{"asOf":"2026-07-23T17:06:26.432Z","block":"100-199 E DUVAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-e-duval-st","address":"103 E DUVAL ST","parcelNumber":"592163400","source":"https://property.phila.gov/?p=592163400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"GOLDEN RULE LLC","coOwner":null,"marketValue":443700,"landAssessment":88740,"improvementAssessment":354960,"livableArea":2400,"yearBuilt":2023,"lastSale":{"price":37000,"date":"2020-03-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"3540722","date":"2015-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3540723","date":"2015-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4067977","date":"2016-08-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4067976","date":"2016-08-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4291105","date":"2017-04-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4291104","date":"2017-04-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4706269","date":"2018-06-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4706268","date":"2018-06-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4706292","date":"2018-06-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-088897","date":"2021-12-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-088898","date":"2021-12-29","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-055954","date":"2022-08-01","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSED","resolutionDate":"2022-10-07","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-055955","date":"2022-08-01","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"CLOSED","resolutionDate":"2022-10-07","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-076451","date":"2022-10-07","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-10-07","resolution":"SVN ISSUED"}],"violationCases":[{"number":"477571","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-05-01","completedDate":"2015-06-04","violations":[{"number":"3540722","date":"2015-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3540723","date":"2015-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"553086","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-08-31","completedDate":"2016-09-14","violations":[{"number":"4067977","date":"2016-08-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4067976","date":"2016-08-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"580512","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-04-26","completedDate":"2017-05-30","violations":[{"number":"4291105","date":"2017-04-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4291104","date":"2017-04-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"638752","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-06-13","completedDate":"2018-07-06","violations":[{"number":"4706269","date":"2018-06-13","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4706268","date":"2018-06-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"638755","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-06-13","completedDate":"2018-06-13","violations":[{"number":"4706292","date":"2018-06-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-121535","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-29","completedDate":"2022-05-19","violations":[{"number":"VI-2021-088897","date":"2021-12-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-088898","date":"2021-12-29","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-076499","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-08-01","completedDate":null,"violations":[{"number":"VI-2022-055954","date":"2022-08-01","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSED","resolutionDate":"2022-10-07","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-055955","date":"2022-08-01","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"CLOSED","resolutionDate":"2022-10-07","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2022-103683","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-10-07","completedDate":null,"violations":[{"number":"VI-2022-076451","date":"2022-10-07","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-10-07","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2021-121535","date":"2021-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-121535","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-121535","date":"2022-05-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-076499","date":"2022-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-103683","date":"2022-10-07","type":null,"status":null},{"caseNumber":"CF-2022-076499","date":"2022-10-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.045754774222246,"lng":-75.1809755204082,"geom":{"type":"Polygon","coordinates":[[[-75.180881168,40.045672371],[-75.181103094,40.04580534],[-75.181069775,40.045837222],[-75.180847735,40.045703959],[-75.180881168,40.045672371]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-030182","type":"Fire Alarm Certification","inspectionDate":"2025-09-16","result":"Certified","expirationDate":"2026-09-16","buildingId":"3000018"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":7,"baths":6,"stories":3,"lotArea":1163,"zoning":"RM1","grade":null,"basement":"D","heater":"B","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"144 BUCKWALTER RD, ROYERSFORD PA, 19468","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7500,"taxable":7500,"land":7500,"improvement":0,"taxableLand":7500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":13200,"taxable":13200,"land":13200,"improvement":0,"taxableLand":13200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":13200,"taxable":13200,"land":13200,"improvement":0,"taxableLand":13200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":405400,"taxable":81100,"land":81100,"improvement":324300,"taxableLand":81100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":324300},{"y":2026,"v":405400,"taxable":81100,"land":81100,"improvement":324300,"taxableLand":81100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":324300},{"y":2027,"v":443700,"taxable":88740,"land":88740,"improvement":354960,"taxableLand":88740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":354960}],"taxNow":1135,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005890","date":"2021-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-09-14","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (HEIGHT NTE 38 FEET) WITH CELLAR AND PILOTHOUSE (HEIGHT NTE 10 FEET; AREA NTE 125 SF; FOR STAIR ACCESS ONLY) TO ACCESS ROOF DECK WITH 42-INCH GUARD RAILS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"CP-2021-003496","date":"2021-10-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-14","scope":"ERECTION OF A NEW THREE (3) STORY BUILDING, WITH BASEMENT, A ROOF DECK AND A ROOF ACCESS STRUCTURE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. 2/14/2022 AMENDMENT: AMEND ORIGINAL NEW CONSTRUCTION PERMIT FOR THE PROPSOED WORK TO THE CHIMNEY OF ADJACENT LOT AS PER APPROVED PLAN AND ENGINEER REPORT. 4/06/2022 AMENDMENT: AMEND ORIGINAL NEW CONSTRUCTION PERMIT FOR THE PROPOSED WALL AROUND THE EXISTING CHIMNEY AS PER APPROVED PLAN. 4/22/2022 AMENDMENT: AMEND ORIGINAL NEW CONSTRUCTION PERMIT FOR THE DETAIL PLAN OF EXISTING CHIMNEY AND STRCTURAL DETAIL AROUND IT."},{"number":"FP-2021-002992","date":"2021-11-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-08","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2.5\" BACKFLOW PREVENTION ASSEMBLY AND, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-021474","date":"2021-11-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-08","scope":"INSTALL 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 1 - 1 INCH WATER SERVICE, 3 HOT WATER HEATERS, 3 KITCHEN SINKS, 9 LAVATORIES, 6 SHOWER/TUBS, 9 WATER CLOSETS AND 3 WASHING MACHINES ACCORDING TO THE 2018 PPC."},{"number":"EP-2022-011004","date":"2022-11-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-13","scope":"INSTALL A 300 AMP SERVICE, (4) GANG METER BANK, (3) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, SMOKE & CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2022-005928","date":"2023-01-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-08","scope":"INSTALL NEW HVAC SYSTEM FOR A MULTIFAMILY DWELLINGS (3-UNITS) AS PER APPROVED PLAN. **2018 IMC REVIEW** SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":6000},{"y":2020,"k":"land","p":37000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"277662","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THE LP GROUP 2 INC","legalName":"THE LP GROUP 2 INC","address":"103 E DUVAL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-13","latestIssueDate":"2004-04-13","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"937731","type":"Rental","status":"Active","businessName":"Golden Rule LLC","legalName":"Golden Rule LLC ","address":"103 E DUVAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-11-10","latestIssueDate":"2025-12-03","expirationDate":"2026-11-09","inactiveDate":null}],"licenseActivity":[{"number":"937731","type":"Rental","businessName":"Golden Rule LLC","legalName":"Golden Rule LLC ","issuedDate":"2023-11-10","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2026-11-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"277662","type":"Vacant Residential Property / Lot","businessName":"THE LP GROUP 2 INC","legalName":"THE LP GROUP 2 INC","issuedDate":"2004-04-13","latestIssueDate":"2004-04-13","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2971% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $13,200 to $405,400","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (144 BUCKWALTER RD, ROYERSFORD PA, 19468).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 7, 2022.","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 #277662: Inactive since Dec 22, 2012","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 16, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}