{"asOf":"2026-07-30T01:39:07.715Z","block":"1700-1799 N GRATZ ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-n-gratz-st","address":"1732 N GRATZ ST","parcelNumber":"471318400","source":"https://property.phila.gov/?p=471318400","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":"LIBERTY BRICK VENTURES LLC","coOwner":null,"marketValue":414900,"landAssessment":82980,"improvementAssessment":331920,"livableArea":2340,"yearBuilt":2010,"lastSale":{"price":875000,"date":"2025-08-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"854027","date":"2008-02-28","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-01-29","underAppeal":false,"noticeUrl":null},{"number":"854026","date":"2008-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-01-29","underAppeal":false,"noticeUrl":null},{"number":"1536311","date":"2009-12-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-03","underAppeal":false,"noticeUrl":null},{"number":"1536313","date":"2009-12-02","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-03","underAppeal":false,"noticeUrl":null},{"number":"1536312","date":"2009-12-02","code":"CP-102","title":"LICENSE - 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OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993071","date":"2020-02-25","code":"PM15-505.4","title":"PLUMBING SYS-WATER HEATING","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993072","date":"2020-02-25","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993074","date":"2020-02-25","code":"FC-13-315.23","title":"STORAGE EQUIPMENT ROOMS","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993075","date":"2020-02-25","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993077","date":"2020-02-25","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993079","date":"2020-02-25","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993080","date":"2020-02-25","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"148852","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-28","completedDate":"2010-01-29","noticeUrl":null,"violations":[{"number":"854027","date":"2008-02-28","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-01-29","underAppeal":false,"noticeUrl":null},{"number":"854026","date":"2008-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-01-29","underAppeal":false,"noticeUrl":null}]},{"number":"221682","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-12-02","completedDate":"2010-08-03","noticeUrl":null,"violations":[{"number":"1536311","date":"2009-12-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-03","underAppeal":false,"noticeUrl":null},{"number":"1536313","date":"2009-12-02","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-03","underAppeal":false,"noticeUrl":null},{"number":"1536312","date":"2009-12-02","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-03","underAppeal":false,"noticeUrl":null}]},{"number":"658406","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-10-08","completedDate":null,"noticeUrl":null,"violations":[{"number":"5143315","date":"2018-09-19","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-02-25","underAppeal":false,"noticeUrl":null}]},{"number":"700820","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-08-12","completedDate":"2020-02-28","noticeUrl":null,"violations":[{"number":"5143762","date":"2019-08-12","code":"FC-13-912.11","title":"HOSE CONNECTION 2 1/2 INCH","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-02-25","underAppeal":false,"noticeUrl":null},{"number":"5143763","date":"2019-08-12","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-02-25","underAppeal":false,"noticeUrl":null}]},{"number":"725570","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-28","completedDate":"2020-08-04","noticeUrl":null,"violations":[{"number":"211993073","date":"2020-02-25","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993071","date":"2020-02-25","code":"PM15-505.4","title":"PLUMBING SYS-WATER HEATING","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993072","date":"2020-02-25","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993074","date":"2020-02-25","code":"FC-13-315.23","title":"STORAGE EQUIPMENT ROOMS","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993075","date":"2020-02-25","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993077","date":"2020-02-25","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993079","date":"2020-02-25","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null},{"number":"211993080","date":"2020-02-25","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2020-08-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-08-04","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":8,"worst":null}],"investigations":[{"caseNumber":"658406","date":"2018-09-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658406","date":"2019-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658406","date":"2019-03-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"700820","date":"2019-08-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658406","date":"2019-08-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"725570","date":"2020-02-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658406","date":"2020-02-25","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"700820","date":"2020-02-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"725570","date":"2020-08-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980683867521996,"lng":-75.16503449888982,"geom":{"type":"Polygon","coordinates":[[[-75.164900693,39.980687196],[-75.164909322,39.980646543],[-75.165169063,39.980680845],[-75.165159675,39.98072103],[-75.164900693,39.980687196]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-014520","type":"Sprinkler Certification","inspectionDate":"2023-05-12","result":"Certified","expirationDate":"2024-05-12","buildingId":"1001148"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":2,"stories":3,"lotArea":1107,"zoning":"RM1","grade":"B+","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"521 ARCH ST, NORRISTOWN PA, 19401","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR A SINGLE ROOM RESIDENCE (FIVE (5) ROOMING UNITS) FROM SECOND FLOOR THROUGH THIRD FLOORS AND SINGLE-FAMILY HOUSEHOLD LIVING AT FIRST FLOOR IN AN EXISTING STRUCTURE.\n\nThe permit for the above location cannot be issued becau","status":"Completed","outcome":"Granted with conditions","date":"2020-12-14","number":"1053169","relatedPermit":"1053169"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":273000,"taxable":7805,"land":7805,"improvement":265195,"taxableLand":7805,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":265195},{"y":2017,"v":273000,"taxable":72099,"land":72099,"improvement":200901,"taxableLand":72099,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":200901},{"y":2018,"v":273000,"taxable":72099,"land":72099,"improvement":200901,"taxableLand":72099,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":200901},{"y":2019,"v":405500,"taxable":107092,"land":107092,"improvement":298408,"taxableLand":107092,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":298408},{"y":2020,"v":486100,"taxable":128378,"land":128378,"improvement":357722,"taxableLand":128378,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":357722},{"y":2021,"v":486100,"taxable":486100,"land":128378,"improvement":357722,"taxableLand":128378,"taxableImprovement":357722,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":486100,"taxable":486100,"land":128378,"improvement":357722,"taxableLand":128378,"taxableImprovement":357722,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":428400,"taxable":428400,"land":85680,"improvement":342720,"taxableLand":85680,"taxableImprovement":342720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":428400,"taxable":428400,"land":85680,"improvement":342720,"taxableLand":85680,"taxableImprovement":342720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":590800,"taxable":590800,"land":118160,"improvement":472640,"taxableLand":118160,"taxableImprovement":472640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":590800,"taxable":590800,"land":118160,"improvement":472640,"taxableLand":118160,"taxableImprovement":472640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":414900,"taxable":414900,"land":82980,"improvement":331920,"taxableLand":82980,"taxableImprovement":331920,"exemptLand":0,"exemptImprovement":0}],"taxNow":8270,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"258904","date":"2010-02-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-02-08","scope":"ERECTION OF A THREE(3) STORY STRUCTURE WITH CELLAR AND 2ND & 3RD FLR FRONT BAY FOR USE A DUPLEX"},{"number":"265857","date":"2010-03-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-07-30","scope":"CONSTRUCT NEW 3 STORY STRUCTURE, ASSOCIATED SITE WORK, AS PER SUBMITTED PLANS. NO UNDERPINNING PROPOSED OR SPECIAL PRECAUTIONS, AS PER ATTACHED LETTER."},{"number":"271027","date":"2010-04-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-07-22","scope":"4 WC, 4 LAVS, 4 SHO, 2 K/S, 2 WM"},{"number":"275697","date":"2010-04-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-22","scope":"INSTALL 2 TRANE HVAC UNITS (2-FAMILY DWELLING)"},{"number":"278292","date":"2010-05-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-11","scope":"WIRING & INSTALLING 60 OUTLETS, 40 LIGHT FIXTURES, 30 SWITCHES, 12 SMOKE DETECTORS, 10 G.F.I. OUTLETS, 10 PHONE JACKS, 10 TV JACKS. A NEW 200 AMP SERVICE WITH 100 AMP SUB FEEDERS TO EACH APT. HOOK-UP OF 2 HEATING, 2 A/C UNITS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"267289","date":"2010-07-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-07-30","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM"},{"number":"1053169","date":"2020-12-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Group Living - Single-Room Residence"},{"number":"AP-2021-003785","date":"2021-05-18","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-06-11","scope":"No work on this permit. Certificate of occupancy only for change in use to group living within upper unit (five (5) occupants). The lower unit to remain as single family household living."}],"storyTag":"New construction","storyDelta":1.26,"timeline":[{"y":2010,"k":"permit","w":"Suppression"},{"y":2016,"k":"sale","p":387000},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×3"},{"y":2020,"k":"viol","w":"8 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"sale","p":875000}],"rented":false,"licenses":[{"number":"507381","type":"Rental","status":"Inactive","businessName":"TICO TOWERS LLC","legalName":"TICO TOWERS LLC","address":"1732 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-06-30","latestIssueDate":"2015-03-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"736934","type":"Rental","status":"Inactive","businessName":"Ying  Wu","legalName":"Ying  Wu","address":"1732 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-04-30","latestIssueDate":"2025-04-27","expirationDate":"2026-04-29","inactiveDate":"2026-06-28"}],"licenseActivity":[{"number":"736934","type":"Rental","businessName":"Ying  Wu","legalName":"Ying  Wu","issuedDate":"2017-04-30","latestIssueDate":"2025-04-27","closureDate":"2026-06-28","expirationDate":"2026-04-29","inactiveDate":"2026-06-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"507381","type":"Rental","businessName":"TICO TOWERS LLC","legalName":"TICO TOWERS LLC","issuedDate":"2010-06-30","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 38% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $428,400 to $590,800","no permit shown in 2024-2026"],"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 #1053169: Completed · Granted with conditions; related permit 1053169. Use permit #258904: COMPLETED. The history also contains “PERM Z- NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 12, 2024","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-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":"5 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 4, 2020.","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":"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 16 historical violations across 5 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"}]}