{"asOf":"2026-07-29T08:24:22.871Z","block":"5200-5299 PARKSIDE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5200-5299-parkside-ave","address":"5238 PARKSIDE AVE","parcelNumber":"886811520","source":"https://property.phila.gov/?p=886811520","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W70","buildingCodeNew":"36","buildingClass":"APT 2-4 UNITS 4 STY MASON","buildingClassNew":"TWIN OLD STYLE","useLabel":"Apartment building","owner":"CENTENNIAL VILLAGE LP","coOwner":null,"marketValue":43800,"landAssessment":10900,"improvementAssessment":32900,"livableArea":2662,"yearBuilt":1920,"lastSale":{"price":757000,"date":"2016-09-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1659930","date":"2008-11-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1659927","date":"2008-11-24","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1659928","date":"2008-11-24","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1659929","date":"2008-11-24","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1570265","date":"2009-03-12","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1570264","date":"2009-03-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1570266","date":"2010-01-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505924","date":"2009-10-26","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505927","date":"2009-10-26","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505926","date":"2009-10-26","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505925","date":"2009-10-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"186126","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2008-11-24","completedDate":"2012-08-06","violations":[{"number":"1659930","date":"2008-11-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1659927","date":"2008-11-24","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1659928","date":"2008-11-24","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1659929","date":"2008-11-24","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"193676","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-12","completedDate":"2018-01-17","violations":[{"number":"1570265","date":"2009-03-12","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1570264","date":"2009-03-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1570266","date":"2010-01-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"218850","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-10-27","completedDate":"2018-01-17","violations":[{"number":"1505924","date":"2009-10-26","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505927","date":"2009-10-26","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505926","date":"2009-10-26","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1505925","date":"2009-10-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2009,"n":6,"worst":null},{"y":2010,"n":1,"worst":null}],"investigations":[{"caseNumber":"186126","date":"2008-11-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"193676","date":"2009-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"193676","date":"2009-08-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"218850","date":"2009-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"193676","date":"2010-01-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"193676","date":"2010-01-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"186126","date":"2010-03-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"186126","date":"2010-04-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"186126","date":"2012-09-24","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"193676","date":"2018-01-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"218850","date":"2018-01-10","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":3,"passes":0},{"y":2010,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2018,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981226162686134,"lng":-75.22576688322324,"geom":{"type":"Polygon","coordinates":[[[-75.22584701,39.981130012],[-75.22574803,39.981358485],[-75.225680517,39.981341217],[-75.225794751,39.981076911],[-75.22584701,39.981130012]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":3,"baths":3,"stories":1,"lotArea":1892,"zoning":"RM1","grade":"C+","basement":"C","heater":"G","centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1501 CHERRY ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37900,"taxable":9475,"land":9460,"improvement":28440,"taxableLand":2365,"taxableImprovement":7110,"exemptLand":7095,"exemptImprovement":21330},{"y":2018,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2019,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2020,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2021,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2022,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2023,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2024,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2025,"v":43800,"taxable":10950,"land":10950,"improvement":32850,"taxableLand":10950,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":32850},{"y":2026,"v":43800,"taxable":10950,"land":10950,"improvement":32850,"taxableLand":10950,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":32850},{"y":2027,"v":43800,"taxable":10900,"land":10900,"improvement":32900,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":32900}],"taxNow":153,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"258949","date":"2010-01-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"PERMIT TO COMPLY VIOLATION #186126. THIS IS A MAKE SAFE PERMIT ONLY. THE OWNER SHALL REMOVE DETERIORATED AND COMPROMISED ELEMENTS CREATED BY FIRE. REPAIRS SHALL BE MADE TO RESTORE THE ROOF SYSTEM. TEMPORARY BRACING AND SHORING SHALL BE PLACED IF REQUIRED. PROPERTY SHALL BE MAINTAINED FROM TRESPASS; ALL WINDOW AND DOOR OPENINGS SHALL BE SEALED. SEPARATE PERMIT IS REQUIRES TO SATISFY OTHER VIOLATIONS. SEPARATE PERMITS ARE REQUIRED FOR THE RENOVATIONS OF THIS PROPERTY."},{"number":"510133","date":"2014-01-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-17","scope":"FOR USE AS A TWO (2) FAMILY DWELLING."},{"number":"603228","date":"2015-06-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-06-15","scope":"REMOVAL AND RECONSTRUCTION OF THIRD STORY NOT TO EXCEED A MAXIMUM OF 38'. SIZE AND LOCATION AS SHOWN ON SUBMITTED PLAN."},{"number":"718957","date":"2016-09-23","work":"Major addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"COMPLETE REHABILITATION OF EXISTING THREE STORY BUILDING AS TWO APARTMENT. WORK TO INCLUDE RECONSTRUCTION OF THIRD FLOOR, NEW ROOF STRUCTURE AND NEW PARTITION, NEW KITCHEN AND BATHROOMS"},{"number":"756020","date":"2017-02-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"INSTALL 2 TOILETS, 2 LAV SINKS, 2 KIT SINKS, 2 TUBS AND 2 WM STANDPIPE.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"757173","date":"2017-02-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"INSTALLATION OF (1) HVAC UNIT WITH ELECTRIC A/C (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SELF-CONTAINED UNIT. NO PENETRATION OF FIRE RATED WALLS. TWO FAMILY DWELLINGS"},{"number":"757168","date":"2017-02-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"INSTALLATON OF (1) HVAC UNIT WITH ELECTRIC A/C (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SELF-CONTAINED UNIT. NO PENETRATION OF FIRE RATED WALLS. TWO FAMILY DWELLINGS"},{"number":"755250","date":"2017-02-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1-1/2\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE 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":"761867","date":"2017-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-29","scope":"DUPLEX FAMILY - INSTALL 200 AMP SERVICE COMPLETE WITH PANELS, METERS, AND GROUNDING TO TWO FAMILY UNIT WITH SWITCHES, RECEPTACLES, LIGHTS, DOORBELL, INTERCONNECTED SMOKES, PHONE AND TV LINES AS PER 2008 NEC (WEST DISTRICT)"},{"number":"795413","date":"2017-06-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"NEW 1.5 COMBO WATER FROM STREET INTO HOUSE.NEW HOUSE DRAIN,TRAP AND FAI FROM CURB TO HOUSE PA20171780976 (TWO FAMILY)- \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Renovated & sold on","storyDelta":4.22,"timeline":[{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Major addition"},{"y":2016,"k":"sale","p":757000},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"221257","type":"Rental","status":"Inactive","businessName":"MARY WHEELER","legalName":"MARY WHEELER","address":"5238 PARKSIDE AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-03-26","latestIssueDate":"2006-02-08","expirationDate":"2007-02-28","inactiveDate":"2007-07-25"},{"number":"418183","type":"Rental","status":"Inactive","businessName":"BRIAN & DONNA TERRELL (ABBOLONE & SCULLIN)","legalName":"BRIAN & DONNA TERRELL","address":"5238 PARKSIDE AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-07-25","latestIssueDate":"2008-03-14","expirationDate":"2009-02-28","inactiveDate":"2010-07-30"},{"number":"510213","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CAI HONG ZHENG","legalName":"CAI HONG ZHENG","address":"5238 PARKSIDE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-07-30","latestIssueDate":"2013-02-06","expirationDate":"2014-02-28","inactiveDate":null},{"number":"760746","type":"Rental","status":"Active","businessName":"Centennial Village LP","legalName":"Centennial Village LP","address":"5238 PARKSIDE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-12-26","latestIssueDate":"2025-12-11","expirationDate":"2026-12-25","inactiveDate":null}],"licenseActivity":[{"number":"760746","type":"Rental","businessName":"Centennial Village LP","legalName":"Centennial Village LP","issuedDate":"2017-12-26","latestIssueDate":"2025-12-11","closureDate":null,"expirationDate":"2026-12-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"510213","type":"Vacant Residential Property / Lot","businessName":"CAI HONG ZHENG","legalName":"CAI HONG ZHENG","issuedDate":"2010-07-30","latestIssueDate":"2013-02-06","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"418183","type":"Rental","businessName":"BRIAN & DONNA TERRELL (ABBOLONE & SCULLIN)","legalName":"BRIAN & DONNA TERRELL","issuedDate":"2007-07-25","latestIssueDate":"2008-03-14","closureDate":"2010-07-30","expirationDate":"2009-02-28","inactiveDate":"2010-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"221257","type":"Rental","businessName":"MARY WHEELER","legalName":"MARY WHEELER","issuedDate":"2004-03-26","latestIssueDate":"2006-02-08","closureDate":"2007-07-25","expirationDate":"2007-02-28","inactiveDate":"2007-07-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #510133: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 258949 (REVOKED).","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 10, 2018.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #510213: Inactive","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.","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 11 historical violations across 3 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. 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"}]}