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Prepare your property research in Philadelphia
For a Philadelphia purchase, review the Property Sales Certification alongside the actual home and your intended use. The city describes it as a record of zoning classification, established use and cited violations. It supplies useful information for a transaction, but its scope matters when a listing and the records disagree. For a refinance, organize current property and permit information for any alterations or use changes since your existing loan. Give the TMP team the actual occupancy, unresolved questions and likely costs. Avoid treating a certificate from an earlier sale as a complete description of today’s property.
Read the certification for what it reports
Philadelphia requires sellers or their agents to obtain the Property Sales Certification and offers applications through eCLIPSE. Verify the property address and review the reported use and violations with the transaction professionals. Investigate discrepancies before making the financing plan depend on a particular unit count or use.
Check matters outside the certificate’s scope
L&I’s explanatory bulletin says the certificate is based on zoning and violation records and does not certify compliance with every applicable code. It also says overlay zoning is not included and conditions can change after application. Ask L&I about relevant overlays, occupancy or construction approvals and newer records for the address.
Use the research in your loan comparison
Bring the address, unresolved property questions, inspection findings and recurring costs into the discussion. For a purchase, add the price, cash available and contract dates. For a refinance, include current loan statements and any additional financing or assistance. Ask for a comparison that shows costs, new balance and repayment period as well as the monthly payment.
Philadelphia research and mortgage questions
Does a Philadelphia Property Sales Certification replace a condition inspection?
No. It reports specified city records rather than certifying the property’s entire condition or code compliance. Compare it with inspection findings and ask L&I and your closing professional to resolve material differences.
What if records disagree with the home I toured?
Keep copies and note the specific discrepancy. Ask the responsible office, your agent or closing professional to clarify it, and tell your advisor if it affects the property description, condition or intended use. Do not assume a missing entry or informal explanation resolves it.