{"asOf":"2026-07-31T03:08:06.078Z","block":"6600-6699 LYNFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/6600-6699-lynford-st","address":"6644 LYNFORD ST","parcelNumber":"541174300","source":"https://property.phila.gov/?p=541174300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"23","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"LEAL HARRISON S","coOwner":"LEAL MARIA V","marketValue":229000,"landAssessment":45800,"improvementAssessment":183200,"livableArea":1496,"yearBuilt":1940,"lastSale":{"price":1,"date":"2019-07-31T04:00:00Z"},"openViolations":3,"violations":[{"number":"211987260","date":"2020-01-27","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":"2020-02-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-04-02","underAppeal":false,"noticeUrl":null},{"number":"211987261","date":"2020-01-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":"2020-02-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-04-02","underAppeal":false,"noticeUrl":null},{"number":"211987404","date":"2020-01-29","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSED","resolutionDate":"2021-10-19","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987403","date":"2020-01-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":"2020-08-12","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987410","date":"2020-01-29","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"CLOSED","resolutionDate":"2021-12-14","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987406","date":"2020-01-29","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987402","date":"2020-03-14","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-087668","date":"2021-12-21","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-11-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936"},{"number":"VI-2021-087669","date":"2021-12-21","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-11-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936"},{"number":"VI-2021-087670","date":"2021-12-21","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-11-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936"}],"violationCases":[{"number":"722632","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-01-27","completedDate":"2022-02-28","noticeUrl":null,"violations":[{"number":"211987260","date":"2020-01-27","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":"2020-02-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-04-02","underAppeal":false,"noticeUrl":null},{"number":"211987261","date":"2020-01-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":"2020-02-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2020-04-02","underAppeal":false,"noticeUrl":null}]},{"number":"722926","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2020-01-30","completedDate":null,"noticeUrl":null,"violations":[{"number":"211987404","date":"2020-01-29","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSED","resolutionDate":"2021-10-19","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987403","date":"2020-01-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":"2020-08-12","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987410","date":"2020-01-29","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"CLOSED","resolutionDate":"2021-12-14","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987406","date":"2020-01-29","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null},{"number":"211987402","date":"2020-03-14","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-12-14","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-119856","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2021-12-21","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936","violations":[{"number":"VI-2021-087668","date":"2021-12-21","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-11-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936"},{"number":"VI-2021-087669","date":"2021-12-21","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-11-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936"},{"number":"VI-2021-087670","date":"2021-12-21","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2024-11-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855344381&hash=D77013EBE989BF1A9B51E98EA9ACC6763C0F3802FA301553437202B93B616936"}]}],"violYears":[{"y":2020,"n":7,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"722926","date":"2020-01-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"722926","date":"2020-03-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"722632","date":"2020-04-02","type":null,"status":"FAILED"},{"caseNumber":"722926","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"722926","date":"2020-09-16","type":null,"status":"FAILED"},{"caseNumber":"722926","date":"2021-12-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-119856","date":"2021-12-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2022-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2022-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2023-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2023-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2023-11-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2024-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2024-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-119856","date":"2024-11-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.042154733929614,"lng":-75.07297316998662,"geom":{"type":"Polygon","coordinates":[[[-75.073045835,40.042219661],[-75.072845025,40.042110877],[-75.072877867,40.042076387],[-75.073102531,40.042200445],[-75.073071299,40.042233457],[-75.073045835,40.042219661]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":3,"baths":1,"stories":2,"lotArea":1253,"zoning":"RSA5","grade":"C","basement":"F","heater":"B","centralAir":null,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"6644 LYNFORD ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For a two (2) family household living in an existing structure.","status":"Completed","outcome":"Granted","date":"2024-06-20","number":"ZP-2022-012802","relatedPermit":"ZP-2022-012802"}],"taxYears":[{"year":2016,"total":2194.21,"principal":1934.94,"interest":29.02,"penalty":19.35}],"taxNet":2194.21,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":120200,"taxable":120200,"land":18047,"improvement":102153,"taxableLand":18047,"taxableImprovement":102153,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":120200,"taxable":120200,"land":20194,"improvement":100006,"taxableLand":20194,"taxableImprovement":100006,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":120200,"taxable":120200,"land":20194,"improvement":100006,"taxableLand":20194,"taxableImprovement":100006,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":129700,"taxable":129700,"land":21790,"improvement":107910,"taxableLand":21790,"taxableImprovement":107910,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":135200,"taxable":135200,"land":22714,"improvement":112486,"taxableLand":22714,"taxableImprovement":112486,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":135200,"taxable":135200,"land":22714,"improvement":112486,"taxableLand":22714,"taxableImprovement":112486,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":135200,"taxable":135200,"land":22714,"improvement":112486,"taxableLand":22714,"taxableImprovement":112486,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":135200,"taxable":135200,"land":27040,"improvement":108160,"taxableLand":27040,"taxableImprovement":108160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":135200,"taxable":135200,"land":27040,"improvement":108160,"taxableLand":27040,"taxableImprovement":108160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":230900,"taxable":230900,"land":46180,"improvement":184720,"taxableLand":46180,"taxableImprovement":184720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":230900,"taxable":230900,"land":46180,"improvement":184720,"taxableLand":46180,"taxableImprovement":184720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":229000,"taxable":229000,"land":45800,"improvement":183200,"taxableLand":45800,"taxableImprovement":183200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3232,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"GM-2020-000939","date":"2020-08-04","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-03-01","scope":"Replace basement window, window will stay the same size as existing window. $350.00 The license that is associated with application is valid please look into it. 28502 license number. I need this permit."},{"number":"ZP-2022-012802","date":"2024-05-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"ZP-2025-000262","date":"2025-01-26","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF THE EXISTING GARAGE PARKING SPACE. SIZE AND LOCATION AS SHOWN IN THE APPLIACTION / PLANS."},{"number":"RP-2024-012835","date":"2025-02-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY (NO CHANGE OF OCCUPANCY CLASSIFICATION, GROUP R-3 TO GROUP R-3) TO CREATE A TWO-FAMILY DWELLING WITHIN AN EXISTING TWO (2) STORY BUILDING AND THE REMOVAL OF THE EXISTING GARAGE PARKING SPACE AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IRC REVIEW* *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"},{"number":"MP-2025-003399","date":"2025-11-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-01","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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Connection of (2) HVAC systems, one in each unit of a duplex. Each unit will have a Goodman 30K BTU 2.5 ton air conditioner, warm air appliance, new ductwork, and 22 total diffusers."},{"number":"EP-2025-009532","date":"2025-11-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-10","scope":"INSTALL 200 AMP ELECTRICAL SERVICE AND MAIN CIRCUIT BREAKER PANEL WITH PROPER GROUNDING AND BONDING. REWIRE HOUSE THROUGHOUT. INSTALL LIGHTING, SWITCHES AND RECEPTACLES OUTLETS. INSTALL 120 VOLTS INTERCONNECTED SMOKE/CO ALARMS. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC."}],"storyTag":"Improved","storyDelta":0.89,"timeline":[{"y":2020,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Parking Only"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"836170","type":"Rental","status":"Active","businessName":"Harrison S Leal","legalName":"Harrison S Leal ","address":"6644 LYNFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-02-05","latestIssueDate":"2026-02-18","expirationDate":"2027-02-04","inactiveDate":null}],"licenseActivity":[{"number":"836170","type":"Rental","businessName":"Harrison S Leal","legalName":"Harrison S Leal ","issuedDate":"2020-02-05","latestIssueDate":"2026-02-18","closureDate":null,"expirationDate":"2027-02-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 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":["5 permit events since 2023","1 zoning/board appeal 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":"Appeal #ZP-2022-012802: Completed · Granted; related permit ZP-2022-012802.","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: GM-2020-000939 (Expired), RP-2024-012835 (Issued). 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":"3 open L&I violations","finding":"10 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":"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 1940 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":"14 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 23, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}