{"asOf":"2026-07-24T09:24:06.714Z","block":"200-299 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-pine-st","address":"221 PINE ST","parcelNumber":"051177900","source":"https://property.phila.gov/?p=051177900","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O60","buildingCodeNew":"21","buildingClass":"ROW 3.5 STY MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"Multi-family","owner":"CAWLEY NATALIE","coOwner":"VENNER JOHN","marketValue":729000,"landAssessment":145800,"improvementAssessment":583200,"livableArea":2042,"yearBuilt":1860,"lastSale":{"price":700000,"date":"2025-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"1351695","date":"2009-01-23","code":"PM-102.4/2","title":"LICENSE-VAC RES 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BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1351693","date":"2009-02-26","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1351694","date":"2009-02-26","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1351692","date":"2009-06-03","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"321290","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2012-03-28","completedDate":"2012-05-02","violations":[{"number":"2397582","date":"2012-03-28","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"480480","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-05-15","completedDate":"2015-09-17","violations":[{"number":"3559398","date":"2015-05-15","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"497035","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-08-12","completedDate":"2016-07-20","violations":[{"number":"3857471","date":"2015-08-12","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3857470","date":"2015-08-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"524162","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-03-17","completedDate":"2016-07-20","violations":[{"number":"3998193","date":"2016-03-28","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"543955","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-07-13","completedDate":"2017-05-01","violations":[{"number":"4243344","date":"2016-11-07","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"573700","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3716361","date":"2015-05-29","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":4,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"190255","date":"2009-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"190255","date":"2009-06-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"190255","date":"2009-12-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"321290","date":"2012-03-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"321290","date":"2012-05-02","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"480480","date":"2015-05-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"480480","date":"2015-05-20","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"497035","date":"2015-08-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"497035","date":"2015-10-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"497035","date":"2016-01-07","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"497035","date":"2016-03-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"497035","date":"2016-03-17","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"524162","date":"2016-05-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"524162","date":"2016-05-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"524162","date":"2016-07-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"524162","date":"2016-07-13","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"543955","date":"2016-11-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"543955","date":"2017-03-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"543955","date":"2017-04-27","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2015,"fails":3,"passes":1},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943352005053576,"lng":-75.14588120374864,"geom":{"type":"Polygon","coordinates":[[[-75.145872819,39.943462818],[-75.14583819,39.943458727],[-75.145884009,39.943240745],[-75.145923973,39.943245553],[-75.145872819,39.943462818]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":5,"baths":null,"stories":4,"lotArea":893,"zoning":"RM1","grade":"C+","basement":"E","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"221 PINE ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PARTIAL DEMOLITION OF A TWO (2) STORY REAR PORTION TO AN EXISTING STRUCTURE, FOR THE ERECTION OF A ONE (1) AND TWO (2) STORY REAR ADDITION, FOR THE ERECTION OF A ROOF DECK AT THE THIRD STORY LEVEL (REAR) AND FOR A TWO (2) FAM","status":"CLOSED","outcome":"Granted with conditions","date":"2012-06-05","number":"14739","relatedPermit":"315841"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A REAR ONE-STORY AND TWO-STORY ADDITION TO AN EXISTING FOUR (4) STORY STRUCTURE USED AS A TWO-FAMILY DWELLING. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS.","status":"OPEN","outcome":"Denied","date":"2017-03-07","number":"29510","relatedPermit":"690057"},{"type":"ZBA Appeal Against L&I","grounds":"APPEAL AGAINST L&I PERMIT NO. 769768","status":"In Process","outcome":null,"date":"2026-06-24","number":"30595","relatedPermit":null},{"type":"ZBA Appeal Against L&I","grounds":"APPEAL AGAINST L&I PERMIT NUMBER 954840","status":"In Process","outcome":"Complete","date":"2020-11-03","number":"38817","relatedPermit":null}],"taxYears":[{"year":2016,"total":2734.87,"principal":2432.56,"interest":36.48,"penalty":24.33}],"taxNet":2734.87,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":546200,"taxable":546200,"land":59193,"improvement":487007,"taxableLand":59193,"taxableImprovement":487007,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":546200,"taxable":546200,"land":245790,"improvement":300410,"taxableLand":245790,"taxableImprovement":300410,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":546200,"taxable":546200,"land":245790,"improvement":300410,"taxableLand":245790,"taxableImprovement":300410,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":447500,"taxable":447500,"land":201375,"improvement":246125,"taxableLand":201375,"taxableImprovement":246125,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":462400,"taxable":462400,"land":208080,"improvement":254320,"taxableLand":208080,"taxableImprovement":254320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":462400,"taxable":462400,"land":208080,"improvement":254320,"taxableLand":208080,"taxableImprovement":254320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":462400,"taxable":462400,"land":208080,"improvement":254320,"taxableLand":208080,"taxableImprovement":254320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1132700,"taxable":1132700,"land":226540,"improvement":906160,"taxableLand":226540,"taxableImprovement":906160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1132700,"taxable":1132700,"land":226540,"improvement":906160,"taxableLand":226540,"taxableImprovement":906160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":799400,"taxable":799400,"land":159880,"improvement":639520,"taxableLand":159880,"taxableImprovement":639520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":799400,"taxable":799400,"land":159880,"improvement":639520,"taxableLand":159880,"taxableImprovement":639520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":729000,"taxable":729000,"land":145800,"improvement":583200,"taxableLand":145800,"taxableImprovement":583200,"exemptLand":0,"exemptImprovement":0}],"taxNow":11190,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"250404","date":"2009-12-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-08-03","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING ASSEMBLIES TO TWO FAMILY DWELLING ACCORDING TO PHILADELPHIA HISTORICAL REQUIREMENTS."},{"number":"258649","date":"2010-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"CUT \"Y\" INTO 4\" LINES FOR: BATHROOM SINK, TOILET, KITCHEN SINK. CUT INTO WATER LINES FOR SAME"},{"number":"259621","date":"2010-01-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-04","scope":"INSTALL 50 RECEPTACLES, 25 SWITCHES, 40 HI-HATS, 240V HEATER CIRCUIT, 3 DISCONNECTS & PANEL. REPLACE METER SOCKET."},{"number":"293150","date":"2010-07-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-07-27","scope":"FROM DUPLEX TO SFD"},{"number":"341566","date":"2011-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-16","scope":"FLOOR FRAMING AS PER PLANS"},{"number":"343862","date":"2011-05-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-16","scope":"ROOF RENOVATIONS"},{"number":"344382","date":"2011-06-06","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"SISTER APPROXIMATELY 8-10 DAMAGED EXISTING ROOF RAFTERS. NO REMOVAL OF RAFTERS. NO EXTERIOR WORK."},{"number":"344394","date":"2011-06-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"\"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEBRUARY, 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.\" SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"349486","date":"2011-06-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"INSTALLATION OF 100A SUB-PANEL,(32)RECEPTACLES, (14)SWITCHES, (26)RECESSED LIGHTS, SMOKE DETECTORS, CARBON MONOXIDE DETECTORS, DRYER OUTLET, RANGE OUTLET...... IN ACCORDANCE WITH 2008 NEC (SINGLE FAMILY)"},{"number":"354902","date":"2011-07-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"HVAC WITH DUCT WORK-SFD"},{"number":"355154","date":"2011-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"RE-ROUGH DRAIN LINES IN BATHROOM AND 1 KITCHEN AND SETTING"},{"number":"315841","date":"2013-01-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-01-22","scope":"FOR THE PARTIAL DEMOLITION OF REAR OF STRUCTURE AND FOR THE ERECTION OF A ONE (1) AND TWO (2) STORY REAR ADDITION WITH ROOF DECK AT THE THIRD STORY LEVEL FOR A TWO (2) FAMILY DWELLING."},{"number":"449440","date":"2013-06-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":"2014-07-15","scope":"FOR PARTIAL DEMOLITION OF A TWO STORY REAR PORTION TO AN EXISTING STRUCTURE, FOR THE RECTION OF A 1 AND 2 STORY REAR ADDITION FOR THE ERECTION OF A ROOF DECK AT THE 3RD STORY REAR WITH EXTERIOR SPRIAL STAIRS"},{"number":"573700","date":"2014-12-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2017-05-31","scope":"EXTENSION OF PERMIT # 449440 PURSUANT TO PA ACT 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE, CONTACT DISTRICT OFFICE TO INSTITUTE REQUIRED INSPECTIONS"},{"number":"769768","date":"2017-04-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-06-09","scope":"TO LEGALIZE WORK ALREADY PREFORMED ON CLOSED PERMIT THAT EXCEEDED FOOTPRINT TO CHANGE BACK TO ORIGINALLY APPROVED PLAN AP# 315841/AP# 449440."},{"number":"954840","date":"2019-03-06","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"PERMIT 690054 WAS PREVIOUSLY AMENDED TO INCLUDE WOOD FRAMED EXTERIOR WALLS, THIS PERMIT AMENDS PERMIT 690054 TO REMOVE WOOD FRAMED EXTERIOR WALLS AT SIDE REAR OF PROPERTY AND INSTALL WALLS OF MASONRY CONSTRUTION. (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1021053","date":"2019-10-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-04","scope":"INSTALL 6 FIXTURES AS PER 2004 PPC"},{"number":"EP-2020-001953","date":"2020-05-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-29","scope":"Partial rewire within an existing single family dwelling per 2014 NEC."}],"storyTag":"Renovated & sold on","storyDelta":0.79,"timeline":[{"y":2015,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×4"},{"y":2017,"k":"appeal","w":"Appeal denied"},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"sale","p":700000},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"489042","type":"Rental","status":"Inactive","businessName":"BETA SOFTWARE & TECHNOLOGIES","legalName":"BETA SOFTWARE & TECHNOLOGIES","address":"221 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-12-02","latestIssueDate":"2009-12-02","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"489042","type":"Rental","businessName":"BETA SOFTWARE & TECHNOLOGIES","legalName":"BETA SOFTWARE & TECHNOLOGIES","issuedDate":"2009-12-02","latestIssueDate":"2009-12-02","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 145% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $462,400 to $1,132,700","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 #29510: OPEN · Denied; related permit 690057. Use permit #293150: 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":"3 permits not marked completed: 449440 (EXPIRED), 573700 (EXPIRED), 954840 (Issued). 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":"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":"11 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 27, 2017.","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":"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 7 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"}]}