{"asOf":"2026-07-24T00:48:15.814Z","block":"1500-1599 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-s-broad-st","address":"1523 S BROAD ST","parcelNumber":"012524700","source":"https://property.phila.gov/?p=012524700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"MCCLAM JOHN P","coOwner":"MCCLAM CHRISTINA","marketValue":809900,"landAssessment":161980,"improvementAssessment":647920,"livableArea":3465,"yearBuilt":1923,"lastSale":{"price":1,"date":"2026-03-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1079691","date":"2008-03-26","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1079693","date":"2008-03-26","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1079692","date":"2008-04-01","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2970864","date":"2009-06-08","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2970866","date":"2009-06-08","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2970865","date":"2009-06-08","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211955740","date":"2018-12-17","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2024-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211955741","date":"2018-12-17","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2024-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"2943884","date":"2013-08-26","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"153679","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2008-04-01","completedDate":"2008-09-22","violations":[{"number":"1079691","date":"2008-03-26","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1079693","date":"2008-03-26","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1079692","date":"2008-04-01","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"202237","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2009-06-09","completedDate":"2016-02-12","violations":[{"number":"2970864","date":"2009-06-08","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2970866","date":"2009-06-08","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2970865","date":"2009-06-08","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"667839","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-12-19","completedDate":"2024-03-06","violations":[{"number":"211955740","date":"2018-12-17","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2024-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211955741","date":"2018-12-17","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2024-03-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"488458","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2943884","date":"2013-08-26","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"153679","date":"2008-03-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"153679","date":"2008-05-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"153679","date":"2008-06-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"153679","date":"2008-08-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"153679","date":"2008-09-22","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"202237","date":"2016-02-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"667839","date":"2018-12-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667839","date":"2019-07-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667839","date":"2024-03-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":3,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.931009574818994,"lng":-75.16781937128621,"geom":{"type":"Polygon","coordinates":[[[-75.167607985,39.931007537],[-75.167585436,39.931003628],[-75.167595486,39.930955704],[-75.168054116,39.931014972],[-75.168043542,39.931063496],[-75.167607985,39.931007537]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-019734","type":"Fire Alarm Certification","inspectionDate":"2023-09-19","result":"Certified","expirationDate":"2024-09-19","buildingId":"1364301"},{"number":"BC-2024-011077","type":"Fire Alarm Certification","inspectionDate":"2024-04-19","result":"Certified","expirationDate":"2025-04-19","buildingId":"1364301"},{"number":"BC-2025-032850","type":"Fire Alarm Certification","inspectionDate":"2025-12-05","result":"Certified","expirationDate":"2026-12-05","buildingId":"1364301"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":8,"baths":5,"stories":3,"lotArea":2214,"zoning":"RSA5","grade":"C","basement":"D","heater":"B","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"412 CHICHESTER LA, WYNNEWOOD PA, 19096","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DOCUMENTATION OF THE DEMOLITION OF THE DECK OVER THE EXISTING ONE STORY DETACHED STRUCTURE (GARAGE) ON THE REAR AND FOR THE ERECTION OF A 2ND STORY ADDTION AND A TWO STORY ADDITION ON THE REAR AND PROPOSED FOUR FAMILY DWELLIN","status":"CLOSED","outcome":"Denied","date":"2009-07-21","number":"7094","relatedPermit":"162348"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DOCUMENTATION OF THE DEMOLITION OF THE DECK OVER THE EXISTING ONE STORY DETACHED STRUCTURE (GARAGE) ON THE REAR AND FOR THE ERECTION OF A 2ND STORY ADDITION AND A TWO STORY ADDITION ON THE REAR AND PROPOSED THREE FAMILY DWELL","status":"CLOSED","outcome":"Granted","date":"2011-01-18","number":"11141","relatedPermit":"258876"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THREE FAMILY DWELLING IN AN EXISTING STRUCTURE","status":"Closed","outcome":"Complete","date":"2020-12-02","number":"39088","relatedPermit":"1016488"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":269400,"taxable":269400,"land":44601,"improvement":224799,"taxableLand":44601,"taxableImprovement":224799,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":269400,"taxable":269400,"land":66003,"improvement":203397,"taxableLand":66003,"taxableImprovement":203397,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":269400,"taxable":269400,"land":66003,"improvement":203397,"taxableLand":66003,"taxableImprovement":203397,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":550000,"taxable":550000,"land":134700,"improvement":415300,"taxableLand":134700,"taxableImprovement":415300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":596000,"taxable":596000,"land":138719,"improvement":457281,"taxableLand":138719,"taxableImprovement":457281,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":596000,"taxable":596000,"land":138719,"improvement":457281,"taxableLand":138719,"taxableImprovement":457281,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":596000,"taxable":596000,"land":138719,"improvement":457281,"taxableLand":138719,"taxableImprovement":457281,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":892500,"taxable":892500,"land":178500,"improvement":714000,"taxableLand":178500,"taxableImprovement":714000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":892500,"taxable":892500,"land":178500,"improvement":714000,"taxableLand":178500,"taxableImprovement":714000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":785000,"taxable":785000,"land":157000,"improvement":628000,"taxableLand":157000,"taxableImprovement":628000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":785000,"taxable":785000,"land":157000,"improvement":628000,"taxableLand":157000,"taxableImprovement":628000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":809900,"taxable":809900,"land":161980,"improvement":647920,"taxableLand":161980,"taxableImprovement":647920,"exemptLand":0,"exemptImprovement":0}],"taxNow":10988,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"488458","date":"2013-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"LEGALIZE AS BUILT INTERIOR AND EXTERIOR RENOVATIONS AS PER PLANS. (SEE PREVIOUSLY APPROVED ZONING PERMIT AP #258876 TO LEGALIZE EXISTING ADDITIONS) AND TO COMPLY CASE #202237, MUST PAY CASE FINES FOR CASE TO BE CLOSED."},{"number":"606497","date":"2015-04-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-04-29","scope":"USE TO SFD"},{"number":"609985","date":"2015-09-10","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-09-10","scope":"DEMO OF EXISTING ONE STORY REAR GARAGE AND THE LGALIZTION OF ADDITIONS"},{"number":"613800","date":"2015-10-08","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-03-10","scope":"LEGALIZE AS BUILT ADDITIONS AT THE 2ND AND 3RD STORY LEVELS FROM 7 YEARS PRIOR, CONVERSION TO SINGLE FAMILY DWELLING. OWNER MUST COMPLY WITH ALL ISSUED VIOLATIONS. AS BUILTS CERTIFED BY ENGINEER REPORT AND PLANS. ALREADY BUILT. NO DEMOLITION PART OF THIS PERMIT OR APPROVED OF THIS PERMIT.(HOMEOWNER PERFORMING WORK)."},{"number":"649291","date":"2016-01-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-02-04","scope":"FOR COMPLETE DEMOLITION OF REAR ATTACHED ONE (1) STORY GARAGE STRUCTURE OF MASONRY & WOOD FRAME CONSTRUCTION. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. STREET CLOSURE PERMIT FROM STREETS DEPARTMENT & LICENSE TO ENTER ADJOINING PROPERTY(IES) TO BE SECURED BY PERSON(S) CAUSING DEMOLITION PRIOR TO COMMENCEMENT OF PERMITTED DEMOLITION WORK.1/5/16 OWNER WAS ISSUED PERMIT #649291"},{"number":"672840","date":"2016-02-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-22","scope":"INSTALL 100AMP SUBPANEL & 8-CIRCUIT ON 1ST FLOOR AS PER NEC 2008 SOUTH DISTRICT"},{"number":"1016488","date":"2020-08-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2020-03-30","scope":"Residential - Household Living - Multi-Family"}],"storyTag":"Renovated & sold on","storyDelta":2.83,"timeline":[{"y":2015,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"demo"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"sale","p":575000},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"sale","p":765000},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"517488","type":"Rental","status":"Inactive","businessName":"JAMES COLOSIMO","legalName":"JAMES COLOSIMO","address":"1523 S BROAD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2010-10-20","latestIssueDate":"2010-10-20","expirationDate":"2011-10-20","inactiveDate":null},{"number":"617847","type":"Rental","status":"Inactive","businessName":"JAMES COLOSIMO","legalName":"JAMES COLOSIMO","address":"1523 S BROAD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2014-02-12","latestIssueDate":"2017-05-30","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"864797","type":"Rental","status":"Inactive","businessName":"michael stetto","legalName":"michael stetto","address":"1523 S BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-03-29","latestIssueDate":"2022-02-14","expirationDate":"2023-03-28","inactiveDate":"2023-05-27"},{"number":"937751","type":"Rental","status":"Inactive","businessName":"John P. McClam","legalName":"John P. McClam ","address":"1523 S BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-11-10","latestIssueDate":"2024-09-30","expirationDate":"2025-11-09","inactiveDate":"2026-01-08"}],"licenseActivity":[{"number":"937751","type":"Rental","businessName":"John P. McClam","legalName":"John P. McClam ","issuedDate":"2023-11-10","latestIssueDate":"2024-09-30","closureDate":"2026-01-08","expirationDate":"2025-11-09","inactiveDate":"2026-01-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"864797","type":"Rental","businessName":"michael stetto","legalName":"michael stetto","issuedDate":"2021-03-29","latestIssueDate":"2022-02-14","closureDate":"2023-05-27","expirationDate":"2023-03-28","inactiveDate":"2023-05-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"617847","type":"Rental","businessName":"JAMES COLOSIMO","legalName":"JAMES COLOSIMO","issuedDate":"2010-10-20","latestIssueDate":"2017-05-30","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 50% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $596,000 to $892,500","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #7094: CLOSED · Denied; related permit 162348. Use permit #606497: COMPLETED. 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":"1 permit not marked completed: 488458 (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-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":"5 failed, 1 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 6, 2024.","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":"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 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 5, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}