{"asOf":"2026-07-26T00:49:24.519Z","block":"100-199 EARP ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-earp-st","address":"111-17 EARP ST","parcelNumber":"011005702","source":"https://property.phila.gov/?p=011005702","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"25","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"LUONG DAT","coOwner":"LUONG VY BUI","marketValue":932300,"landAssessment":186460,"improvementAssessment":745840,"livableArea":5049,"yearBuilt":2014,"lastSale":{"price":574662,"date":"2023-01-17T05:00:00Z"},"openViolations":1,"violations":[{"number":"211941690","date":"2017-11-08","code":"A-104.1/2","title":"WORKMANLIKE- FIRE CODE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"5221223","date":"2017-11-08","code":"A-504.1/1","title":"STOP 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ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-095111","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2021-09-29","completedDate":null,"violations":[{"number":"VI-2021-068660","date":"2021-09-29","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-004356","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-01-19","completedDate":null,"violations":[{"number":"VI-2022-003001","date":"2022-01-19","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2024-11-01","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-003002","date":"2022-01-19","code":"FC-13-912.4.1","title":"FDC SPRINKLER NOT THROUGHOUT","status":"CLOSED","resolutionDate":"2024-11-01","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-003003","date":"2022-01-19","code":"FC-13-912.3","title":"FDC ACCESS","status":"CLOSED","resolutionDate":"2024-11-01","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-003004","date":"2022-01-19","code":"FC-13-912.4","title":"FDC SIGNAGE REQUIRED","status":"CLOSED","resolutionDate":"2024-11-01","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-003006","date":"2022-01-19","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"CLOSED","resolutionDate":"2024-11-01","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-003007","date":"2022-01-19","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-11-01","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-003005","date":"2022-01-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR 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CODE","status":null,"resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":9,"worst":null}],"investigations":[{"caseNumber":"611332","date":"2017-11-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"611332","date":"2018-02-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"611332","date":"2018-03-28","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"611332","date":"2019-05-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"611332","date":"2019-10-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"611332","date":"2019-10-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"611332","date":"2021-07-26","type":null,"status":"FAILED"},{"caseNumber":"611332","date":"2021-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-095111","date":"2021-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-095111","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004356","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-095111","date":"2022-07-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004356","date":"2023-08-09","type":null,"status":"FAILED"},{"caseNumber":"611332","date":"2023-08-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004356","date":"2023-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004356","date":"2023-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004356","date":"2024-11-01","type":null,"status":"PASSED"},{"caseNumber":"611332","date":"2025-09-23","type":null,"status":"FAILED"},{"caseNumber":"611332","date":"2026-01-06","type":null,"status":"FAILED"},{"caseNumber":"611332","date":"2026-06-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93067955968419,"lng":-75.14726288980715,"geom":{"type":"Polygon","coordinates":[[[-75.147149894,39.930731735],[-75.147178799,39.930601161],[-75.147375861,39.930627351],[-75.147346948,39.930757976],[-75.147149894,39.930731735]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":3,"stories":3,"lotArea":2707,"zoning":"ICMX","grade":"C+","basement":"1","heater":"A","centralAir":true,"extCond":"3","intCond":"4","garage":1,"homestead":false,"mail":"111-17 EARP ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE 2ND AND 3RD FLOOR ADDITION ATOP OF AN EXISTING ONE (1) STORY STRUCTURE; FOR THE ERECTION OF NEW THREE(3) STORY ADDITION  WITH MEZZANINE ON 2ND FLOOR ,ROOF DECK ABOVE 1ST FLOOR LEVEL; MECHANICAL PENTHOUSE AND ROOF DECK ACCESS.","status":"CLOSED","outcome":"Granted with conditions","date":"2013-09-17","number":"20843","relatedPermit":"473346"},{"type":"Building standards appeal","grounds":"ON 01/20/16, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #651543.","status":"CLOSED","outcome":"APPROVED","date":"2016-03-18","number":"27069","relatedPermit":"651543"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":95000,"taxable":95000,"land":10300,"improvement":84700,"taxableLand":10300,"taxableImprovement":84700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":932000,"taxable":421904,"land":231975,"improvement":700025,"taxableLand":231975,"taxableImprovement":189929,"exemptLand":0,"exemptImprovement":510096},{"y":2021,"v":932000,"taxable":421904,"land":231975,"improvement":700025,"taxableLand":231975,"taxableImprovement":189929,"exemptLand":0,"exemptImprovement":510096},{"y":2022,"v":932000,"taxable":421904,"land":231975,"improvement":700025,"taxableLand":231975,"taxableImprovement":189929,"exemptLand":0,"exemptImprovement":510096},{"y":2023,"v":1068300,"taxable":444413,"land":213660,"improvement":854640,"taxableLand":213660,"taxableImprovement":230753,"exemptLand":0,"exemptImprovement":623887},{"y":2024,"v":1068300,"taxable":444413,"land":213660,"improvement":854640,"taxableLand":213660,"taxableImprovement":230753,"exemptLand":0,"exemptImprovement":623887},{"y":2025,"v":803700,"taxable":334339,"land":160740,"improvement":642960,"taxableLand":160740,"taxableImprovement":173599,"exemptLand":0,"exemptImprovement":469361},{"y":2026,"v":803700,"taxable":334339,"land":160740,"improvement":642960,"taxableLand":160740,"taxableImprovement":173599,"exemptLand":0,"exemptImprovement":469361},{"y":2027,"v":932300,"taxable":932300,"land":186460,"improvement":745840,"taxableLand":186460,"taxableImprovement":745840,"exemptLand":0,"exemptImprovement":0}],"taxNow":4680,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"456519","date":"2013-03-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-20","scope":"NEW 200AMP SINGLE PHASE ELECTRICAL SERVICE 'ONLY' AS PER 2008 NEC (OFFICE/WORKSHOP)"},{"number":"473346","date":"2013-09-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"FOR THE 2ND AND 3RD FLOOR ADDITION ATOP OF AN EXISTING ONE (1) STORY STRUCTURE; FOR THE ERECTION OF NEW THREE(3) STORY ADDITION WITH MEZZANINE ON 2ND FLOOR ,ROOF DECK ABOVE 1ST FLOOR LEVEL; MECHANICAL PENTHOUSE AND ROOF DECK ACCESS. FOR THE ERECTION OF CANOPY (10' HIGH) ON FRONT, FOR THE CREATION OF INTERIOR GARAGE FOR THREE (3) CARS (ON EARP STREE) AND FOR THE CREATION OF ONE (1) CAR GARAGE ON (HOWARD STREET).SIZE AND LOCATION AS SHOWN IN THE APPLICATION. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. FOR USE AS A SINGLE FAMILY DWELLING FROM 2ND THRU 3RD FLOORS AND PROFESSIONAL OFFICES AND ACCESSORY STORAGE ON 1ST AND 2ND FLOOR (ALL THE STRUCTURES ARE INTERCONNECTED)"},{"number":"493271","date":"2013-10-29","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF A TWO (2) STORY ADDITION OF LIGHT-FRAME CONSTRUCTION W. INTERIOR ISOLATED SHALLOW SPREAD, LOW-SLOPE BUILT UP ROOF & FOR THE ERECTION OF INTERIOR PARTITIONS FOR A DWELLING UNIT, COMMERCIAL OFFICE SPACE, & ENCLOSED PARKING GARAGE; BUILDING TO BE FULLY SPRINKLERED."},{"number":"506249","date":"2013-12-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF A CONCRETE FOUNDATION FOR PHASE II AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY, CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER ALTERATIONS."},{"number":"516841","date":"2014-01-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-07-13","scope":"REPLACE LATERALS, CURB TRAP AND MAIN DRAIN"},{"number":"508512","date":"2014-03-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ADDITION OF LIGHT-FRAME CONSTRUCTION WITH ROOF DECK & MEZZANINE TO BE CONSTRUCTED ON TOP OF FOUNDATION AS APPROVED IN PERMIT #506249. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL AND FIRE SUPPRESSION SYSTEMS."},{"number":"514586","date":"2014-03-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"CLOSED","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 2\" SERVICE IN ACCORDANCE WITH NFPA 13 & 13R 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":"531219","date":"2014-04-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-31","scope":"INSTALL 1\" BACKFLOW (MIXED USE)"},{"number":"530760","date":"2014-04-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"24 FIXTURES WITH PIPING AS PER PLANS"},{"number":"523840","date":"2014-06-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR AN AMENDMENT OF PERMIT AP# 493271, PREVIOUSLY ISSUED FOR THE ERECTION OF A TWO (2) STORY ADDITION, TO INCLUDE CHANGES TO PREVIOUSLY APPROVED EXTERIOR WALL OF EXIT ENCLOSURE, CHANGE OF SIZE & LOCATION OF SPIRAL STAIRWAY, & RELOCATION OF INTERIOR PARTITIONS; BUILDING TO BE FULLY SPRINKLERED."},{"number":"523173","date":"2014-10-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE AS PER PLANS - INSTALL 600A SERVICE (MIXED USE)"},{"number":"612210","date":"2015-05-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2017-08-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- (1-2 TON AND 1-2 1/2 TON UNITS)(SINGLE FAMILY PORTION)FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"601976","date":"2015-08-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-11-10","scope":"FOR ALTERATIONS TO PROVIDE A NEW ENTRANCE DOOR, EXTERIOR FENESTRATIONS, EXTERIOR CONCRETE STAIRS AND HANDRAILING. (IEBC 2009, COMPLIANCE PATH, WORK-AREA METHOD: LEVEL II ALTERATIONS)"},{"number":"651543","date":"2016-06-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-11-10","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR USE AS A SINGLE FAMILY DWELLING AND PROFESSIONAL SERVICES. ALTERATIONS TO INCLUDE A NEW ENTRANCE DOOR AND EXTERIOR CONCRETE STAIR AS SHOWN PER APPLICATION/PLANS. VARIANCE OBTAINED UNDER BBS CASE #27069 WITH THE FOLLOWING PROVISOS: TREADS AND RISERS TO CONFORM TO THE RESIDENTIAL STAIR REQUIREMENTS. THE LANDING SHALL HAVE MINIMUM LENGTH AND WIDTH OF 36\" AS PERMITTED WITHIN THE ALLOWABLE ENCROACHEMENT APPROVED BY STREET DEPARTMENT (2'-9\"). SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"850017","date":"2018-03-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO LOTS (PARCEL 'A' AND PARCEL 'B') FROM ONE (1) EXISTING LOT. SIZE AND LOCATION AS SHOWN ON APPROVED PLAN."},{"number":"856942","date":"2018-03-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING AND BUSINESS AND PROFESSIONAL OFFICE."},{"number":"1007641","date":"2019-11-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-07-21","scope":"FOR ALTERATIONS TO A FIRE SUPPRESSION SYSTEM TO INSTALL A NEW 4-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY AND A 4-INCH FIRE SERVICE LINE. (SEE AP#514586 FOR ORIGINAL SYSTEM INSTALLATION APPROVAL)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2023,"k":"sale","p":574662.31},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2022, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20843: CLOSED · Granted with conditions; related permit 473346. Use permit #473346: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"10 permits not marked completed: 493271 (EXPIRED), 506249 (EXPIRED), 508512 (EXPIRED), 514586 (CLOSED), 530760 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"15 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jun 18, 2026.","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":"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/"}],"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"}]}