{"asOf":"2026-07-25T16:38:29.246Z","block":"700-799 S 57TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-57th-st","address":"727 S 57TH ST","parcelNumber":"463238700","source":"https://property.phila.gov/?p=463238700","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"24","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"MOSANN INVESTMENTS LLC","coOwner":null,"marketValue":153300,"landAssessment":30660,"improvementAssessment":122640,"livableArea":1470,"yearBuilt":1920,"lastSale":{"price":77000,"date":"2020-04-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1210998","date":"2009-01-12","code":"PM-305.3/1","title":"INT S-MAINT SANI/RODENTPROOF","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211002","date":"2009-01-12","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211001","date":"2009-01-12","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211000","date":"2009-01-12","code":"PM-304.8/18","title":"EXT S-DOORFRAME REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210999","date":"2009-01-12","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210990","date":"2009-01-12","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210991","date":"2009-01-12","code":"PM-304.8/2","title":"EXT S-DOORS MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210992","date":"2009-01-12","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210993","date":"2009-01-12","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210994","date":"2009-01-12","code":"PM-305.2/1","title":"INT S-WALL/FLOOR/CEILING LOADS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210995","date":"2009-01-12","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210996","date":"2009-01-12","code":"PM-304.8/6","title":"EXT S-BSMNT DOOR/WINDOW/HATCHW","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210997","date":"2009-01-12","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211005","date":"2009-01-12","code":"PM-406.2/1","title":"HEAT FAC INSTALL-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211004","date":"2009-01-12","code":"PM-406.1/1","title":"MECH FAC INSTALL/REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211003","date":"2009-01-12","code":"PM-405.3/15","title":"INT-BATHRM REPAIR BATH/SHW-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-020479","date":"2025-04-09","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-09","resolution":"SVN ISSUED"},{"number":"VI-2025-070837","date":"2025-09-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2025-09-11","resolution":"SVN ISSUED"},{"number":"VI-2025-072883","date":"2025-09-17","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-10-15","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-080768","date":"2025-10-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-087707","date":"2025-11-06","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087708","date":"2025-11-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087709","date":"2025-11-06","code":"PM15-302.5","title":"EXTERIOR AREA RODENT HARBORAGE","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"189194","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-01-08","completedDate":"2009-03-11","violations":[{"number":"1210998","date":"2009-01-12","code":"PM-305.3/1","title":"INT S-MAINT SANI/RODENTPROOF","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211002","date":"2009-01-12","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211001","date":"2009-01-12","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211000","date":"2009-01-12","code":"PM-304.8/18","title":"EXT S-DOORFRAME REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210999","date":"2009-01-12","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210990","date":"2009-01-12","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210991","date":"2009-01-12","code":"PM-304.8/2","title":"EXT S-DOORS MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210992","date":"2009-01-12","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210993","date":"2009-01-12","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210994","date":"2009-01-12","code":"PM-305.2/1","title":"INT S-WALL/FLOOR/CEILING LOADS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210995","date":"2009-01-12","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210996","date":"2009-01-12","code":"PM-304.8/6","title":"EXT S-BSMNT DOOR/WINDOW/HATCHW","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1210997","date":"2009-01-12","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211005","date":"2009-01-12","code":"PM-406.2/1","title":"HEAT FAC INSTALL-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211004","date":"2009-01-12","code":"PM-406.1/1","title":"MECH FAC INSTALL/REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1211003","date":"2009-01-12","code":"PM-405.3/15","title":"INT-BATHRM REPAIR BATH/SHW-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-027029","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-09","completedDate":"2026-03-10","violations":[{"number":"VI-2025-020479","date":"2025-04-09","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-09","resolution":"SVN ISSUED"}]},{"number":"CF-2025-099053","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-10","completedDate":"2026-03-10","violations":[{"number":"VI-2025-070837","date":"2025-09-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2025-09-11","resolution":"SVN ISSUED"}]},{"number":"CF-2025-102242","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-17","completedDate":"2025-10-15","violations":[{"number":"VI-2025-072883","date":"2025-09-17","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-10-15","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-111946","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-09","completedDate":"2025-10-14","violations":[{"number":"VI-2025-080768","date":"2025-10-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-121684","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-06","completedDate":"2025-12-03","violations":[{"number":"VI-2025-087707","date":"2025-11-06","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087708","date":"2025-11-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087709","date":"2025-11-06","code":"PM15-302.5","title":"EXTERIOR AREA RODENT HARBORAGE","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":16,"worst":null},{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"189194","date":"2009-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189194","date":"2009-01-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189194","date":"2009-03-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-027029","date":"2025-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-099053","date":"2025-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-102242","date":"2025-09-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111946","date":"2025-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111946","date":"2025-10-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-102242","date":"2025-10-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-121684","date":"2025-11-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121684","date":"2025-12-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":1},{"y":2025,"fails":5,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94951312960823,"lng":-75.23705149157882,"geom":{"type":"Polygon","coordinates":[[[-75.236918759,39.949519847],[-75.236927567,39.949474212],[-75.237183288,39.949506637],[-75.237177163,39.949551638],[-75.236918759,39.949519847]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":1,"lotArea":1222,"zoning":"RSA5","grade":"C","basement":"G","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":2,"homestead":false,"mail":"100 ASHLEY WAY, PLYMOUTH MEETING PA, 19462","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"LATE APPEAL\n\nSee attached","status":"Closed","outcome":"Withdrawn","date":"2025-11-05","number":"HA-2025-001892","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Withdrawn","date":"2025-09-23","number":"HA-2025-003715","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Withdrawn","date":"2025-09-23","number":"HA-2025-003716","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"DISAGREE WITH VIOLATION","status":"In Process","outcome":null,"date":"2026-08-11","number":"HA-2025-004744","relatedPermit":null}],"taxYears":[{"year":2016,"total":136.93,"principal":40.78,"interest":1.29,"penalty":0.41}],"taxNet":136.93,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74900,"taxable":74900,"land":6232,"improvement":68668,"taxableLand":6232,"taxableImprovement":68668,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74900,"taxable":74900,"land":11235,"improvement":63665,"taxableLand":11235,"taxableImprovement":63665,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74900,"taxable":74900,"land":11235,"improvement":63665,"taxableLand":11235,"taxableImprovement":63665,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":85100,"taxable":85100,"land":12765,"improvement":72335,"taxableLand":12765,"taxableImprovement":72335,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":88400,"taxable":88400,"land":13260,"improvement":75140,"taxableLand":13260,"taxableImprovement":75140,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":88400,"taxable":88400,"land":13260,"improvement":75140,"taxableLand":13260,"taxableImprovement":75140,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":88400,"taxable":88400,"land":13260,"improvement":75140,"taxableLand":13260,"taxableImprovement":75140,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":146700,"taxable":146700,"land":29340,"improvement":117360,"taxableLand":29340,"taxableImprovement":117360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":146700,"taxable":146700,"land":29340,"improvement":117360,"taxableLand":29340,"taxableImprovement":117360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":154300,"taxable":154300,"land":30860,"improvement":123440,"taxableLand":30860,"taxableImprovement":123440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":154300,"taxable":154300,"land":30860,"improvement":123440,"taxableLand":30860,"taxableImprovement":123440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":153300,"taxable":153300,"land":30660,"improvement":122640,"taxableLand":30660,"taxableImprovement":122640,"exemptLand":0,"exemptImprovement":0}],"taxNow":2160,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"214689","date":"2009-05-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-11-06","scope":null},{"number":"RP-2024-013643","date":"2025-01-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR EXTERIOR ALTERATIONS TO AN EXISTING SEMI-DETACHED SINGLE-FAMILY DWELLING AS PER APPROVED PLAN. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"EP-2026-003350","date":"2026-04-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 200 amp service. Wire throught out with lights, outlets, switches, fixtures, smoke/co detectors"}],"storyTag":"Renovated & sold on","storyDelta":2.85,"timeline":[{"y":2009,"k":"viol","w":"16 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2013,"k":"sale","p":55000},{"y":2020,"k":"sale","p":77000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"212414","type":"Rental","status":"Inactive","businessName":"CHARLES BOLGUNAS","legalName":"CHARLES BOLGUNAS","address":"727 S 57TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-04","latestIssueDate":"2013-02-26","expirationDate":"2014-02-28","inactiveDate":"2014-02-24"},{"number":"618928","type":"Rental","status":"Inactive","businessName":"CHRISTIANA ONU","legalName":"CHRISTIANA ONU","address":"727 S 57TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-02-24","latestIssueDate":"2018-05-31","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"841439","type":"Rental","status":"Active","businessName":"Mosann Investments LLC","legalName":"Mosann Investments LLC","address":"727 S 57TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-04-24","latestIssueDate":"2026-05-07","expirationDate":"2027-04-23","inactiveDate":null}],"licenseActivity":[{"number":"841439","type":"Rental","businessName":"Mosann Investments LLC","legalName":"Mosann Investments LLC","issuedDate":"2020-04-24","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-04-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"618928","type":"Rental","businessName":"CHRISTIANA ONU","legalName":"CHRISTIANA ONU","issuedDate":"2014-02-24","latestIssueDate":"2018-05-31","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"212414","type":"Rental","businessName":"CHARLES BOLGUNAS","legalName":"CHARLES BOLGUNAS","issuedDate":"2004-04-04","latestIssueDate":"2013-02-26","closureDate":"2014-02-24","expirationDate":"2014-02-28","inactiveDate":"2014-02-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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 2025"],"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":["2 permit events since 2023","4 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: RP-2024-013643 (Issued), EP-2026-003350 (Issued).","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":"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 (100 ASHLEY WAY, PLYMOUTH MEETING PA, 19462).","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, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 3, 2025.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 23 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}