{"asOf":"2026-07-30T05:14:40.551Z","block":"4500-4599 SANSOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-sansom-st","address":"4530 SANSOM ST","parcelNumber":"601030950","source":"https://property.phila.gov/?p=601030950","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"BRANDOFF CARLA","coOwner":null,"marketValue":811400,"landAssessment":162280,"improvementAssessment":649120,"livableArea":2880,"yearBuilt":2013,"lastSale":{"price":1,"date":"2025-12-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"1501937","date":"2009-10-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-10","underAppeal":false,"noticeUrl":null},{"number":"1501939","date":"2009-10-22","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-10","underAppeal":false,"noticeUrl":null},{"number":"1501938","date":"2009-10-22","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-10","underAppeal":false,"noticeUrl":null},{"number":"1815616","date":"2010-09-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-05-03","underAppeal":false,"noticeUrl":null},{"number":"1815617","date":"2010-09-13","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-05-03","underAppeal":false,"noticeUrl":null},{"number":"2645692","date":"2012-08-29","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-11-20","underAppeal":false,"noticeUrl":null},{"number":"2645693","date":"2012-08-29","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-11-20","underAppeal":false,"noticeUrl":null},{"number":"2779209","date":"2013-04-30","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-30","underAppeal":false,"noticeUrl":null},{"number":"3033170","date":"2013-12-11","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-12-12","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"218384","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-10-22","completedDate":"2009-11-16","noticeUrl":null,"violations":[{"number":"1501937","date":"2009-10-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-10","underAppeal":false,"noticeUrl":null},{"number":"1501939","date":"2009-10-22","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-10","underAppeal":false,"noticeUrl":null},{"number":"1501938","date":"2009-10-22","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-10","underAppeal":false,"noticeUrl":null}]},{"number":"251133","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-09-13","completedDate":"2016-05-03","noticeUrl":null,"violations":[{"number":"1815616","date":"2010-09-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-05-03","underAppeal":false,"noticeUrl":null},{"number":"1815617","date":"2010-09-13","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-05-03","underAppeal":false,"noticeUrl":null}]},{"number":"347552","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-08-30","completedDate":"2012-11-20","noticeUrl":null,"violations":[{"number":"2645692","date":"2012-08-29","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-11-20","underAppeal":false,"noticeUrl":null},{"number":"2645693","date":"2012-08-29","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-11-20","underAppeal":false,"noticeUrl":null}]},{"number":"407721","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"2779209","date":"2013-04-30","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-30","underAppeal":false,"noticeUrl":null}]},{"number":"472218","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3033170","date":"2013-12-11","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-12-12","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"347552","date":"2012-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"347552","date":"2012-10-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"347552","date":"2012-11-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"347552","date":"2012-11-20","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95592810108565,"lng":-75.21257224631799,"geom":{"type":"Polygon","coordinates":[[[-75.212573079,39.956061682],[-75.212516738,39.95605467],[-75.212571415,39.955794519],[-75.212627754,39.955801531],[-75.212573079,39.956061682]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-005955","type":"Fire Alarm Certification","inspectionDate":"2023-01-16","result":"Certified","expirationDate":"2024-01-16","buildingId":"1456032"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":6,"baths":null,"stories":3,"lotArea":1552,"zoning":"RSA5","grade":"C+","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"253 S 46TH ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE (NTE 35' HIGH) WITH A CELLAR AND A ROOFED OVER PORCH FOR USE AS A THREE (3) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2011-11-22","number":"15933","relatedPermit":"357604"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":460800,"taxable":15200,"land":15200,"improvement":445600,"taxableLand":15200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":445600},{"y":2017,"v":460800,"taxable":65664,"land":65664,"improvement":395136,"taxableLand":65664,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395136},{"y":2018,"v":460800,"taxable":65664,"land":65664,"improvement":395136,"taxableLand":65664,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395136},{"y":2019,"v":587500,"taxable":83700,"land":83700,"improvement":503800,"taxableLand":83700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":503800},{"y":2020,"v":610400,"taxable":86963,"land":86963,"improvement":523437,"taxableLand":86963,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":523437},{"y":2021,"v":610400,"taxable":86963,"land":86963,"improvement":523437,"taxableLand":86963,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":523437},{"y":2022,"v":610400,"taxable":86963,"land":86963,"improvement":523437,"taxableLand":86963,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":523437},{"y":2023,"v":615600,"taxable":123120,"land":123120,"improvement":492480,"taxableLand":123120,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":492480},{"y":2024,"v":615600,"taxable":615600,"land":123120,"improvement":492480,"taxableLand":123120,"taxableImprovement":492480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":945800,"taxable":945800,"land":189100,"improvement":756700,"taxableLand":189100,"taxableImprovement":756700,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":945800,"taxable":945800,"land":189100,"improvement":756700,"taxableLand":189100,"taxableImprovement":756700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":811400,"taxable":811400,"land":162280,"improvement":649120,"taxableLand":162280,"taxableImprovement":649120,"exemptLand":0,"exemptImprovement":0}],"taxNow":13239,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"357604","date":"2012-02-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-02-10","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE (NTE 35' HIGH) WITH A CELLAR AND A ROOFED OVER PORCH. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. THREE (3) FAMILY DWELLING."},{"number":"390157","date":"2012-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-30","scope":"COMPLETE WATER SERVICE(SFD)"},{"number":"390156","date":"2012-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-30","scope":"COMPLETE WATER SERVICE(SFD)"},{"number":"390155","date":"2012-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-30","scope":"CURB TRAP, MAIN DRAIN, FOOTWAY MAIN COMPLETE WATER SERVICE(SFD)"},{"number":"393366","date":"2012-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2012-11-29","scope":"6 WATER CLOSETS, 3 WASHERS, 6 LAVS, 6 TUB SHOWERS, 3 KS (TRIPLEX)"},{"number":"407721","date":"2013-04-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"ALTERATIONS TO EXISTING FOUNDATION AND TO INCLUDE AN EXTENSION OF THE EXISTING FOUNDATION FOR A THREE STORY BUILDING AS PER PLANS. SEPARATE PERMIT REQUIRED FOR THE CONSTRUCTION OF THE NEW THREE STORY BUILDING. OWNER TAKES FULL RESPONSIBILITY FOR ANY CHANGES TO THE FOUNDATION."},{"number":"398559","date":"2013-07-26","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2013-07-26","scope":"ADMINISTRATIVE APPROVAL OF A REVISED SITE PLAN FOR AP#357604 THAT PLACES THE STRUCTURE AT THE FRONT OF THE LOT WITH ADDITION OF A FRONT BAY AND REAR OPEN DECKS WITH ALL PREVIOUS APPROVALS TO REMAIN."},{"number":"486361","date":"2013-07-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-23","scope":"INSTALLATION OF 3 HVAC UNITS GAS FIRED AND AC FOR A THREE FAMILY DWELLING. ALL EQUIPMENT AND DUCT WORK MUST BE CONTAINED WITH IN UNITS SERVED."},{"number":"472218","date":"2013-09-03","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"NEW CONSTRUCTION OF A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. SEE A/P 407721 FOR FOUNDATIONS. **MUST BE SPRINKLERED IN ACCORDANCE WITH NFPA 13 THROUGHOUT** *SEPARATE PERMITS REQUIRED FOR M,E,P & FIRE SUPPRESSION**"},{"number":"486799","date":"2013-09-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"FACP, 1 ANNUNCIATOR KEYPAD, 1 AUDIBLE HORN/STROBE, 4 COMMON AREA SMOKE DET, 9 AUDIBLE MINI HORNS, 2 MANUAL PULL STATIONS, 1 SPRINKLER WATER FLOW TRIP, 1 SPRINKLER VALVE TAMPER TRIP, 3 WATER CLOSET FAN SHUTDOWN RELAYS AS PER 2008 NEC(TRIPLEX)"},{"number":"472510","date":"2013-10-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-22","scope":"200AMP SVC;WIRING THROUGHOUT AS PER 2008 NEC (3FD)"},{"number":"486446","date":"2013-11-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-12-06","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION ASSEMBLY FOR A THREE (3) STORY MULTI-FAMILY BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13."},{"number":"PP-2025-008433","date":"2025-06-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-08-11","scope":"REPAIR/REPLACE CT, FAI & MD INTO THE HOUSE"}],"storyTag":"New construction","storyDelta":0.18,"timeline":[{"y":2012,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"permit","w":"Zoning admin review"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"sale","p":499000},{"y":2016,"k":"sale","p":587500},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"396454","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THE PARTNERSHIP CDC","legalName":"THE PARTNERSHIP CDC","address":"4530 SANSOM ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-01-10","latestIssueDate":"2007-01-10","expirationDate":"2008-02-29","inactiveDate":"2014-04-05"},{"number":"632644","type":"Rental","status":"Inactive","businessName":"ANH TRAN (THOMAS HALPIN JR)","legalName":"ANH TRAN","address":"4530 SANSOM ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2014-06-19","latestIssueDate":"2016-02-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"732900","type":"Rental","status":"Active","businessName":"BRANMAN MELDOFF PARTNERS, LLC","legalName":"BRANMAN MELDOFF PARTNERS, LLC","address":"4530 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-03-24","latestIssueDate":"2026-03-29","expirationDate":"2027-03-23","inactiveDate":null},{"number":"1008701","type":"Rental","status":"Active","businessName":"Carla Brandoff","legalName":"Carla Brandoff","address":"4530 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-05-28","latestIssueDate":"2026-05-28","expirationDate":"2027-05-27","inactiveDate":null}],"licenseActivity":[{"number":"1008701","type":"Rental","businessName":"Carla Brandoff","legalName":"Carla Brandoff","issuedDate":"2026-05-28","latestIssueDate":"2026-05-28","closureDate":null,"expirationDate":"2027-05-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"732900","type":"Rental","businessName":"BRANMAN MELDOFF PARTNERS, LLC","legalName":"BRANMAN MELDOFF PARTNERS, LLC","issuedDate":"2017-03-24","latestIssueDate":"2026-03-29","closureDate":null,"expirationDate":"2027-03-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"632644","type":"Rental","businessName":"ANH TRAN (THOMAS HALPIN JR)","legalName":"ANH TRAN","issuedDate":"2014-06-19","latestIssueDate":"2016-02-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"396454","type":"Vacant Residential Property / Lot","businessName":"THE PARTNERSHIP CDC","legalName":"THE PARTNERSHIP CDC","issuedDate":"2007-01-10","latestIssueDate":"2007-01-10","closureDate":"2014-04-05","expirationDate":"2008-02-29","inactiveDate":"2014-04-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #15933: CLOSED · Granted; related permit 357604. Use permit #357604: 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":"2 permits not marked completed: 393366 (EXPIRED), PP-2025-008433 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 16, 2024","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":"2 active Rental License records 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 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 20, 2012.","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 #396454: Inactive since Apr 5, 2014","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":"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/"},{"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 9 historical violations across 5 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"}]}