{"asOf":"2026-07-28T16:00:44.899Z","block":"2000-2099 S BEECHWOOD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-beechwood-st","address":"2019 S BEECHWOOD ST","parcelNumber":"482164700","source":"https://property.phila.gov/?p=482164700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"BUCCI MICHAEL N","coOwner":"BUCCI ANGELA DIPRIMA","marketValue":325600,"landAssessment":65120,"improvementAssessment":260480,"livableArea":1420,"yearBuilt":1920,"lastSale":{"price":12500,"date":"2014-04-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"3350649","date":"2014-10-06","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3350650","date":"2014-10-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3350651","date":"2014-10-06","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4812874","date":"2018-07-26","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4812873","date":"2018-07-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4812875","date":"2018-07-26","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"211995450","date":"2020-03-06","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"CLOSED","resolutionDate":"2021-02-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211995449","date":"2020-03-06","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSED","resolutionDate":"2021-02-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211995489","date":"2020-03-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2021-02-10","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"455745","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-10-06","completedDate":"2014-10-21","violations":[{"number":"3350649","date":"2014-10-06","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3350650","date":"2014-10-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3350651","date":"2014-10-06","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"646356","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-07-26","completedDate":"2018-10-01","violations":[{"number":"4812874","date":"2018-07-26","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4812873","date":"2018-07-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4812875","date":"2018-07-26","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"726465","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-03-06","completedDate":null,"violations":[{"number":"211995450","date":"2020-03-06","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"CLOSED","resolutionDate":"2021-02-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211995449","date":"2020-03-06","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSED","resolutionDate":"2021-02-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211995489","date":"2020-03-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2021-02-10","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2014,"n":3,"worst":null},{"y":2018,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"455745","date":"2014-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"455745","date":"2014-10-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"646356","date":"2018-07-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"646356","date":"2018-09-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"646356","date":"2018-10-01","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"726465","date":"2020-03-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"726465","date":"2020-06-22","type":null,"status":"FAILED"},{"caseNumber":"726465","date":"2020-07-15","type":null,"status":"FAILED"},{"caseNumber":"726465","date":"2020-07-28","type":null,"status":"FAILED"},{"caseNumber":"726465","date":"2020-09-03","type":null,"status":"FAILED"},{"caseNumber":"726465","date":"2021-01-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":0},{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92675594008554,"lng":-75.18186828085362,"geom":{"type":"Polygon","coordinates":[[[-75.181782901,39.926725601],[-75.181961855,39.926748807],[-75.181953953,39.926786158],[-75.181774904,39.926763255],[-75.181782901,39.926725601]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":4,"stories":3,"lotArea":714,"zoning":"RM1","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"726 S HUTCHINSON ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE CHANGE TO 2 FAMILY HOUSEHOLD LIVING. RECONSTRUCTION OF DETERIORATED REAR WALL, ROOFTOP DECK AND INTERIOR ALTERATIONS TO EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN PLANS)","status":"CLOSED","outcome":"Granted","date":"2015-03-03","number":"23906","relatedPermit":"566131"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64200,"taxable":64200,"land":6997,"improvement":57203,"taxableLand":6997,"taxableImprovement":57203,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64200,"taxable":64200,"land":12198,"improvement":52002,"taxableLand":12198,"taxableImprovement":52002,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64200,"taxable":64200,"land":12198,"improvement":52002,"taxableLand":12198,"taxableImprovement":52002,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":82200,"taxable":82200,"land":15618,"improvement":66582,"taxableLand":15618,"taxableImprovement":66582,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":88400,"taxable":88400,"land":16796,"improvement":71604,"taxableLand":16796,"taxableImprovement":71604,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":88400,"taxable":88400,"land":16796,"improvement":71604,"taxableLand":16796,"taxableImprovement":71604,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":88400,"taxable":88400,"land":16796,"improvement":71604,"taxableLand":16796,"taxableImprovement":71604,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":133200,"taxable":133200,"land":26640,"improvement":106560,"taxableLand":26640,"taxableImprovement":106560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":425000,"taxable":86000,"land":85000,"improvement":340000,"taxableLand":85000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":339000},{"y":2025,"v":302800,"taxable":61272,"land":60560,"improvement":242240,"taxableLand":60560,"taxableImprovement":712,"exemptLand":0,"exemptImprovement":241528},{"y":2026,"v":302800,"taxable":61272,"land":60560,"improvement":242240,"taxableLand":60560,"taxableImprovement":712,"exemptLand":0,"exemptImprovement":241528},{"y":2027,"v":325600,"taxable":65886,"land":65120,"improvement":260480,"taxableLand":65120,"taxableImprovement":766,"exemptLand":0,"exemptImprovement":259714}],"taxNow":858,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"566131","date":"2015-04-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-04-24","scope":"USE CHANGE TO 2 FAMILY HOUSEHOLD LIVING.RECONSTRUCTION OF DETERIORATED REAR WALL, ROOFTOP DECK AND INTERIOR ALTERATIONS TO EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN PLANS)"},{"number":"925388","date":"2019-01-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"FOR THE REMOVAL OF A WINDOW BAY AT THE REAR SECOND STORY, AND FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK (ABOVE THE SECOND STORY ROOF ACCESSED FROM THE THIRD STORY), ABOVE AND TO THE REAR OF AN EXISTING ATTACHED STRUCTURE, WITH NO CHANGE TO EXISTING BUILDING FOOTPRINT, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION FOR USE AS TWO-FAMILY HOUSEHOLD LIVING AS PREVIOUSLY APPROVED BY ZBA VARIANCE UNDER AP#566131/CAL#23906."},{"number":"925391","date":"2019-01-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-11-15","scope":"**Amendment 1/7/21 to add additional supplemental details regarding foundation repairs, no other changes** FOR THE ERECTION OF A NEW THIRD STORY ADDITION (WITH ROOF DECK ABOVE THE SECOND STORY PLUS GREEN ROOF), ONTO AN EXISTING TWO (2) STORY ATTACHED STRUCTURE, AND FOR LEVEL II ALTERATIONS WITH A COMPLETE CHANGE IN OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION) FROM GROUP R-3 (SINGLE-FAMILY DWELLING) TO GROUP R-3 (TWO-FAMILY DWELLING), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP WORK; BUILDING IS CURRENTLY NOT SPRINKLERED; SEE AP#925388 FOR ZONING APPROVAL."},{"number":"EP-2020-010964","date":"2020-12-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-29","scope":"Install new 200 amp service. Wire and install outlets, lighting fixtures, switches and 120v interconnected smokes/cos with battery backup. All work as per 2014 NEC and City of Philadelphia code requirements. Amendment: Install new 300amp service. Wire and install outlets, lighting fixtures, switches, and 120v interconnected smokes/cos battery backup. All work as per 2014 NEC and city of Philadelphia code requirements."},{"number":"PP-2021-003931","date":"2021-03-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2021-03-10","scope":"Rough in for sewage ejector pit, pvc drain lines and fixtures"},{"number":"MP-2021-001244","date":"2021-03-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Installation of 2 multi zone mini splits)."},{"number":"PP-2021-003987","date":"2021-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-15","scope":"4 toilets, 2 kitchen sinks, 1 tub, 3 showers hose bibs"},{"number":"PP-2023-001294","date":"2023-02-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-15","scope":"CURB TRAP, FRESH AIR INLET, MAIN DRAIN AND 3/4\" WATER SERVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×5"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"565531","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NANCY NOWAKOWSKI (C/O AGENT-WELLS FARGO)","legalName":"NANCY NOWAKOWSKI","address":"2019 S BEECHWOOD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-29","latestIssueDate":"2015-05-28","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"679215","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WELLS FARGO HOME MORTGAGE","legalName":"WELLS FARGO HOME MORTGAGE","address":"2019 S BEECHWOOD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-10-01","latestIssueDate":"2015-10-01","expirationDate":"2016-02-01","inactiveDate":"2015-10-31"},{"number":"938178","type":"Rental","status":"Active","businessName":"Angela Di Prima-Bucci and Michael Bucci","legalName":"Angela Di Prima-Bucci and Michael Bucci","address":"2019 S BEECHWOOD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-11-16","latestIssueDate":"2025-10-02","expirationDate":"2026-11-15","inactiveDate":null}],"licenseActivity":[{"number":"938178","type":"Rental","businessName":"Angela Di Prima-Bucci and Michael Bucci","legalName":"Angela Di Prima-Bucci and Michael Bucci","issuedDate":"2023-11-16","latestIssueDate":"2025-10-02","closureDate":null,"expirationDate":"2026-11-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"679215","type":"Vacant Residential Property / Lot","businessName":"WELLS FARGO HOME MORTGAGE","legalName":"WELLS FARGO HOME MORTGAGE","issuedDate":"2015-10-01","latestIssueDate":"2015-10-01","closureDate":"2015-10-31","expirationDate":"2016-02-01","inactiveDate":"2015-10-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"565531","type":"Vacant Residential Property / Lot","businessName":"NANCY NOWAKOWSKI (C/O AGENT-WELLS FARGO)","legalName":"NANCY NOWAKOWSKI","issuedDate":"2012-05-29","latestIssueDate":"2015-05-28","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23906: CLOSED · Granted; related permit 566131. Use permit #566131: 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: PP-2021-003931 (Cancelled).","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 9 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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 6, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #565531: Inactive since Apr 29, 2016; Vacant Residential Property / Lot #679215: Inactive since Oct 31, 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":"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/"}],"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"}]}