{"asOf":"2026-07-26T04:13:02.805Z","block":"1300-1399 E MOYAMENSING AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-e-moyamensing-ave","address":"1307 E MOYAMENSING AVE","parcelNumber":"011079900","source":"https://property.phila.gov/?p=011079900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"TWW INVESTMENT INC","coOwner":null,"marketValue":484200,"landAssessment":96840,"improvementAssessment":387360,"livableArea":2025,"yearBuilt":1915,"lastSale":{"price":466000,"date":"2022-01-31T05:00:00Z"},"openViolations":2,"violations":[{"number":"211963855","date":"2019-05-29","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2022-08-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211963856","date":"2019-05-29","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSED","resolutionDate":"2022-08-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"5085902","date":"2019-05-29","code":"FC-13-1016.2","title":"MAINTENANCE OF EXITS/LIGHTING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-090052","date":"2022-12-02","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2024-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090053","date":"2022-12-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013265","date":"2024-02-29","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-013284","date":"2024-02-29","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"687735","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-05-29","completedDate":"2022-08-12","violations":[{"number":"211963855","date":"2019-05-29","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2022-08-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211963856","date":"2019-05-29","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSED","resolutionDate":"2022-08-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"5085902","date":"2019-05-29","code":"FC-13-1016.2","title":"MAINTENANCE OF EXITS/LIGHTING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-120001","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-02","completedDate":"2024-01-11","violations":[{"number":"VI-2022-090052","date":"2022-12-02","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2024-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090053","date":"2022-12-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-01-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-016118","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-02-29","completedDate":null,"violations":[{"number":"VI-2024-013265","date":"2024-02-29","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-013284","date":"2024-02-29","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":3,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"687735","date":"2019-05-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"687735","date":"2019-06-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"687735","date":"2022-08-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-120001","date":"2022-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-120001","date":"2023-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-120001","date":"2024-01-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-016118","date":"2024-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016118","date":"2025-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016118","date":"2025-05-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93147206470703,"lng":-75.14911844582394,"geom":{"type":"Polygon","coordinates":[[[-75.149010427,39.931482443],[-75.149022139,39.931434091],[-75.14922958,39.931462588],[-75.149212158,39.931509682],[-75.149010427,39.931482443]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":2,"stories":3,"lotArea":1080,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"1100 VINE STREET UNIT 517, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPEAL AGAINST L&I REGARDING ISSUANCE OF PERMIT #597875. YOU STATE IT WAS ISSUED IN ERROR BECAUSE THE PROPERTY IS A SINGLE FAMILY DWELLING ZONED AS RSA-5 WHICH PROHIBITS A 3 FAMILY DWELLING. ZONING PERMIT STATES ALTERATIONS TO 3 STORY DWELL","status":"CLOSED","outcome":"Granted","date":"2015-10-13","number":"25119","relatedPermit":"597875"},{"type":"ZBA Appeal Against L&I","grounds":"APPEAL AGAINST L&I","status":"In Process","outcome":null,"date":"2026-06-24","number":"26835","relatedPermit":null},{"type":"RB_LIRB","grounds":"L&I ASSERTS THAT THE PROPERTY LACKS A ZONING PERMIT AND/OR CO FOR ITS CURRENT USE AS A THREE-FAMILY DWELLING. OWNER APPEALS BECAUSE THE CITY PREVIOUSLY CERTIFIED THAT THE THREE-FAMILY USE ARE APPROVED, VIA THE ATTACHED CITY CERTIFICATION DA","status":"OPEN","outcome":"CONTINUED","date":"2019-11-26","number":"39160","relatedPermit":"687735"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE\nAP 1033731","status":"In Process","outcome":"Complete","date":"2020-09-04","number":"39679","relatedPermit":"1033731"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-01-18","number":"HA-2023-000314","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING) IN AN EXISTING STRUCTURE\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoning ","status":"Completed","outcome":"Withdrawn","date":"2024-12-13","number":"ZP-2023-001171","relatedPermit":"ZP-2023-001171"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-05-21","number":"HA-2024-001279","relatedPermit":null},{"type":"LIRB-C L&I Revocation","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-05-21","number":"HA-2025-000839","relatedPermit":null}],"taxYears":[{"year":2015,"total":2356.7,"principal":1818.38,"interest":190.93,"penalty":127.29},{"year":2016,"total":2155.74,"principal":1899.52,"interest":28.5,"penalty":19}],"taxNet":4512.44,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":208000,"taxable":208000,"land":20520,"improvement":187480,"taxableLand":20520,"taxableImprovement":187480,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":208000,"taxable":208000,"land":54496,"improvement":153504,"taxableLand":54496,"taxableImprovement":153504,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":208000,"taxable":208000,"land":54496,"improvement":153504,"taxableLand":54496,"taxableImprovement":153504,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":318200,"taxable":318200,"land":83368,"improvement":234832,"taxableLand":83368,"taxableImprovement":234832,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":415900,"taxable":415900,"land":108966,"improvement":306934,"taxableLand":108966,"taxableImprovement":306934,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":415900,"taxable":415900,"land":108966,"improvement":306934,"taxableLand":108966,"taxableImprovement":306934,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":415900,"taxable":415900,"land":108966,"improvement":306934,"taxableLand":108966,"taxableImprovement":306934,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":500700,"taxable":500700,"land":100140,"improvement":400560,"taxableLand":100140,"taxableImprovement":400560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":500700,"taxable":500700,"land":100140,"improvement":400560,"taxableLand":100140,"taxableImprovement":400560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":515100,"taxable":515100,"land":103020,"improvement":412080,"taxableLand":103020,"taxableImprovement":412080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":515100,"taxable":515100,"land":103020,"improvement":412080,"taxableLand":103020,"taxableImprovement":412080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":484200,"taxable":484200,"land":96840,"improvement":387360,"taxableLand":96840,"taxableImprovement":387360,"exemptLand":0,"exemptImprovement":0}],"taxNow":7210,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"594873","date":"2015-03-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-10-01","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"599095","date":"2015-03-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-23","scope":"INSTALL PIPING & FIXTURES 4-WC, 4-LAVS, 3-BATH, 1-SHOWER STALL, 3-KITCHEN SINKS, 1-DOUBLE LAUNDRY SINKS, 3-WASHING MACHINE & 3-WATER HEATERS NOTE: THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"599435","date":"2015-03-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-23","scope":"INSTALL 1 HVAC UNIT AND 2 HEAT PUMPS AND AC UNIT ALL WITH DUCTWORK (3 FAMILY DWELLING)"},{"number":"597875","date":"2015-04-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":"2015-10-06","scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING IS NOT SPRINKLERED. CERTIFICATE OF OCCUPANCY TO BE ISSUED TO DOCUMENT PREVIOUSLY UNCERTIFIED BUILDING. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"600788","date":"2015-06-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-05","scope":"INSTALL A 240V SINGLE PHASE 350AMP ELECTRICAL SERVICE W/(4)100AMP METER AND PANEL (40)LUMINAIRES, (28)SWITCHES, (62)RECEPTACLES, (3)AIR CONDITIONING OUTLETS, (10)SMOKE DETECTORS, (8)CARBON MONOXIDE DETECTORS & (3)EMERGENCY LIGHTS - INSTALLATION WILL COMPLY WITH THE 2008 NEC"},{"number":"619872","date":"2015-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-05","scope":"FIRE ALARM INSTALLATION"},{"number":"ZP-2022-010816","date":"2022-09-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"ZP-2025-007453","date":"2025-07-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"ZP-2023-001171","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-02-04","scope":null}],"storyTag":"Renovated & sold on","storyDelta":2.21,"timeline":[{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"654864","type":"Rental","status":"Inactive","businessName":"L & S PARTNERSHIP LLC","legalName":"L & S PARTNERSHIP LLC","address":"1307 E MOYAMENSING AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2015-02-11","latestIssueDate":"2015-02-11","expirationDate":"2016-02-01","inactiveDate":"2015-12-31"},{"number":"794529","type":"Rental","status":"Closed","businessName":"QIANTAI USA INC","legalName":"QIANTAI USA INC ","address":"1307 E MOYAMENSING AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-11-14","latestIssueDate":"2021-10-26","expirationDate":"2022-11-13","inactiveDate":null},{"number":"889148","type":"Rental","status":"Inactive","businessName":"TWW INVESTMENT INC","legalName":"TWW INVESTMENT INC","address":"1307 E MOYAMENSING AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-03-07","latestIssueDate":"2025-02-02","expirationDate":"2026-03-06","inactiveDate":"2026-05-05"}],"licenseActivity":[{"number":"889148","type":"Rental","businessName":"TWW INVESTMENT INC","legalName":"TWW INVESTMENT INC","issuedDate":"2022-03-07","latestIssueDate":"2025-02-02","closureDate":"2026-05-05","expirationDate":"2026-03-06","inactiveDate":"2026-05-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"794529","type":"Rental","businessName":"QIANTAI USA INC","legalName":"QIANTAI USA INC ","issuedDate":"2018-11-14","latestIssueDate":"2021-10-26","closureDate":"2022-11-13","expirationDate":"2022-11-13","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"654864","type":"Rental","businessName":"L & S PARTNERSHIP LLC","legalName":"L & S PARTNERSHIP LLC","issuedDate":"2015-02-11","latestIssueDate":"2015-02-11","closureDate":"2015-12-31","expirationDate":"2016-02-01","inactiveDate":"2015-12-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","5 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25119: CLOSED · Granted; related permit 597875. The history also contains “PERM Z- NEW 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 597875 (REVOKED), ZP-2023-001171 (Refused).","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":"2 open L&I violations","finding":"7 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"6 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 8, 2025.","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":"2 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":"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/"}],"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"}]}