{"asOf":"2026-07-24T00:25:14.974Z","block":"1800-1899 W THOMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-w-thompson-st","address":"1811 W THOMPSON ST","parcelNumber":"471075210","source":"https://property.phila.gov/?p=471075210","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"NGUYEN CATHARINE NHI","coOwner":null,"marketValue":656800,"landAssessment":131360,"improvementAssessment":525440,"livableArea":2300,"yearBuilt":2024,"lastSale":{"price":600000,"date":"2024-03-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"2373440","date":"2007-03-29","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2373439","date":"2007-03-29","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2373438","date":"2007-03-29","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3355783","date":"2014-01-31","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3470465","date":"2015-02-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3470466","date":"2015-02-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5268240","date":"2019-12-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5268239","date":"2019-12-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-046470","date":"2020-11-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-046469","date":"2020-11-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-070269","date":"2021-10-05","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-051859","date":"2024-06-24","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-12-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"107553","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-04-03","completedDate":"2013-12-11","violations":[{"number":"2373440","date":"2007-03-29","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2373439","date":"2007-03-29","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2373438","date":"2007-03-29","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"417886","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-31","completedDate":null,"violations":[{"number":"3355783","date":"2014-01-31","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"468536","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-02-11","completedDate":"2015-03-20","violations":[{"number":"3470465","date":"2015-02-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3470466","date":"2015-02-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"718979","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-12-13","completedDate":"2020-02-28","violations":[{"number":"5268240","date":"2019-12-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5268239","date":"2019-12-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-078237","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-04","completedDate":"2021-01-26","violations":[{"number":"VI-2020-046470","date":"2020-11-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-046469","date":"2020-11-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-097818","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-05","completedDate":"2021-12-21","violations":[{"number":"VI-2021-070269","date":"2021-10-05","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-065859","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-24","completedDate":"2024-12-23","violations":[{"number":"VI-2024-051859","date":"2024-06-24","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-12-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"107553","date":"2007-03-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"107553","date":"2012-02-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"107553","date":"2013-11-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"417886","date":"2014-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417886","date":"2014-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417886","date":"2014-04-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"417886","date":"2014-10-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2020-078237","date":"2020-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-078237","date":"2021-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-078237","date":"2021-01-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-097818","date":"2021-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097818","date":"2021-12-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097818","date":"2021-12-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-065859","date":"2024-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-065859","date":"2024-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-066179","date":"2024-08-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-066179","date":"2024-12-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-065859","date":"2024-12-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2014,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":2},{"y":2024,"fails":3,"passes":2}],"taxOwed":894.04,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":894.04,"principalDue":598.84,"penaltyDue":35.93,"interestDue":31.44,"otherChargesDue":227.83,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-12-24","assessmentYear":2022,"totalAssessment":37200,"taxableAssessment":37200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":520.73,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97425285155403,"lng":-75.16585643960941,"geom":{"type":"Polygon","coordinates":[[[-75.165810842,39.974336639],[-75.165849407,39.974158416],[-75.165902405,39.974165284],[-75.165864008,39.974346848],[-75.165810842,39.974336639]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":null,"stories":3,"lotArea":996,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1811 W THOMPSON ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR\nRESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE\nAPPLICATION / PLANS.\nUSES ?FOR HOUSEHOLD LIVING TWO (2) FAMILY ","status":"Completed","outcome":"Granted","date":"2021-07-12","number":"ZP-2020-008924","relatedPermit":"ZP-2020-008924"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":55000,"taxable":55000,"land":55000,"improvement":0,"taxableLand":55000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":55000,"taxable":55000,"land":55000,"improvement":0,"taxableLand":55000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":138700,"taxable":138700,"land":138700,"improvement":0,"taxableLand":138700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":600000,"taxable":600000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":480000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":656800,"taxable":656800,"land":131360,"improvement":525440,"taxableLand":131360,"taxableImprovement":525440,"exemptLand":0,"exemptImprovement":0}],"taxNow":8399,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-008924","date":"2021-06-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"RP-2021-014896","date":"2021-11-14","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-12-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. ** AMEND TO INCLUDE UPDATES TO FIRE RATED ASSEMBLIES AND GENERAL DRYWALL NOTE FOR NON-RATED INTERIOR PARTITION WALLS, AS PER AMENDED PLAN. **"},{"number":"FP-2022-001684","date":"2022-09-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-14","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13D STANDARD WITH TWO (2) 1 INCH COMBINE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"EP-2022-011643","date":"2022-11-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-06","scope":"200 Amp service, 2-gang meter socket, 2 breaker panels. Wire throughout with lights, outlets, switches, fixtures, smoke/co detectors, water heater (if electric) as per 2014 nec"},{"number":"PP-2022-016347","date":"2023-01-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-14","scope":"6 full bath, 2 kitchen,2 laundry,2 hot water heater, 2 garbage disposal, 1 sump pump , 1 injector pit 1'' combine water service 1'' combine water service"},{"number":"MP-2022-006221","date":"2023-01-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-14","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. (Installation of a Ductless AC/Heat system on each unit in this duplex. each unit will get a 4 zone DAIKIN system with 4 wall mounted blowers)."},{"number":"EP-2024-008619","date":"2024-09-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-16","scope":"meter upgrade and service upgrade"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"sale","p":600000},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"0970338","type":"Rental","status":"Active","businessName":"Catharine Nguyen","legalName":"Catharine Nguyen","address":"1811 W THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-01-28","latestIssueDate":"2026-03-31","expirationDate":"2027-01-27","inactiveDate":null}],"licenseActivity":[{"number":"0970338","type":"Rental","businessName":"Catharine Nguyen","legalName":"Catharine Nguyen","issuedDate":"2025-01-28","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-01-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"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":["$894 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 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":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"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 333% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $138,700 to $600,000","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":"Appeal #ZP-2020-008924: Completed · Granted; related permit ZP-2020-008924. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$894.04 was recorded in the City’s 2022-06 delinquency snapshot for 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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 23, 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":"2 fire/suppression-related permits 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 7 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.","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"}]}