{"asOf":"2026-07-24T12:03:03.936Z","block":"1500-1599 MC KEAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-mc-kean-st","address":"1520 MCKEAN ST","parcelNumber":"481103500","source":"https://property.phila.gov/?p=481103500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"ALLSQUARE PROPERTIES LLC","coOwner":null,"marketValue":675000,"landAssessment":135000,"improvementAssessment":540000,"livableArea":2115,"yearBuilt":1920,"lastSale":{"price":150000,"date":"2022-02-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-002188","date":"2022-01-13","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002190","date":"2022-01-13","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002189","date":"2022-01-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002181","date":"2022-01-13","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-021730","date":"2022-04-01","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021725","date":"2022-04-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021731","date":"2022-04-01","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021732","date":"2022-04-01","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021726","date":"2022-04-01","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021727","date":"2022-04-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021728","date":"2022-04-01","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021729","date":"2022-04-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-066327","date":"2022-09-01","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-003284","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-13","completedDate":"2023-10-02","violations":[{"number":"VI-2022-002188","date":"2022-01-13","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002190","date":"2022-01-13","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002189","date":"2022-01-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-002181","date":"2022-01-13","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-10-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-027042","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-01","completedDate":"2023-02-02","violations":[{"number":"VI-2022-021730","date":"2022-04-01","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021725","date":"2022-04-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021731","date":"2022-04-01","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021732","date":"2022-04-01","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021726","date":"2022-04-01","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021727","date":"2022-04-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021728","date":"2022-04-01","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-021729","date":"2022-04-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-02-02","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-090454","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-09-01","completedDate":null,"violations":[{"number":"VI-2022-066327","date":"2022-09-01","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":13,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2022-003284","date":"2022-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027042","date":"2022-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-090454","date":"2022-09-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-090454","date":"2022-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027042","date":"2023-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-090454","date":"2023-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-090454","date":"2023-06-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003284","date":"2023-10-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92574723304182,"lng":-75.17180435865936,"geom":{"type":"Polygon","coordinates":[[[-75.171794716,39.925663399],[-75.171848324,39.925669778],[-75.171813821,39.925831474],[-75.171760471,39.925824374],[-75.171794716,39.925663399]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":4,"stories":3,"lotArea":900,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"2843 SOUTH WARNOCK STREET, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":105800,"taxable":105800,"land":10607,"improvement":95193,"taxableLand":10607,"taxableImprovement":95193,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":105800,"taxable":105800,"land":19467,"improvement":86333,"taxableLand":19467,"taxableImprovement":86333,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":105800,"taxable":105800,"land":19467,"improvement":86333,"taxableLand":19467,"taxableImprovement":86333,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":159700,"taxable":159700,"land":29384,"improvement":130316,"taxableLand":29384,"taxableImprovement":130316,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":171800,"taxable":171800,"land":31610,"improvement":140190,"taxableLand":31610,"taxableImprovement":140190,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":171800,"taxable":171800,"land":31610,"improvement":140190,"taxableLand":31610,"taxableImprovement":140190,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":171800,"taxable":171800,"land":31610,"improvement":140190,"taxableLand":31610,"taxableImprovement":140190,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":329000,"taxable":329000,"land":65800,"improvement":263200,"taxableLand":65800,"taxableImprovement":263200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":329000,"taxable":329000,"land":65800,"improvement":263200,"taxableLand":65800,"taxableImprovement":263200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":302000,"taxable":302000,"land":60400,"improvement":241600,"taxableLand":60400,"taxableImprovement":241600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":302000,"taxable":202000,"land":60400,"improvement":241600,"taxableLand":60400,"taxableImprovement":141600,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":675000,"taxable":575000,"land":135000,"improvement":540000,"taxableLand":135000,"taxableImprovement":440000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2828,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-006342","date":"2022-06-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-09-09","scope":"MAKE SAFE TO COMPLY WITH CASE VIOLATION # CF-2022-027042 AS PER THE APPROVED ENGINEERED PLANS AND ENGINEER'S REPORT. SIZE AND LOCATION AS SHOWN ON PLANS. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2022-015456","date":"2022-10-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-07-19","scope":"LATERAL SEAL"},{"number":"DP-2022-001543","date":"2022-11-12","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-07-20","scope":"MAKE SAFE PERMIT FOR THE COMPLETE DEMOLITION OF THE ATTACHED TWO-STORY STRUCTURE (REMOVAL OF MORE THAN 2/3RD OF THE STRUCTURAL MEMBERS) BY HAND AND HAND HOLD DEVICES. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *21 DAY POSING AND NOTICE WAIVED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC.*MAKE SAFE TO ADDRESS VIOLATION CASE#CF-2022-092492"},{"number":"ZP-2022-012493","date":"2022-11-15","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR DOCUMENTATION OF THE REMOVAL OF 2/3RD OF EXISTING STRUCTURE MEMBERS AS COMPLETE DEMOLITION."},{"number":"ZP-2023-001386","date":"2023-03-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-10","scope":"FOR THE ERECTION OF A THIRD STORY ADDITION WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE ABOVE THE EXISTING TWO (2) STORY STRUCTURE; FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN"},{"number":"RP-2023-003879","date":"2023-07-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-07-10","scope":"Interior alteration of the existing two story house with basement. Addition third story and roof deck above the third floor. Pilot house only for the stairs to access the roof deck. More than 2/3 of the structure will be replaced and building will be named as new construction. Already demo permit is obtain and completed for this project. The new construction will be on the existing foundation. No foundation work will be done. NO UNDERPINNING APPROVED ON THIS PERMIT."},{"number":"MP-2023-003102","date":"2023-07-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-10","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-003879"},{"number":"PP-2023-013083","date":"2023-10-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-10","scope":"Exterior Plumbing - New 1.5\" combo water. Sanitary Lateral to remain (see approved utility plans. Interior Plumbing - 4-WC, 5-TUBS/Shower, 4-Lavatories, 1-KS, 1-LL, 1-WH 1-Ejection pump & 1-Sump pump 18 FIXTURES"},{"number":"FP-2023-002316","date":"2023-11-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-10","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING TO INCLUDE A ONE-AND-A-HALF (1 1/2) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE RP-2023-003879 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2024-000778","date":"2024-01-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-22","scope":"Wiring throughout install recessed lights hardwire smoke detector Install 200amp service with 40 circuit panel"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"demo"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"252136","type":"Rental","status":"Inactive","businessName":"ANTHONY PINO","legalName":"ANTHONY PINO","address":"1520 MCKEAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-05-01","latestIssueDate":"2021-12-20","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"licenseActivity":[{"number":"252136","type":"Rental","businessName":"ANTHONY PINO","legalName":"ANTHONY PINO","issuedDate":"2003-05-01","latestIssueDate":"2021-12-20","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 124% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $302,000 to $675,000","no permit shown in 2026-2028"],"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":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: RP-2022-006342 (Expired), PP-2022-015456 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 2, 2023.","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":"1 fire/suppression-related permit 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}