2023-10-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-011690","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-02-14","completedDate":null,"violations":[{"number":"VI-2024-009659","date":"2024-02-14","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-013806","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-02-22","completedDate":null,"violations":[{"number":"VI-2024-011359","date":"2024-02-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-013809","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-22","completedDate":"2026-05-05","violations":[{"number":"VI-2024-011377","date":"2024-02-22","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2024-02-22","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"626903","date":"2018-03-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"626903","date":"2018-04-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-114192","date":"2023-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-114295","date":"2023-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-114192","date":"2023-11-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-011690","date":"2024-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013806","date":"2024-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013809","date":"2024-02-22","type":null,"status":null},{"caseNumber":"CF-2024-011690","date":"2024-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013806","date":"2024-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011690","date":"2024-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011690","date":"2024-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013806","date":"2024-08-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011690","date":"2024-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011690","date":"2024-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011690","date":"2024-11-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-114295","date":"2024-12-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":11,"passes":0}],"taxOwed":17408.5,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":17408.5,"principalDue":12374.78,"penaltyDue":795.08,"interestDue":1308.75,"otherChargesDue":2929.89,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-01-10","assessmentYear":2022,"totalAssessment":442000,"taxableAssessment":442000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":6187.12,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99102941070419,"lng":-75.10438113794324,"geom":{"type":"Polygon","coordinates":[[[-75.104303712,39.990985444],[-75.104356948,39.990957779],[-75.104458564,39.991073377],[-75.104405327,39.991101042],[-75.104303712,39.990985444]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-011258","type":"Fire Alarm Certification","inspectionDate":"2024-03-28","result":"Certified","expirationDate":"2025-03-28","buildingId":"1546456"},{"number":"BC-2024-022717","type":"Sprinkler Certification","inspectionDate":"2024-05-30","result":"Certified","expirationDate":"2025-05-30","buildingId":"1546456"},{"number":"BC-2024-026060","type":"Sprinkler Certification","inspectionDate":"2024-07-12","result":"Certified","expirationDate":"2025-07-12","buildingId":"1546456"},{"number":"BC-2025-017333","type":"Fire Alarm Certification","inspectionDate":"2025-03-20","result":"Certified","expirationDate":"2026-03-20","buildingId":"1546456"},{"number":"BC-2025-012944","type":"Sprinkler Certification","inspectionDate":"2025-05-06","result":"Certified","expirationDate":"2026-05-06","buildingId":"1546456"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":4,"baths":3,"stories":3,"lotArea":1026,"zoning":"ICMX","grade":"B-","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1704 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-001927","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":442000,"taxable":128180,"land":128180,"improvement":313820,"taxableLand":128180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":313820},{"y":2020,"v":442000,"taxable":206635,"land":128180,"improvement":313820,"taxableLand":128180,"taxableImprovement":78455,"exemptLand":0,"exemptImprovement":235365},{"y":2021,"v":442000,"taxable":415848,"land":128180,"improvement":313820,"taxableLand":128180,"taxableImprovement":287668,"exemptLand":0,"exemptImprovement":26152},{"y":2022,"v":442000,"taxable":128180,"land":128180,"improvement":313820,"taxableLand":128180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":313820},{"y":2023,"v":480100,"taxable":96020,"land":96020,"improvement":384080,"taxableLand":96020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384080},{"y":2024,"v":480100,"taxable":96020,"land":96020,"improvement":384080,"taxableLand":96020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384080},{"y":2025,"v":312600,"taxable":62520,"land":62520,"improvement":250080,"taxableLand":62520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":250080},{"y":2026,"v":312600,"taxable":62520,"land":62520,"improvement":250080,"taxableLand":62520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":250080},{"y":2027,"v":308500,"taxable":61700,"land":61700,"improvement":246800,"taxableLand":61700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":246800}],"taxNow":875,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"770796","date":"2017-05-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND PILOT HOUSE (ROOF DECK ACCESS ONLY) MAXIMUM HEIGHT 38' HIGH AND PILOT HOUSE (90 SQ FT, MAXIMUM 10' HIGH) (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). FOR USE AS A THREE (3) FAMILY DWELLING."},{"number":"818596","date":"2017-11-08","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-07-17","scope":"EXCAVATION AND FOUNDATION FOR A MULTI FAMILY DWELLING. (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"842323","date":"2018-03-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-02-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS THREE (3) DWELLING UNITS. SPRINKLERED THROUGH PER NFPA 13 (TABLE 705.8). SEE A/P NO 818596 FOR FOUNDATION PERMIT. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"893314","date":"2018-07-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-22","scope":"INSTALLATION (3) 2 TON 800 CFM 45,000 BTU AND DUCTWORK."},{"number":"878138","date":"2018-10-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-02-22","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13, TO INCLUDE A 2-INCH DIAMETER SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY."},{"number":"925485","date":"2018-11-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP SERVICE AND WIRING THROUGHOUT SFD BUILDING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES AND SMOKES AS PER 2008 NEC (EAST DISTRICT)"},{"number":"917355","date":"2019-02-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-10-24","scope":"INSTALL FIRE ALARM SYSTEM THROUGHOUT 3-FAMILY BUILDING PULL STATIONS, HORN, STROBES, SMOKE DETECTORS & FIRE ALARM PANEL AS PER NFPA 72 EAST DISTRICT"},{"number":"956633","date":"2019-04-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-22","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS THREE (3) DWELLING UNITS; 3 KITCHENS, 3 VANITIES, 3 LAUNDRY, 3 TOILETS, 2 WATER HEATERS, 3 SHOWRS, 3 DISHWASHERS. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"EP-2020-006014","date":"2020-09-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-09","scope":"Install 200 AMP service and wiring throughout SFD building with receptacles, switches, lights, fixtures, and smoke detectors as per 2014 nec"},{"number":"PP-2025-002514","date":"2025-05-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-03-25","scope":"previously installed plumbing system for above address. permit not found in system. 3 kitchen 3 toilet 3 lav 3 shower/tub 3 laundry 3 water heaters 3 laundry"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×11"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["6 open L&I violations","$17,409 appeared in the City's June 2022 delinquency snapshot","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":"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #770796: COMPLETED. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"3 permits not marked completed: 842323 (Expired), 917355 (Expired), PP-2025-002514 (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":"6 open L&I violations","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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 Mar 20, 2026; Sprinkler Certification: Certified through May 6, 2026","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$17,408.50 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"14 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 13, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}