{"asOf":"2026-07-27T12:48:56.171Z","block":"1900-1999 INGERSOLL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-ingersoll-st","address":"1906 INGERSOLL ST","parcelNumber":"472003500","source":"https://property.phila.gov/?p=472003500","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":"RAZADOSI PROPERTIES LLC","coOwner":null,"marketValue":569100,"landAssessment":113800,"improvementAssessment":455300,"livableArea":2709,"yearBuilt":2017,"lastSale":{"price":35000,"date":"2015-05-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2551515","date":"2012-08-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2551514","date":"2012-08-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3767964","date":"2015-11-12","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3767963","date":"2015-11-12","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3767965","date":"2015-11-12","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3767992","date":"2015-11-12","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-083569","date":"2025-10-22","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"346216","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-23","completedDate":"2017-12-28","violations":[{"number":"2551515","date":"2012-08-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2551514","date":"2012-08-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"510038","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-11-12","completedDate":"2016-04-20","violations":[{"number":"3767964","date":"2015-11-12","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3767963","date":"2015-11-12","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3767965","date":"2015-11-12","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"510046","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-11-12","completedDate":"2016-04-20","violations":[{"number":"3767992","date":"2015-11-12","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-115687","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-21","completedDate":"2026-03-05","violations":[{"number":"VI-2025-083569","date":"2025-10-22","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2026-03-05","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"1761","date":"2002-08-31","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"510038","date":"2015-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510046","date":"2015-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510046","date":"2016-04-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"510038","date":"2016-04-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"346216","date":"2017-12-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"346216","date":"2017-12-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2025-115687","date":"2025-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-115687","date":"2026-03-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":2},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.974761495257525,"lng":-75.16730260564931,"geom":{"type":"Polygon","coordinates":[[[-75.167251216,39.97486617],[-75.167296458,39.97464833],[-75.167353412,39.974655366],[-75.16730974,39.974873757],[-75.167251216,39.97486617]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-023801","type":"Fire Alarm Certification","inspectionDate":"2025-07-31","result":"Certified","expirationDate":"2026-07-31","buildingId":"1544615"},{"number":"BC-2025-021542","type":"Sprinkler Certification","inspectionDate":"2025-08-14","result":"Certified","expirationDate":"2026-08-14","buildingId":"1544615"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":7,"baths":6,"stories":3,"lotArea":1294,"zoning":"RM1","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2928 HILLSIDE RD, BROOMALL PA, 19008","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46900,"taxable":46900,"land":8416,"improvement":38484,"taxableLand":8416,"taxableImprovement":38484,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":46900,"taxable":46900,"land":26733,"improvement":20167,"taxableLand":26733,"taxableImprovement":20167,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":538700,"taxable":140062,"land":140062,"improvement":398638,"taxableLand":140062,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":398638},{"y":2019,"v":538700,"taxable":140062,"land":140062,"improvement":398638,"taxableLand":140062,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":398638},{"y":2020,"v":557300,"taxable":150889,"land":150889,"improvement":406411,"taxableLand":150889,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":406411},{"y":2021,"v":557300,"taxable":150889,"land":150889,"improvement":406411,"taxableLand":150889,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":406411},{"y":2022,"v":557300,"taxable":150889,"land":150889,"improvement":406411,"taxableLand":150889,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":406411},{"y":2023,"v":623300,"taxable":124660,"land":124660,"improvement":498640,"taxableLand":124660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":498640},{"y":2024,"v":623300,"taxable":124660,"land":124660,"improvement":498640,"taxableLand":124660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":498640},{"y":2025,"v":623300,"taxable":124600,"land":124600,"improvement":498700,"taxableLand":124600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":498700},{"y":2026,"v":569100,"taxable":113820,"land":113820,"improvement":455280,"taxableLand":113820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":455280},{"y":2027,"v":569100,"taxable":303508,"land":113800,"improvement":455300,"taxableLand":113800,"taxableImprovement":189708,"exemptLand":0,"exemptImprovement":265592}],"taxNow":1593,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"624177","date":"2015-07-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-03-29","scope":"INTERIOR DEMO EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"635128","date":"2015-08-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"SEAL LATERAL PART OF DEMO-PA1#20152392596-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"633270","date":"2015-10-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-09","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISITNG STRUCTURE. FOR USE AS A VACANT LOT."},{"number":"631223","date":"2016-02-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-03-31","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON THE LOT. DEMOLITION OF 1906 AND 1908 INGERSOLL ST TO BE COMPLETED IN CONJUNCTION. EXISTING PARTY WALLS TO BE DEMOLISHED AS PART OF APPROVED PERMIT. ALL WORK TO BE DONE BY HAND AND IN A HORIZONTAL MANNER. PROTECTION OF PEDESTRIANS TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE PERMITS REQUIRED FOR SIDEWALK CLOSURE."},{"number":"661247","date":"2016-02-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-02-10","scope":"PROPOSED BUILDING TO BE A THREE FAMILY DWELLING WITH CE4LLAR AND A ROOF TOP DECK ACCESSED BY PILOT HOUSE TO BE USED AS STAIR ACCESS ONLY WITH FENCE. PROPOSED BUILDING TO BE CONSTRUCTED IN PLACE OF EXISTING BUILDING, WHICH IS TO COMPLETELY DEMOLISHED."},{"number":"697162","date":"2016-06-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH ROOF DECK AND PILOT HOUSE; FOR USE AS A THREE (3) FAMILY HOUSEHOLD LIVING. FOUNDATION AND UNDERPINNING SHALL BE DESIGNED IN ACCORDANCE WITH RECOMMENDATIONS OF THE PROPOSED GEOTECHNICAL REPORT AND STRUCTURAL DRAWINGS. PROTECTION OF ADJOINING FOUNDATION SYSTEM SHALL BE IN ACCORDANCE WITH APPROVED PLANS & UNDER SUPERVISION OF A COMMONWEALTH OF PA REGISTERED PROFESSIONAL ENGINEER. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. ENTIRE BUILDING TO BE SPRINKLERED PER NFPA 13."},{"number":"718844","date":"2016-09-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-21","scope":"INSTALLATION OF (3) HEAT PUMP SYSTEMS (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SELF-CONTAINED UNITS. NO PENETRATION OF FIRE RATED WALLS. THREE FAMILY DWELLINGS"},{"number":"724123","date":"2016-12-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"200AMP SERVICE, 4-GANG METER SOCKET, GROUND, 1-150 AMP PANEL, 3-100AMP PANELS & RUN WIRES, INSTALL JUNCTION BOXES, LIGHT FIXTURES, TRIMS, SW, RECEPTS, GFCI'S, SMOKE DET AS PER NEC 2008 & FIRE ALARM AS PER NFPA 72 NORTH DISTRICT"},{"number":"729363","date":"2016-12-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"INSTALLATION OF NFPA 13 SYSTEM IN THREE (3) STORY ATTACHED MULTI-FAMILY BUILDING TO INCLUDE NEW 2-INCH FIRE SERVICE LINE AND NEW BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS."},{"number":"720695","date":"2016-12-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"NEW CONSTRUCTION: EXTERIOR & INTERIOR PLUMBING OF A 3-STORY BUILDING WITH (3) DWELLING UNITS AND A PILOT HOUSE ON THE ROOF WITH A ROOF DECK. THE PERMIT INCLUDES A 5\" SEWER LATERAL AND A 1\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"demo"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"488034","type":"Rental","status":"Inactive","businessName":"QUIANA MONTGOMERY","legalName":"QUIANA MONTGOMERY","address":"1906 INGERSOLL ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2009-11-17","latestIssueDate":"2009-11-17","expirationDate":"2010-02-28","inactiveDate":"2012-09-25"},{"number":"574397","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"QUIANA MONTGOMERY","legalName":"QUIANA MONTGOMERY","address":"1906 INGERSOLL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-09-25","latestIssueDate":"2012-09-25","expirationDate":"2013-02-28","inactiveDate":null},{"number":"705118","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RAZADOSI PROPERTIES LLC","legalName":"RAZADOSI PROPERTIES LLC ","address":"1906 INGERSOLL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-06-16","latestIssueDate":"2016-06-16","expirationDate":"2017-06-15","inactiveDate":"2017-08-14"},{"number":"764748","type":"Rental","status":"Active","businessName":"RAZADOSI PROPERTIES, LLC","legalName":"RAZADOSI PROPERTIES, LLC","address":"1906 INGERSOLL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-02-02","latestIssueDate":"2026-03-11","expirationDate":"2027-02-01","inactiveDate":null}],"licenseActivity":[{"number":"764748","type":"Rental","businessName":"RAZADOSI PROPERTIES, LLC","legalName":"RAZADOSI PROPERTIES, LLC","issuedDate":"2018-02-02","latestIssueDate":"2026-03-11","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"705118","type":"Vacant Residential Property / Lot","businessName":"RAZADOSI PROPERTIES LLC","legalName":"RAZADOSI PROPERTIES LLC ","issuedDate":"2016-06-16","latestIssueDate":"2016-06-16","closureDate":"2017-08-14","expirationDate":"2017-06-15","inactiveDate":"2017-08-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"574397","type":"Vacant Residential Property / Lot","businessName":"QUIANA MONTGOMERY","legalName":"QUIANA MONTGOMERY","issuedDate":"2012-09-25","latestIssueDate":"2012-09-25","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"488034","type":"Rental","businessName":"QUIANA MONTGOMERY","legalName":"QUIANA MONTGOMERY","issuedDate":"2009-11-17","latestIssueDate":"2009-11-17","closureDate":"2012-09-25","expirationDate":"2010-02-28","inactiveDate":"2012-09-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #633270: COMPLETED.","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":"1 permit not marked completed: 635128 (EXPIRED).","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 (2928 HILLSIDE RD, BROOMALL PA, 19008).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 5, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #574397: Inactive; Vacant Residential Property / Lot #705118: Inactive since Aug 14, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 31, 2026; Sprinkler Certification: Certified through Aug 14, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}