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INSP","status":"FAILED"},{"caseNumber":"134556","date":"2016-08-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"550197","date":"2016-09-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"134556","date":"2016-10-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"550201","date":"2016-11-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"550201","date":"2016-11-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"134556","date":"2016-12-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"550201","date":"2017-01-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"134556","date":"2017-02-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-03-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-03-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-04-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-06-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-07-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-08-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2017-09-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2018-01-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"134556","date":"2018-01-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"619313","date":"2018-01-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"619313","date":"2018-09-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"619313","date":"2018-09-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"672933","date":"2019-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"672933","date":"2019-03-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"619313","date":"2019-03-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"677805","date":"2019-03-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"677805","date":"2019-03-29","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"672933","date":"2019-06-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"619313","date":"2019-10-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"619313","date":"2019-12-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"619313","date":"2020-04-29","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2020-07-29","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2020-09-30","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2020-12-07","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2021-03-22","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2021-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-087921","date":"2021-09-10","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2021-10-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-087921","date":"2021-11-20","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2022-02-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-087921","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"619313","date":"2022-08-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-087921","date":"2022-11-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-109339","date":"2023-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-110175","date":"2023-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-109968","date":"2023-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-109339","date":"2023-10-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-109968","date":"2023-11-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-110175","date":"2024-03-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-109968","date":"2024-05-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-058983","date":"2024-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-058983","date":"2024-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-058983","date":"2024-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-058983","date":"2025-07-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-058983","date":"2025-12-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-013430","date":"2026-02-14","type":null,"status":null},{"caseNumber":"CF-2026-020200","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-020200","date":"2026-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-020200","date":"2026-05-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":2,"passes":0},{"y":2012,"fails":3,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":5,"passes":0},{"y":2016,"fails":9,"passes":0},{"y":2017,"fails":9,"passes":0},{"y":2018,"fails":4,"passes":1},{"y":2019,"fails":6,"passes":1},{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":6,"passes":0},{"y":2022,"fails":2,"passes":2},{"y":2023,"fails":4,"passes":1},{"y":2024,"fails":3,"passes":2},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":1141.8,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1141.8,"principalDue":0,"penaltyDue":169.25,"interestDue":378.59,"otherChargesDue":593.96,"yearsOwed":4,"oldestYearOwed":2016,"mostRecentYearOwed":2020,"mostRecentPaymentDate":"2021-01-06","assessmentYear":2022,"totalAssessment":30000,"taxableAssessment":30000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":419.94,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02539340494465,"lng":-75.16960705080146,"geom":{"type":"Polygon","coordinates":[[[-75.169435878,40.025338765],[-75.169481689,40.025287581],[-75.169777596,40.025446724],[-75.169730129,40.025498998],[-75.169435878,40.025338765]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":2,"lotArea":2300,"zoning":"RSA3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"7","garage":null,"homestead":false,"mail":"2263 YELLAND ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS A MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING IN AN EXISTING STRUCTURE; NO SIGN ON THIS APPLICATION","status":"Completed","outcome":"Granted","date":"2025-01-10","number":"ZP-2024-003810","relatedPermit":"ZP-2024-003810"}],"taxYears":[{"year":2016,"total":1146.56,"principal":970.69,"interest":14.56,"penalty":9.71}],"taxNet":1146.56,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":60300,"taxable":60300,"land":13571,"improvement":46729,"taxableLand":13571,"taxableImprovement":46729,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":60300,"taxable":60300,"land":18090,"improvement":42210,"taxableLand":18090,"taxableImprovement":42210,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":60300,"taxable":60300,"land":18090,"improvement":42210,"taxableLand":18090,"taxableImprovement":42210,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":29600,"taxable":29600,"land":8880,"improvement":20720,"taxableLand":8880,"taxableImprovement":20720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":30000,"taxable":30000,"land":9000,"improvement":21000,"taxableLand":9000,"taxableImprovement":21000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":30000,"taxable":30000,"land":9000,"improvement":21000,"taxableLand":9000,"taxableImprovement":21000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":30000,"taxable":30000,"land":9000,"improvement":21000,"taxableLand":9000,"taxableImprovement":21000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":57000,"taxable":57000,"land":11400,"improvement":45600,"taxableLand":11400,"taxableImprovement":45600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":57000,"taxable":57000,"land":11400,"improvement":45600,"taxableLand":11400,"taxableImprovement":45600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":79100,"taxable":79100,"land":15820,"improvement":63280,"taxableLand":15820,"taxableImprovement":63280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":79100,"taxable":79100,"land":15820,"improvement":63280,"taxableLand":15820,"taxableImprovement":63280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":90600,"taxable":90600,"land":18120,"improvement":72480,"taxableLand":18120,"taxableImprovement":72480,"exemptLand":0,"exemptImprovement":0}],"taxNow":1107,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-002364","date":"2022-03-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-08-18","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to repair the front window bay and porch to resolve case #619313. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #619313. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"ZP-2023-008871","date":"2023-09-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A THIRD-FLOOR REAR ADDITION. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"RP-2023-013200","date":"2024-01-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-03-27","scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2023-110175 TO INCLUDE REPAIRS/REPLACEMENT OF ROOF AND FRAMING PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS."},{"number":"GM-2024-003760","date":"2024-04-29","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-11-23","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2024-003810","date":"2024-11-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-002848","date":"2025-08-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION TO INCLUDE A LEVEL III INTERIOR ALTERATIONS AND A CHANGE IN OCCUPANCY FOR THE CREATION OF A MULTI-FAMILY HOUSEHOLD LIVING FOR THREE(3) DWELLING UNITS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13.**ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"PP-2025-009691","date":"2025-09-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install new plumbing systems for a 3-story, 3-unit building undergoing interior renovation, including a third-floor rear addition."},{"number":"MP-2025-003966","date":"2025-09-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"FP-2025-002014","date":"2025-11-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2026-003041","date":"2026-04-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPAIR/REPLACE SANITARY & STORM CTs, FAIs & 1\" WDP."},{"number":"EP-2025-007295","date":"2026-04-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"New electrical wiring for a 3-unit 3-story building undergoing interior renovation. 400 amp service fire alarm installations in accordance with NFPA 2016&The Philadelphia Fire Code 2018"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"932488","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Rashonda Alexander","legalName":"Rashonda Alexander","address":"226 MANHEIM ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2023-09-06","latestIssueDate":"2023-09-06","expirationDate":"2024-09-05","inactiveDate":"2024-11-04"}],"licenseActivity":[{"number":"932488","type":"Vacant Residential Property / Lot","businessName":"Rashonda Alexander","legalName":"Rashonda Alexander","issuedDate":"2023-09-06","latestIssueDate":"2023-09-06","closureDate":"2024-11-04","expirationDate":"2024-09-05","inactiveDate":"2024-11-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["$1,142 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2024, 2026"],"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":["7 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":"Appeal #ZP-2024-003810: Completed · Granted; related permit ZP-2024-003810.","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":"7 permits not marked completed: GM-2024-003760 (Expired), CP-2025-002848 (Issued), PP-2025-009691 (Issued), MP-2025-003966 (Issued), FP-2025-002014 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 50 historical violations across 18 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,141.80 was recorded in the City’s 2022-06 delinquency snapshot for 2016–2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"64 failed, 9 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 7, 2026.","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 #932488: Inactive since Nov 4, 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":"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. 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"}]}