{"asOf":"2026-07-24T20:22:02.865Z","block":"2000-2099 SIGEL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-sigel-st","address":"2052 SIGEL ST","parcelNumber":"481049800","source":"https://property.phila.gov/?p=481049800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"WERWINSKI MICHAEL","coOwner":"WERWINSKI ROBERT","marketValue":386700,"landAssessment":77340,"improvementAssessment":309360,"livableArea":1404,"yearBuilt":2021,"lastSale":{"price":375000,"date":"2022-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"1888713","date":"2010-09-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1888715","date":"2010-09-07","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1888714","date":"2010-09-07","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2814199","date":"2012-02-01","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2814200","date":"2012-02-01","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2736380","date":"2012-02-01","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736382","date":"2012-02-01","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736381","date":"2012-02-01","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736379","date":"2012-02-01","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736378","date":"2012-02-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736383","date":"2012-11-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3002514","date":"2012-02-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3002515","date":"2012-02-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3002567","date":"2013-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3002568","date":"2013-11-12","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3544864","date":"2015-05-05","code":"PM-308.1/7","title":"WALL BULGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3753591","date":"2015-05-05","code":"PM-308.1/7","title":"WALL BULGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-020470","date":"2020-07-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"250334","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-09-07","completedDate":"2015-11-13","violations":[{"number":"1888713","date":"2010-09-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1888715","date":"2010-09-07","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1888714","date":"2010-09-07","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"314561","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-02-02","completedDate":"2015-11-13","violations":[{"number":"2814199","date":"2012-02-01","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2814200","date":"2012-02-01","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"359855","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-11-16","completedDate":"2015-11-13","violations":[{"number":"2736380","date":"2012-02-01","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736382","date":"2012-02-01","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736381","date":"2012-02-01","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736379","date":"2012-02-01","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736378","date":"2012-02-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2736383","date":"2012-11-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"410631","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CSU","status":"CLOSED","createdDate":"2013-11-12","completedDate":"2015-11-13","violations":[{"number":"3002514","date":"2012-02-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3002515","date":"2012-02-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410637","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-12","completedDate":"2015-11-13","violations":[{"number":"3002567","date":"2013-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3002568","date":"2013-11-12","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"478130","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-05-05","completedDate":"2015-05-16","violations":[{"number":"3544864","date":"2015-05-05","code":"PM-308.1/7","title":"WALL BULGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"478142","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-05-05","completedDate":"2015-12-10","violations":[{"number":"3753591","date":"2015-05-05","code":"PM-308.1/7","title":"WALL BULGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-039589","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-17","completedDate":"2022-08-11","violations":[{"number":"VI-2020-020470","date":"2020-07-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2012,"n":10,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"38685","date":"2005-05-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"38685","date":"2005-05-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"250334","date":"2010-08-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"250334","date":"2010-10-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"250334","date":"2010-11-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314561","date":"2012-02-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"314561","date":"2012-03-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"323427","date":"2012-04-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314561","date":"2012-04-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"314561","date":"2012-06-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"323427","date":"2012-06-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"250334","date":"2012-11-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"359855","date":"2012-11-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"359855","date":"2012-12-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314561","date":"2013-03-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"359855","date":"2013-03-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"314561","date":"2013-06-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"410631","date":"2013-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"410631","date":"2013-11-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"410637","date":"2013-11-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"410637","date":"2013-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"478130","date":"2015-05-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"478130","date":"2015-05-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"478142","date":"2015-05-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"478142","date":"2015-07-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"478142","date":"2015-08-27","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"478142","date":"2015-09-02","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"478142","date":"2015-10-08","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"478142","date":"2015-10-17","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"478142","date":"2015-10-28","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"478142","date":"2015-11-02","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"478142","date":"2015-11-02","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"478142","date":"2015-11-13","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"CF-2020-039589","date":"2020-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039589","date":"2022-08-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2012,"fails":7,"passes":0},{"y":2013,"fails":3,"passes":2},{"y":2015,"fails":3,"passes":7},{"y":2020,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":0.01,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":0.01,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":0.01,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":23700,"taxableAssessment":23700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":331.75,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9285418719771,"lng":-75.18005123157346,"geom":{"type":"Polygon","coordinates":[[[-75.18004119,39.928473198],[-75.180089606,39.928479619],[-75.180060925,39.928610772],[-75.180013091,39.928604428],[-75.18004119,39.928473198]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":null,"stories":3,"lotArea":662,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"808 COBBLESTONE CT, WEST CHESTER PA, 19380","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67100,"taxable":67100,"land":6483,"improvement":60617,"taxableLand":6483,"taxableImprovement":60617,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67100,"taxable":67100,"land":12749,"improvement":54351,"taxableLand":12749,"taxableImprovement":54351,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":67100,"taxable":67100,"land":12749,"improvement":54351,"taxableLand":12749,"taxableImprovement":54351,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23700,"taxable":23700,"land":23700,"improvement":0,"taxableLand":23700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23700,"taxable":23700,"land":23700,"improvement":0,"taxableLand":23700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23700,"taxable":23700,"land":23700,"improvement":0,"taxableLand":23700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23700,"taxable":23700,"land":23700,"improvement":0,"taxableLand":23700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":375000,"taxable":75000,"land":75000,"improvement":300000,"taxableLand":75000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":300000},{"y":2024,"v":375000,"taxable":75000,"land":75000,"improvement":300000,"taxableLand":75000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":300000},{"y":2025,"v":397900,"taxable":79580,"land":79580,"improvement":318320,"taxableLand":79580,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":318320},{"y":2026,"v":397900,"taxable":79580,"land":79580,"improvement":318320,"taxableLand":79580,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":318320},{"y":2027,"v":386700,"taxable":77340,"land":77340,"improvement":309360,"taxableLand":77340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":309360}],"taxNow":1114,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1052358","date":"2020-03-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-03-06","scope":"ERECTION OF A NEW THREE-STORY SINGLE-FAMILY SINGLE FAMILY WITH A EIGHT FOOT SETBACK AT THE THIRD FLOOR LEVEL.ROOF TOP DECK ACCESSED BY A PILOT HOUSE."},{"number":"1052359","date":"2020-03-06","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-02-09","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. 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. **PERMIT AMENDED 11/3/20-TO INCLUDE UDERPINNING WITH CONTINUED INSPECITONS**"},{"number":"MP-2020-002163","date":"2020-08-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install 3 ton 13 seer goodman ac Install 3 ton goodman coil Install 92% 80,000 btu goodman gas furnace with Diffusers"},{"number":"FP-2020-001191","date":"2020-08-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-09","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13D (using a new 1\" combined fire/domestic service line (smaller than the 1-1/4\" approved on PWD Utility Plan dated 4/2/19)) throughout a new three (3) story attached structure (w/roof deck and pilot house) to be used as Group R-3 (SFD), as per plans and hydraulic calculations; see AP#1052359 for new construction permit."},{"number":"PP-2020-009580","date":"2020-11-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-05","scope":"(3) Tubs, (3) toilets, (3) Lavs, (1) Washer, (1) Kitchen Sink. Install house drain, house trap, FAI, stack, hot water heater & 1” Combo PPC 2018"},{"number":"EP-2020-010710","date":"2020-11-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-08","scope":"200 amp service wire throughout, lights, switches, outlets, 110v smokes, carbon detectors according to NEC"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"demo"},{"y":2019,"k":"land","p":84500},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":375000},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1482% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,700 to $375,000","no permit shown in 2022-2024"],"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":"Use permit #1052358: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$0.01 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 10 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 11, 2022.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 8 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"}]}