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INSP","status":"PASSED"},{"caseNumber":"647647","date":"2019-08-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647647","date":"2019-10-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647647","date":"2019-12-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"647647","date":"2020-06-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-029067","date":"2020-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-029067","date":"2020-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-045111","date":"2020-07-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-029067","date":"2020-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-029067","date":"2020-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-069410","date":"2020-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-069410","date":"2020-11-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-045111","date":"2021-04-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-084220","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-084220","date":"2021-10-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-102746","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102746","date":"2022-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102746","date":"2022-12-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-059296","date":"2023-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-059310","date":"2023-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-059310","date":"2023-07-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-114092","date":"2023-11-01","type":null,"status":null},{"caseNumber":"CF-2023-116441","date":"2023-11-08","type":null,"status":null}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2014,"fails":5,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":5,"passes":0},{"y":2017,"fails":2,"passes":1},{"y":2018,"fails":8,"passes":0},{"y":2019,"fails":5,"passes":1},{"y":2020,"fails":5,"passes":3},{"y":2021,"fails":1,"passes":2},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96806228510581,"lng":-75.20506755393275,"geom":{"type":"Polygon","coordinates":[[[-75.205017909,39.967950896],[-75.205080571,39.967943614],[-75.205116822,39.968174381],[-75.205055089,39.968181426],[-75.205017909,39.967950896]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":6,"stories":3,"lotArea":1530,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"30 WOODHILL ROAD, WILLOW GROVE PA, 19090","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2024-08-30","number":"HA-2023-004259","relatedPermit":null}],"taxYears":[{"year":1995,"total":815.09,"principal":257.13,"interest":474.33,"penalty":17.99},{"year":1996,"total":1401.7,"principal":456.17,"interest":814.26,"penalty":31.93},{"year":1997,"total":1183.49,"principal":392.31,"interest":676.73,"penalty":27.46},{"year":1998,"total":1146.06,"principal":392.31,"interest":641.42,"penalty":27.46},{"year":1999,"total":1108.64,"principal":392.31,"interest":606.12,"penalty":27.46},{"year":2000,"total":1071.21,"principal":392.31,"interest":570.81,"penalty":27.46},{"year":2001,"total":1033.79,"principal":392.31,"interest":535.5,"penalty":27.46},{"year":2002,"total":996.36,"principal":392.31,"interest":500.19,"penalty":27.46},{"year":2004,"total":921.51,"principal":392.31,"interest":429.58,"penalty":27.46},{"year":2005,"total":884.08,"principal":392.31,"interest":394.27,"penalty":27.46},{"year":2006,"total":846.65,"principal":392.31,"interest":358.96,"penalty":27.46},{"year":2007,"total":1285.72,"principal":629.52,"interest":519.35,"penalty":44.07},{"year":2008,"total":1225.67,"principal":629.52,"interest":462.7,"penalty":44.07},{"year":2009,"total":1165.61,"principal":629.52,"interest":406.04,"penalty":44.07},{"year":2010,"total":1105.55,"principal":629.52,"interest":349.38,"penalty":44.07},{"year":2011,"total":1146.88,"principal":691.83,"interest":321.7,"penalty":48.43},{"year":2012,"total":1121.73,"principal":718.5,"interest":269.44,"penalty":50.3},{"year":2013,"total":1090.25,"principal":744.31,"interest":212.13,"penalty":52.1},{"year":2014,"total":2474.37,"principal":1776.77,"interest":346.47,"penalty":124.37},{"year":2015,"total":2304.87,"principal":1776.77,"interest":186.57,"penalty":124.37},{"year":2016,"total":2108.52,"principal":1856.07,"interest":27.84,"penalty":18.56}],"taxNet":26437.75,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":115300,"taxable":115300,"land":6707,"improvement":108593,"taxableLand":6707,"taxableImprovement":108593,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":115300,"taxable":115300,"land":17295,"improvement":98005,"taxableLand":17295,"taxableImprovement":98005,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":115300,"taxable":115300,"land":17295,"improvement":98005,"taxableLand":17295,"taxableImprovement":98005,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":76200,"taxable":76200,"land":11430,"improvement":64770,"taxableLand":11430,"taxableImprovement":64770,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":79100,"taxable":79100,"land":11865,"improvement":67235,"taxableLand":11865,"taxableImprovement":67235,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":79100,"taxable":79100,"land":11865,"improvement":67235,"taxableLand":11865,"taxableImprovement":67235,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":79100,"taxable":79100,"land":11865,"improvement":67235,"taxableLand":11865,"taxableImprovement":67235,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":126900,"taxable":126900,"land":25380,"improvement":101520,"taxableLand":25380,"taxableImprovement":101520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":584000,"taxable":116800,"land":116800,"improvement":467200,"taxableLand":116800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":467200},{"y":2025,"v":584000,"taxable":159627,"land":116800,"improvement":467200,"taxableLand":116800,"taxableImprovement":42827,"exemptLand":0,"exemptImprovement":424373},{"y":2026,"v":584000,"taxable":206347,"land":116800,"improvement":467200,"taxableLand":116800,"taxableImprovement":89547,"exemptLand":0,"exemptImprovement":377653},{"y":2027,"v":573400,"taxable":248473,"land":114680,"improvement":458720,"taxableLand":114680,"taxableImprovement":133793,"exemptLand":0,"exemptImprovement":324927}],"taxNow":2888,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2020-007307","date":"2020-08-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-14","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. *Lateral Seal*"},{"number":"ZP-2020-004163","date":"2020-08-25","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"DP-2020-000962","date":"2020-09-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-12-15","scope":"FOR THE COMPLETED DEMOLITION OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE USING HAND METHOD ONLY AS PER PLAN. SEE ATTACHED SITE SAFETY PLAN FOR FURTHER DESCRIPTION OF WORK AND PROJECT SCOPE. STREETS DEPARTMENT APPROVAL REQUIRED FOR PEDESTRIAN PROTECTION ON THE PUBLIC FOOTWAY PRIOR TO START OF WORK. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6.25 FEET OF BUILDING IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * NEWLY EXPOSED WALLS TO BE TREATED AND FOUNDATION TO BE REMOVED OR BROKEN FOR DRAINAGE IF NEW CONSTRUCTION PERMIT IS NOT OBTAINED WITHIN 3 MONTHS PER B-3302-5-2."},{"number":"ZP-2022-006735","date":"2022-08-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2022-012213","date":"2022-12-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2022-007190","date":"2023-04-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS THREE (3) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** AMENDMENT 12/1/23 TO RAISE STRUCTURE FOR NEW HEIGHT 36'10\" TO REMOVE UNDERPINNING REQUIREMENTS."},{"number":"FP-2023-001449","date":"2023-07-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-26","scope":"INSTALL ONE (1) NEW FIRE SUPPRESSION SYSTEM TO INCLUDE A 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-006666","date":"2023-08-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-20","scope":"Install 400amp service, wiring throughout, install light fixtures, outlets, switches, 110v smoke alarms, grounding, emergency lights, exit sign, fire alarm .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-010017","date":"2023-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-30","scope":"5 \" SANITARY LATERAL 6\" STORM LATERAL 1\" WATER DISTRIBUTION PIPE 2 FAI & 2 CURB TRAP"},{"number":"PP-2023-011681","date":"2023-09-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-26","scope":"Interior Plumbing - 8WC, 8TUBS/Shower, 8 Lavatories, 3KS, 3LL, 3WH 1 ejection pump 1 sump pump as per attached plans"},{"number":"MP-2023-003012","date":"2023-09-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-23","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES/REGISTERS/DIFFUSERS, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY THREE-FAMILY DWELLING. ALL WORK TO BE DONE AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"857975","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"McDermott Construction Co INC","legalName":"McDermott Construction Co INC","address":"4028 PARRISH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-12-23","latestIssueDate":"2021-12-24","expirationDate":"2022-12-22","inactiveDate":null},{"number":"930232","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Solaryn LLC","legalName":"Solaryn LLC","address":"4028 PARRISH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2023-08-07","latestIssueDate":"2023-08-07","expirationDate":"2024-08-06","inactiveDate":"2024-10-05"},{"number":"945639","type":"Rental","status":"Active","businessName":"Solaryn LLC","legalName":"Solaryn LLC","address":"4028 PARRISH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-03-01","latestIssueDate":"2026-03-02","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"945639","type":"Rental","businessName":"Solaryn LLC","legalName":"Solaryn LLC","issuedDate":"2024-03-01","latestIssueDate":"2026-03-02","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"930232","type":"Vacant Residential Property / Lot","businessName":"Solaryn LLC","legalName":"Solaryn LLC","issuedDate":"2023-08-07","latestIssueDate":"2023-08-07","closureDate":"2024-10-05","expirationDate":"2024-08-06","inactiveDate":"2024-10-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"857975","type":"Vacant Residential Property / Lot","businessName":"McDermott Construction Co INC","legalName":"McDermott Construction Co INC","issuedDate":"2020-12-23","latestIssueDate":"2021-12-24","closureDate":"2022-12-22","expirationDate":"2022-12-22","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-27","units":3,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023"],"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":["6 permit events since 2023","1 zoning/board appeal 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":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 44 historical violations across 21 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (30 WOODHILL ROAD, WILLOW GROVE PA, 19090).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"39 failed, 9 passed, and 11 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Nov 8, 2023.","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":"3 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 #857975: Closed; Vacant Residential Property / Lot #930232: Inactive since Oct 5, 2024","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":"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/"}],"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"}]}