{"asOf":"2026-07-25T15:59:15.494Z","block":"2000-2099 WAVERLY ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-waverly-st","address":"2008 WAVERLY ST","parcelNumber":"081109100","source":"https://property.phila.gov/?p=081109100","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"MIA ROSE LEE REVOCABLE LIVING TRUST","coOwner":null,"marketValue":1017300,"landAssessment":203400,"improvementAssessment":813900,"livableArea":1600,"yearBuilt":2023,"lastSale":{"price":987000,"date":"2024-01-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"5022349","date":"2019-05-01","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5022350","date":"2019-05-01","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5208417","date":"2019-10-08","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5208418","date":"2019-10-08","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5208429","date":"2019-11-07","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5209517","date":"2019-10-08","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5209516","date":"2019-10-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-031399","date":"2021-05-21","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2022-03-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-013709","date":"2022-03-01","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-03-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-087197","date":"2022-11-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-087198","date":"2022-11-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-087199","date":"2022-11-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"682607","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2019-05-01","completedDate":"2019-09-19","violations":[{"number":"5022349","date":"2019-05-01","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5022350","date":"2019-05-01","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"710756","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-10-08","completedDate":"2019-11-14","violations":[{"number":"5208417","date":"2019-10-08","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5208418","date":"2019-10-08","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5208429","date":"2019-11-07","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"710793","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2019-10-08","completedDate":"2020-01-24","violations":[{"number":"5209517","date":"2019-10-08","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5209516","date":"2019-10-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-042374","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-21","completedDate":"2022-03-03","violations":[{"number":"VI-2021-031399","date":"2021-05-21","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2022-03-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-016554","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-02","completedDate":"2023-12-20","violations":[{"number":"VI-2022-013709","date":"2022-03-01","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-03-26","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-116745","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-18","completedDate":"2023-12-22","violations":[{"number":"VI-2022-087197","date":"2022-11-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-087198","date":"2022-11-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-087199","date":"2022-11-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2019,"n":7,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"682607","date":"2019-05-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"682607","date":"2019-09-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"710756","date":"2019-10-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"710756","date":"2019-11-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"710793","date":"2019-11-13","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"710793","date":"2019-11-13","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"710793","date":"2019-11-13","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2021-042374","date":"2021-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042374","date":"2021-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042374","date":"2021-09-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042374","date":"2021-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-016554","date":"2022-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042374","date":"2022-03-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-116745","date":"2022-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-016554","date":"2023-12-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-116745","date":"2023-12-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":2},{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.946311996169214,"lng":-75.17512586542239,"geom":{"type":"Polygon","coordinates":[[[-75.175103679,39.946282957],[-75.175110584,39.946253258],[-75.175164676,39.946260614],[-75.17514194,39.946370347],[-75.175086951,39.946363503],[-75.175103679,39.946282957]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":null,"stories":3,"lotArea":609,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1810 RITTENHOUSE SQUARE 1901, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PROPSED ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ABOVE THRID FLOOD ACCESSED THROUGH FOURTH FLOOR WITH ONE (1)ACCESSORY PARKING SPACE. (SIZE AND LOCATION AS SHOWN ON PLANS)","status":"OPEN","outcome":"Granted with conditions","date":"2017-12-20","number":"31853","relatedPermit":"804351"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":350000,"taxable":320000,"land":39870,"improvement":310130,"taxableLand":39870,"taxableImprovement":280130,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":350000,"taxable":320000,"land":105000,"improvement":245000,"taxableLand":105000,"taxableImprovement":215000,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":350000,"taxable":350000,"land":105000,"improvement":245000,"taxableLand":105000,"taxableImprovement":245000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":391700,"taxable":391700,"land":117510,"improvement":274190,"taxableLand":117510,"taxableImprovement":274190,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":404700,"taxable":404700,"land":133551,"improvement":271149,"taxableLand":133551,"taxableImprovement":271149,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":404700,"taxable":404700,"land":133551,"improvement":271149,"taxableLand":133551,"taxableImprovement":271149,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":404700,"taxable":404700,"land":133551,"improvement":271149,"taxableLand":133551,"taxableImprovement":271149,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":425900,"taxable":425900,"land":85180,"improvement":340720,"taxableLand":85180,"taxableImprovement":340720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":425900,"taxable":425900,"land":85180,"improvement":340720,"taxableLand":85180,"taxableImprovement":340720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":473700,"taxable":473700,"land":94740,"improvement":378960,"taxableLand":94740,"taxableImprovement":378960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":473700,"taxable":473700,"land":94740,"improvement":378960,"taxableLand":94740,"taxableImprovement":378960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1017300,"taxable":1017300,"land":203400,"improvement":813900,"taxableLand":203400,"taxableImprovement":813900,"exemptLand":0,"exemptImprovement":0}],"taxNow":6631,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"854236","date":"2018-10-24","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"FOR THE ERECTION OF A FOURTH STORY ADDITION (MAX 38' HIGH) OVER AN EXISTING THREE (3) STORY STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE (MAX 90 SF, 10' HIGH) (TO CONTAIN STAIRS & LANDING ONLY) IN AN EXISTING SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"940848","date":"2019-01-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-12-03","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"975599","date":"2019-05-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"SEAL LATERAL AS PER 2004 PPC"},{"number":"989738","date":"2019-08-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2019-11-14","scope":"DEMOLITION OF FLOOR AND ROOF JOISTS AND PORTIONS OF FRONT AND REAR EXTERIOR WALLS OF AN EXISTING ATTACHED THREE-STORY, MASONRY AND WOOD SINGLE FAMILY DWELLING BY HAND METHODS. NEW JOIST INSTALLATION TO IMMEDIATELY FOLLOW JOIST REMOVAL. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"989737","date":"2019-08-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-05","scope":"FOR THE DEMOLITION (REMOVAL OF MORE THAN 2/3 OF JOISTS AND PORTION OF EXTERIOR WALLS) OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS EXISTING SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"1017719","date":"2019-10-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"FOR THE COMPLETE DEMO OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSES & INSPECTIONS DEMOLITION PROGRAM. *SPEC 2 STUCCO/ NO S.W*"},{"number":"1027477","date":"2020-01-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-23","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE WITH A CELLAR AND A ROOF DECK WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION PER PLANS. FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"1056328","date":"2020-10-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-11-03","scope":"For the erection of a new, three (3) story attached structure (with a roof deck accessed by a pilot house (enclosing access stairs only) above the third story roof) to be used as Group R-3 (SFD), as per plans and all submitted documentation; separate permits required for all MEP/FSP work; building to be fully sprinklered throughout as per NFPA 13D minimum or better; pedestrian protection to be provided as per Ch.33 2018 IBC at all times during construction Air Barrier/Insulation Checklist and Duct/Envelope Testing Certificate to be submitted to inspector prior to scheduling of final inspection; see AP#1027477 for zoning/use permit."},{"number":"FP-2021-001384","date":"2021-06-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A TWO-INCH FIRE SERVICE LINE, FOR A SINGLE-FAMILY DWELLING AS PER APPROVED PLANS."},{"number":"PP-2021-014418","date":"2021-08-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-03","scope":"New One inch domestic service from curb to foundation wall and new 5 inch sewer line from curb trap to foundation wall w fresh air inlet"},{"number":"PP-2021-004334","date":"2021-09-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-02","scope":"Interior plumbing - install water lines throughout house for 3 full bathrooms, laundry, and kitchen - install new water heater - install drain lines throughout house for 3 full bathrooms, laundry, and kitchen"},{"number":"EP-2021-013966","date":"2021-12-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-05","scope":"200 AMP incoming service , wiring throughout by CODE AS PER NEC 2014"},{"number":"MP-2022-001392","date":"2022-03-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-02","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection passed ×2"},{"y":2024,"k":"sale","p":987000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 115% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $473,700 to $1,017,300","no permit shown in 2026-2028"],"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":"Use permit #989737: 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":"1 permit not marked completed: 989738 (EXPIRED). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 6 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 22, 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/"}],"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"}]}