{"asOf":"2026-07-24T05:11:34.325Z","block":"5300-5399 ANGORA TER","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-angora-ter","address":"5320 ANGORA TER","parcelNumber":"511084100","source":"https://property.phila.gov/?p=511084100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"31","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"TWIN CONTEMPORARY","useLabel":"Multi-family","owner":"CITY BLOCK ACQ VII LLC","coOwner":null,"marketValue":659700,"landAssessment":131940,"improvementAssessment":527760,"livableArea":3114,"yearBuilt":2024,"lastSale":{"price":6300,"date":"2017-11-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"1776191","date":"2010-08-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1776192","date":"2010-08-07","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2093088","date":"2011-06-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2093087","date":"2011-06-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2178710","date":"2011-08-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2178709","date":"2011-08-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2433234","date":"2012-05-07","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2433233","date":"2012-05-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2834623","date":"2013-06-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2834624","date":"2013-06-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3216620","date":"2014-06-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3216621","date":"2014-06-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220440","date":"2019-10-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220441","date":"2019-10-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-018947","date":"2020-07-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-018948","date":"2020-07-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"246371","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-08-07","completedDate":"2011-06-23","violations":[{"number":"1776191","date":"2010-08-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1776192","date":"2010-08-07","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"279832","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-06-01","completedDate":"2011-07-10","violations":[{"number":"2093088","date":"2011-06-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2093087","date":"2011-06-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"292006","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-08-16","completedDate":"2011-11-08","violations":[{"number":"2178710","date":"2011-08-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2178709","date":"2011-08-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"326858","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-05-07","completedDate":"2012-05-29","violations":[{"number":"2433234","date":"2012-05-07","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2433233","date":"2012-05-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"387083","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-06-20","completedDate":"2013-07-17","violations":[{"number":"2834623","date":"2013-06-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2834624","date":"2013-06-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"436969","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-06-14","completedDate":"2014-07-30","violations":[{"number":"3216620","date":"2014-06-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3216621","date":"2014-06-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"712451","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-10-22","completedDate":null,"violations":[{"number":"5220440","date":"2019-10-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220441","date":"2019-10-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-038153","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-14","completedDate":"2021-02-04","violations":[{"number":"VI-2020-018947","date":"2020-07-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-018948","date":"2020-07-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"7415","date":"2003-05-02","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"7415","date":"2004-02-19","type":"L_FINAL","status":"PASSED"},{"caseNumber":"CF-2020-038153","date":"2020-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038153","date":"2021-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038153","date":"2021-02-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2004,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9466474313975,"lng":-75.23090213619099,"geom":{"type":"Polygon","coordinates":[[[-75.230854107,39.946499273],[-75.230931685,39.946496302],[-75.230949411,39.946797207],[-75.230873381,39.946799052],[-75.230854107,39.946499273]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-021571","type":"Sprinkler Certification","inspectionDate":"2025-07-18","result":"Certified","expirationDate":"2026-07-18","buildingId":"2001423"},{"number":"BC-2025-022120","type":"Fire Alarm Certification","inspectionDate":"2025-08-06","result":"Certified","expirationDate":"2026-08-06","buildingId":"2001423"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":6,"baths":3,"stories":3,"lotArea":2180,"zoning":"RTA1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED BUILDING FOR THE USE AS MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING (SIZE AND LOCATION AS SHOWN ON PLANS)","status":"Completed","outcome":"Granted","date":"2021-07-13","number":"ZP-2020-005783","relatedPermit":"ZP-2020-005783"}],"taxYears":[{"year":2006,"total":1753.75,"principal":152.05,"interest":139.13,"penalty":10.64},{"year":2007,"total":506.41,"principal":215.92,"interest":178.13,"penalty":15.11},{"year":2008,"total":483.48,"principal":215.92,"interest":158.7,"penalty":15.11},{"year":2009,"total":460.55,"principal":215.92,"interest":139.27,"penalty":15.11},{"year":2010,"total":437.63,"principal":215.92,"interest":119.84,"penalty":15.11},{"year":2011,"total":453.4,"principal":237.29,"interest":110.34,"penalty":16.61},{"year":2012,"total":443.82,"principal":246.45,"interest":92.42,"penalty":17.25},{"year":2013,"total":431.8,"principal":255.3,"interest":72.76,"penalty":17.87},{"year":2014,"total":359.92,"principal":172.59,"interest":33.65,"penalty":12.08},{"year":2015,"total":341.6,"principal":172.59,"interest":18.12,"penalty":12.08},{"year":2016,"total":287.79,"principal":180.3,"interest":2.7,"penalty":1.8}],"taxNet":5960.15,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":59500,"taxable":59500,"land":59500,"improvement":0,"taxableLand":59500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":59500,"taxable":59500,"land":59500,"improvement":0,"taxableLand":59500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":68000,"taxable":68000,"land":68000,"improvement":0,"taxableLand":68000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":701000,"taxable":210300,"land":140200,"improvement":560800,"taxableLand":140200,"taxableImprovement":70100,"exemptLand":0,"exemptImprovement":490700},{"y":2027,"v":659700,"taxable":250686,"land":131940,"improvement":527760,"taxableLand":131940,"taxableImprovement":118746,"exemptLand":0,"exemptImprovement":409014}],"taxNow":2944,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005783","date":"2021-06-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-27","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"CP-2021-006514","date":"2022-05-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-27","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING (THREE RESIDENTIAL UNITS). BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. PROPOSED LANDLOCK CONDITIONS APPROVED PER BBS VARIANCE UNDER CASE NO MI-2022-001807 WITH THE FOLLOWING PROVISOS DUE TO 35 FT REAR YARD DEPTH: 1. SPRINKLER HEADS TO BE PROVIDED AT THE CENTER OF EACH EXTERIOR WALL OPENING IN THE REAR WALL. 2. REAR AND SIDE EXTERIOR WALL FACING THE REAR YARD ARE TO BE RATED TWO HOURS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC.** SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2023-001939","date":"2023-08-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-27","scope":"INSTALL ONE (1) NEW FIRE SUPPRESSION SYSTEM TO INCLUDE A 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-015865","date":"2023-11-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-06","scope":"INSTALL NEW MD, CT, FAI & 2\" WDP"},{"number":"PP-2023-015723","date":"2023-12-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-26","scope":"INSTALL 6 WATER CLOSETS, 6 LAVATORIES, 5 SHOWER/TUBS, 2 ROOF DRAINS, 1 FLOOR DRAIN, 1 BACK WATER VALVE, 4 AREA DRAINS, 3 HUB DRAINS, 3 KITCHEN SINKS, 3 HOT WATER HEATERS, AND 3 WASHING MACHINE BOXES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-005579","date":"2024-01-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-26","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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 ALL OTHER WORK."},{"number":"EP-2024-000014","date":"2024-01-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-25","scope":"Install 400 amp service and grounding, (1) 100 amp house panel, and (3) 150 amp unit panels. Wire throughout. Install receptacles, lighting, telecommunications wiring, smoke/CO alarms, exit/emergency lights, and power to equipment as per 2017 NEC. Install fire alarm throughout as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0966534","type":"Rental","status":"Active","businessName":"City Block Acquisition VIII, LLC.","legalName":"City Block Acquisition VIII, LLC.","address":"5320 ANGORA TER","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-11-27","latestIssueDate":"2025-10-13","expirationDate":"2026-11-26","inactiveDate":null}],"licenseActivity":[{"number":"0966534","type":"Rental","businessName":"City Block Acquisition VIII, LLC.","legalName":"City Block Acquisition VIII, LLC.","issuedDate":"2024-11-27","latestIssueDate":"2025-10-13","closureDate":null,"expirationDate":"2026-11-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"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":["5 permit events 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 931% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $68,000 to $701,000","no permit shown in 2025-2027"],"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":"Appeal #ZP-2020-005783: Completed · Granted; related permit ZP-2020-005783.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 18, 2026; Fire Alarm Certification: Certified through Aug 6, 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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Feb 4, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 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"}]}