{"asOf":"2026-07-27T11:58:00.931Z","block":"1900-1999 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-s-20th-st","address":"1925 S 20TH ST","parcelNumber":"481318100","source":"https://property.phila.gov/?p=481318100","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U10","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 1 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"NGO HIEU","coOwner":null,"marketValue":223400,"landAssessment":44680,"improvementAssessment":178720,"livableArea":880,"yearBuilt":1920,"lastSale":{"price":45000,"date":"2015-03-25T04:00:00Z"},"openViolations":1,"violations":[{"number":"1873799","date":"2010-07-20","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1873798","date":"2010-07-20","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1873797","date":"2010-07-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4149909","date":"2016-11-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211966832","date":"2019-06-03","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"4294909","date":"2017-04-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"243863","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-07-20","completedDate":"2015-03-17","violations":[{"number":"1873799","date":"2010-07-20","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1873798","date":"2010-07-20","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1873797","date":"2010-07-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"564183","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-11-19","completedDate":"2017-01-07","violations":[{"number":"4149909","date":"2016-11-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"694452","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2019-07-08","completedDate":null,"violations":[{"number":"211966832","date":"2019-06-03","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"707994","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4294909","date":"2017-04-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"243863","date":"2010-07-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"243863","date":"2010-09-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"243863","date":"2010-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"243863","date":"2010-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"243863","date":"2013-06-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"564183","date":"2016-11-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"564183","date":"2017-01-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"694452","date":"2019-06-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"694452","date":"2019-08-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"694452","date":"2019-12-16","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"694452","date":"2022-09-07","type":null,"status":"FAILED"},{"caseNumber":"694452","date":"2024-07-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92733009680924,"lng":-75.17866845380385,"geom":{"type":"Polygon","coordinates":[[[-75.178544313,39.927337162],[-75.178553806,39.927293175],[-75.178794983,39.927324826],[-75.178786516,39.927365452],[-75.178544313,39.927337162]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-018487","type":"Fire Alarm Certification","inspectionDate":"2024-06-21","result":"Certified","expirationDate":"2025-06-21","buildingId":"1520592"},{"number":"BC-2025-007951","type":"Sprinkler Certification","inspectionDate":"2025-03-27","result":"Certified","expirationDate":"2026-03-27","buildingId":"1520592"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":2,"baths":2,"stories":1,"lotArea":1088,"zoning":"CMX2","grade":"C","basement":"1","heater":"A","centralAir":true,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"7809 CENTAUR PL, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":73900,"taxable":73900,"land":10858,"improvement":63042,"taxableLand":10858,"taxableImprovement":63042,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":73900,"taxable":73900,"land":14041,"improvement":59859,"taxableLand":14041,"taxableImprovement":59859,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":73900,"taxable":73900,"land":14041,"improvement":59859,"taxableLand":14041,"taxableImprovement":59859,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":88800,"taxable":88800,"land":16872,"improvement":71928,"taxableLand":16872,"taxableImprovement":71928,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":95500,"taxable":95500,"land":18145,"improvement":77355,"taxableLand":18145,"taxableImprovement":77355,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":95500,"taxable":95500,"land":18145,"improvement":77355,"taxableLand":18145,"taxableImprovement":77355,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":95500,"taxable":95500,"land":18145,"improvement":77355,"taxableLand":18145,"taxableImprovement":77355,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":273200,"taxable":273200,"land":54640,"improvement":218560,"taxableLand":54640,"taxableImprovement":218560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":273200,"taxable":273200,"land":54640,"improvement":218560,"taxableLand":54640,"taxableImprovement":218560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":220600,"taxable":220600,"land":44120,"improvement":176480,"taxableLand":44120,"taxableImprovement":176480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":220600,"taxable":220600,"land":44120,"improvement":176480,"taxableLand":44120,"taxableImprovement":176480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":223400,"taxable":223400,"land":44680,"improvement":178720,"taxableLand":44680,"taxableImprovement":178720,"exemptLand":0,"exemptImprovement":0}],"taxNow":3088,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"614061","date":"2015-06-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-06-29","scope":"FOR THE ERECTION OF A TWO-STORY ADDITION AND PILOT HOUSE ON TOP OF AN EXISTING ONE-STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND TWO (2) DWELLING UNITS ABOVE WITH ROOF DECK."},{"number":"631971","date":"2016-01-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-11-08","scope":"FOR THE ERECTION OF A TWO STORY ADDITION AND PILOT HOUSE ON AN EXISTING ONE STORY ATTACHED STRUCTURE. STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND C.O REQUIRED PRIOR TO OCCUPANCY) WITH A TWO FAMILY DWELLING ABOVE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"707991","date":"2016-09-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-09-07","scope":"ERECTION OF REAR DECKS AT THE SECOND AND THIRD FLOOR LEVELS TO SERVE PREVIOUSLY APPROVED DWELLING UNITS"},{"number":"707994","date":"2016-09-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"NEW PARTITIONS AT SECOND AND THIRD FLOOR LEVELS TO CREATE ADDITION BATHROOM WITHIN EACH DWELLING UNIT. CONSTRUCTION OF REAR DECKS OF PRESSURE TREATED WOOD ON MIN. 18\" ROUND X 30\" DEEP CONCRETE PIERS AND 42\" GUARD RAILS PER ENGINEER'S PLANS. DECKS TO HAVE A 4'-0\" PROJECTION AND BE ANCHORED INTO PREVIOUSLY APPROVED WOOD FRAME ADDITION WITH RESISTANCE TO PULL-OUT. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"732503","date":"2016-11-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 IN THE FIRST FLOOR & BASEMENT AND NFPA 13R ABOVE TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"737496","date":"2016-11-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-11","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MIXED-USE)"},{"number":"745656","date":"2016-12-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-20","scope":"INTERIOR PLUMBING CONSTRUCTION THROUGHOUT FOR A NEW (2)STORY ADDITION FOR USE AS A (2)FAMILY DWELLING ABOVE A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR - NOTE: VENT TERMINALS AT THE ROOF DECK(S) MUST COMPLY WITH SECTION P-1103.4.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - SECONDARY ROOF DRAINAGE MUST COMPLY WITH SECTION 1107 OF THE 2009 INTERNATIONAL PLUMBING CODE - THE FLUSHING MECHANISM FOR THE WATER CLOSET IN THE 1ST FLOOR COMMERCIAL SPACE ACCESSIBLE TOILET ROOM MUST BE LOCATED ON THE RIGHT-HAND SIDE OF THE TOILET TANK TO COMPLY WITH SECTION 604.6 OF THE ICC/ANSI A117.1-2009 ACCESSIBILITY CODE"},{"number":"864677","date":"2018-04-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"REPLACE 300A SERVICE 4 METER SOCKET 1-200A MAIN PANEL 3-100A LUG PANELS INSTALL GROUND WIRE FROM WATER METER AND ROD TO MAIN DISCONNECT AS PER 2008 NEC."},{"number":"ZP-2023-013344","date":"2024-04-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-004711","date":"2024-11-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-07","scope":"FOR ERECTION OF AN ADDITION WITH PILOT HOUSE ABOVE EXISTING ONE STORY ATTACHED STRUCTURE AS BUILT IN FIELD. STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND C.O REQUIRED PRIOR TO OCCUPANCY) WITH A TWO-FAMILY DWELLING ABOVE. BUILDING TO BE SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. *ORIGINAL PERMIT AP#631971 EXPIRED A FINAL INSPECTION STAGE. SEE AP#631971 FOR STRUCTURAL PLANS*"},{"number":"EP-2025-001558","date":"2025-03-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-14","scope":"Install New Fire Alarm System To 2016 NFPA 72."},{"number":"CP-2025-003880","date":"2025-09-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-08","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY. FOR THE CREATION OF A CHILD DAY CARE . ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018**EXISTING BUILDING FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Alterations"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"564692","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROMEO & ROSALIA COSCIA (NOWAKOWSKI,NANCY)","legalName":"ROMEO & ROSALIA COSCIA","address":"1925 S 20TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-18","latestIssueDate":"2014-02-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"941849","type":"Rental","status":"Inactive","businessName":"HIEU NGO","legalName":"HIEU NGO","address":"1925 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-01-15","latestIssueDate":"2025-02-25","expirationDate":"2026-01-14","inactiveDate":"2026-03-15"}],"licenseActivity":[{"number":"941849","type":"Rental","businessName":"HIEU NGO","legalName":"HIEU NGO","issuedDate":"2024-01-15","latestIssueDate":"2025-02-25","closureDate":"2026-03-15","expirationDate":"2026-01-14","inactiveDate":"2026-03-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"564692","type":"Vacant Residential Property / Lot","businessName":"ROMEO & ROSALIA COSCIA (NOWAKOWSKI,NANCY)","legalName":"ROMEO & ROSALIA COSCIA","issuedDate":"2012-05-18","latestIssueDate":"2014-02-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #614061: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 631971 (Expired), 745656 (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":"1 open L&I violation","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 21, 2025; Sprinkler Certification: Certified through Mar 27, 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":"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":"8 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 3, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #564692: Inactive since Apr 29, 2015","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":"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"}]}