{"asOf":"2026-07-24T05:20:18.550Z","block":"400-499 N 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-9th-st","address":"430 N 9TH ST","parcelNumber":"056306715","source":"https://property.phila.gov/?p=056306715","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"XIAO XIU RI","coOwner":null,"marketValue":1022900,"landAssessment":204580,"improvementAssessment":818320,"livableArea":3255,"yearBuilt":2020,"lastSale":{"price":1,"date":"2026-04-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"1939399","date":"2011-01-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1939398","date":"2011-01-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3042534","date":"2013-10-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3042533","date":"2013-10-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3507595","date":"2015-03-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3507594","date":"2015-03-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3683917","date":"2015-08-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3683916","date":"2015-08-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4197669","date":"2017-01-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4197668","date":"2017-01-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"263076","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-01-04","completedDate":"2015-03-30","violations":[{"number":"1939399","date":"2011-01-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1939398","date":"2011-01-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"408238","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-10-23","completedDate":"2019-01-23","violations":[{"number":"3042534","date":"2013-10-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3042533","date":"2013-10-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"472959","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-03-30","completedDate":"2015-04-27","violations":[{"number":"3507595","date":"2015-03-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3507594","date":"2015-03-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"498421","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-20","completedDate":"2016-03-22","violations":[{"number":"3683917","date":"2015-08-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3683916","date":"2015-08-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"569515","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-01-17","completedDate":"2017-03-31","violations":[{"number":"4197669","date":"2017-01-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4197668","date":"2017-01-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.959665923391114,"lng":-75.1535294011605,"geom":{"type":"Polygon","coordinates":[[[-75.153440329,39.959639499],[-75.153624623,39.959646951],[-75.153622207,39.959692202],[-75.153430525,39.959684451],[-75.153440329,39.959639499]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":7,"baths":7,"stories":3,"lotArea":871,"zoning":"CMX3","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":2,"homestead":false,"mail":"430 N 9TH ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE APPLICATION OF LOT LINES TO CREATE FIVE (5) NEW LOTS FROM EIGHT (8) EXISTING LOTS; FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE TO INCLUDE A CELLAR, FRONT BALCONIES AT THE SECOND AND THIRD FLOORS WITH A BAY WIND","status":"CLOSED","outcome":"Granted with conditions","date":"2008-01-08","number":"4159","relatedPermit":"105164"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE SEVEN LOTS ( LOT# 1 THROUGH LOT # 7)  FROM SEVEN (7) OPA ACCOUNTS ( 430 N 09TH ST, 432 N 09TH ST, 434-36 N 09TH ST,438 N 09TH ST, 440 N 09TH ST, 442 N 09TH ST , 444  N 09TH ST ) .\n\nLOT# 1: FOR THE ERE","status":"OPEN","outcome":"Granted","date":"2017-03-29","number":"28604","relatedPermit":"706357"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":20700,"taxable":20700,"land":20700,"improvement":0,"taxableLand":20700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20700,"taxable":20700,"land":20700,"improvement":0,"taxableLand":20700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":92500,"taxable":92500,"land":92500,"improvement":0,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":92500,"taxable":92500,"land":92500,"improvement":0,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":92500,"taxable":92500,"land":92500,"improvement":0,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":895000,"taxable":196900,"land":196900,"improvement":698100,"taxableLand":196900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":698100},{"y":2023,"v":895000,"taxable":196900,"land":196900,"improvement":698100,"taxableLand":196900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":698100},{"y":2024,"v":895000,"taxable":196900,"land":196900,"improvement":698100,"taxableLand":196900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":698100},{"y":2025,"v":1189200,"taxable":237800,"land":237800,"improvement":951400,"taxableLand":237800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":951400},{"y":2026,"v":1189200,"taxable":237800,"land":237800,"improvement":951400,"taxableLand":237800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":951400},{"y":2027,"v":1022900,"taxable":204580,"land":204580,"improvement":818320,"taxableLand":204580,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":818320}],"taxNow":3329,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"105164","date":"2008-04-03","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-04-03","scope":"RELOCATE LOT LINES TO CREATE 5 LOTS FROM 8."},{"number":"706357","date":"2017-04-10","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-04-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ; ROOF DECK ACCESSED BY A PILOT HOUSE AND BALCONIES FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) ) DWELLING UNITS ) WITH ONE(1) ACCESSORY INTERIOR PARKING SPACE ACCESSED BY A REAR STREET"},{"number":"854051","date":"2018-02-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-02-27","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, ROOF DECK ACCESSED BY A PILOT HOUSE FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) ) DWELLING UNITS ) WITH ONE(1) ACCESSORY INTERIOR PARKING SPACE ACCESSED BY A REAR STREETSIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"874045","date":"2018-07-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-07-11","scope":"ADMINISTRATIVE REVIEW TO REMOVAL OF ROOF DECK AND PILOTHOUSE REMAINS FROM PREVIOUSLY APPROVED STRUCTURES (APP# 854051,854063,854064) FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) ) DWELLING UNITS ) WITH ONE(1) ACCESSORY INTERIOR PARKING SPACE ACCESSED BY A REAR STREET ON EACH LOT.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"847308","date":"2018-09-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-23","scope":"NEW CONSTRUCTION OF FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURE, TO CREATE A THREE (3) FAMILY DWELLING OF LIGHT-FRAME WOOD, SHALLOW CONCRETE FOUNDATION, & ENGINEERED WOOD SHEAR WALL PANEL CONSTRUCTION PER APPROVED PLANS; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 & PROVIDED WITH AN APPROVED STANDPIPE SYSTEM. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK."},{"number":"923009","date":"2018-11-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-28","scope":"27 PLUMBING FIXTURES WITH PIPING FOR A NEW 3 FAMILY 4 STORY DWELLING ALL WORK TO BE DONE ACCORDING TO THE 2004 PHILADELPHIA PLUMBING CODE"},{"number":"981307","date":"2019-09-19","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-05-03","scope":"AMEND BLDG PRMT# 981307 TO ADD FIRE RESISTANCE RATED FIRE PUMP ROOM AT BASEMENT, CHANGES TO STAIRWAY LOCATION, REVISED FIRE RESISTANCE RATED ASSEMBLIES, & STRUCTURAL REVISIONS PER APPROVED PLANS."},{"number":"922685","date":"2019-10-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-12","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME WITH FIRE PUMP INSTALLATION PER NFPA 13/14/20."},{"number":"1004797","date":"2020-02-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-11","scope":"Install 400 amp service, 4 gang meter bank and panels and grounding system. Install new wire for 3 dwelling units receptacles, switches, lights, smoke/co detectors, emergency lights and house panel as per 2008 NEC. (CC DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA 72."},{"number":"1047996","date":"2020-02-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-12","scope":"CURB TRAP HOUSE DRAIN FAI WATER SERVICE AS PER 2004 PPC"},{"number":"MP-2020-002838","date":"2020-09-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-12","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Each system to be self-contained with the individual dwelling units."},{"number":"EP-2020-001605","date":"2021-03-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-25","scope":"INSTALL 200 -AMP SINGLE PHASE SERVICE FOR FIRE PUMP AND CONDUIT AND FEEDERS AS PER 2017 NEC."},{"number":"ZP-2022-011605","date":"2022-10-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"land","p":27000},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"559662","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"430 NORTH 9TH STREET PART (430 NORTH 09TH STREET PAR)","legalName":"430 NORTH 9TH STREET PART","address":"430 N 9TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-04-02","latestIssueDate":"2012-04-02","expirationDate":"2013-02-28","inactiveDate":null},{"number":"881450","type":"Rental","status":"Closed","businessName":"GUIQING WANG","legalName":"GUIQING WANG ","address":"430 N 9TH ST","revenueCode":"3202","rentalCategory":"Hotel","units":3,"issuedDate":"2021-11-15","latestIssueDate":"2022-11-02","expirationDate":"2023-11-14","inactiveDate":null},{"number":"915445","type":"Rental","status":"Active","businessName":"XIU RI XIAO AND GUI QING WANG","legalName":"XIU RI XIAO AND GUI QING WANG  ","address":"430 N 9TH ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":3,"issuedDate":"2023-01-30","latestIssueDate":"2026-01-07","expirationDate":"2027-01-29","inactiveDate":null}],"licenseActivity":[{"number":"915445","type":"Rental","businessName":"XIU RI XIAO AND GUI QING WANG","legalName":"XIU RI XIAO AND GUI QING WANG  ","issuedDate":"2023-01-30","latestIssueDate":"2026-01-07","closureDate":null,"expirationDate":"2027-01-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"881450","type":"Rental","businessName":"GUIQING WANG","legalName":"GUIQING WANG ","issuedDate":"2021-11-15","latestIssueDate":"2022-11-02","closureDate":"2023-11-14","expirationDate":"2023-11-14","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"559662","type":"Vacant Residential Property / Lot","businessName":"430 NORTH 9TH STREET PART (430 NORTH 09TH STREET PAR)","legalName":"430 NORTH 9TH STREET PART","issuedDate":"2012-04-02","latestIssueDate":"2012-04-02","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #854051: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #559662: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"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/"},{"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 10 historical violations across 5 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.","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"}]}