{"asOf":"2026-07-26T12:11:38.312Z","block":"800-899 N FRANKLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-franklin-st","address":"811 N FRANKLIN ST","parcelNumber":"141060300","source":"https://property.phila.gov/?p=141060300","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W70","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 4 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"ZHENG SHENG MIN","coOwner":"WANG LINDA KONGHUI","marketValue":1031800,"landAssessment":206300,"improvementAssessment":825500,"livableArea":3132,"yearBuilt":2016,"lastSale":{"price":1185000,"date":"2017-03-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"2965177","date":"2013-10-04","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2965178","date":"2013-10-04","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3661757","date":"2014-05-08","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3661756","date":"2014-05-08","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3764458","date":"2015-11-07","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3764459","date":"2015-11-07","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"406427","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-10-09","completedDate":"2013-10-18","violations":[{"number":"2965177","date":"2013-10-04","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2965178","date":"2013-10-04","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"430201","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-05-09","completedDate":"2016-01-29","violations":[{"number":"3661757","date":"2014-05-08","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3661756","date":"2014-05-08","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"509612","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-11-07","completedDate":"2016-02-01","violations":[{"number":"3764458","date":"2015-11-07","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3764459","date":"2015-11-07","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"406427","date":"2013-10-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"406427","date":"2013-10-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"430201","date":"2014-05-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"430201","date":"2015-08-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"430201","date":"2016-01-29","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"509612","date":"2016-02-01","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"509612","date":"2016-02-01","type":"BP_BLDG","status":"CLOSED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.965643752877725,"lng":-75.14973589551326,"geom":{"type":"Polygon","coordinates":[[[-75.149543974,39.965642704],[-75.149553573,39.965594981],[-75.149926871,39.965644273],[-75.149917138,39.965692783],[-75.149543974,39.965642704]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-000391","type":"Sprinkler Certification","inspectionDate":"2021-01-18","result":"Certified","expirationDate":"2022-01-18","buildingId":"1543965"},{"number":"BC-2023-011322","type":"Fire Alarm Certification","inspectionDate":"2023-05-25","result":"Certified","expirationDate":"2024-05-25","buildingId":"1543965"},{"number":"BC-2023-014013","type":"Sprinkler Certification","inspectionDate":"2023-06-28","result":"Certified","expirationDate":"2024-06-28","buildingId":"1543965"},{"number":"BC-2024-016239","type":"Fire Alarm Certification","inspectionDate":"2024-06-01","result":"Certified","expirationDate":"2025-06-01","buildingId":"1543965"},{"number":"BC-2024-028375","type":"Sprinkler Certification","inspectionDate":"2024-10-16","result":"Certified","expirationDate":"2025-10-16","buildingId":"1543965"},{"number":"BC-2025-016174","type":"Fire Alarm Certification","inspectionDate":"2025-05-31","result":"Certified","expirationDate":"2026-05-31","buildingId":"1543965"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":8,"baths":2,"stories":3,"lotArea":1884,"zoning":"RM1","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"13136 LARSEN ST, OVERLAND PARK KS, 66213","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":219200,"taxable":219200,"land":87808,"improvement":131392,"taxableLand":87808,"taxableImprovement":131392,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":219200,"taxable":219200,"land":57650,"improvement":161550,"taxableLand":57650,"taxableImprovement":161550,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":935000,"taxable":261800,"land":261800,"improvement":673200,"taxableLand":261800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":673200},{"y":2019,"v":1029400,"taxable":288232,"land":288232,"improvement":741168,"taxableLand":288232,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":741168},{"y":2020,"v":1063700,"taxable":297836,"land":297836,"improvement":765864,"taxableLand":297836,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":765864},{"y":2021,"v":1063700,"taxable":297836,"land":297836,"improvement":765864,"taxableLand":297836,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":765864},{"y":2022,"v":1063700,"taxable":297836,"land":297836,"improvement":765864,"taxableLand":297836,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":765864},{"y":2023,"v":1192200,"taxable":238440,"land":238440,"improvement":953760,"taxableLand":238440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":953760},{"y":2024,"v":1192200,"taxable":238440,"land":238440,"improvement":953760,"taxableLand":238440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":953760},{"y":2025,"v":1031800,"taxable":206360,"land":206360,"improvement":825440,"taxableLand":206360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":825440},{"y":2026,"v":1031800,"taxable":206360,"land":206360,"improvement":825440,"taxableLand":206360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":825440},{"y":2027,"v":1031800,"taxable":825425,"land":206300,"improvement":825500,"taxableLand":206300,"taxableImprovement":619125,"exemptLand":0,"exemptImprovement":206375}],"taxNow":2889,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"549658","date":"2014-07-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE AS PER VIOLATION # 430201."},{"number":"638139","date":"2015-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-14","scope":"SEAL LATERAL PA20152530043 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"623545","date":"2015-09-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-09-29","scope":"COMPLETE DEMO-SFD"},{"number":"623546","date":"2015-09-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-02-01","scope":"FOR COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. PEDESTRIAN PROTECTION TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306 AND CODE BULLETIN B-1302R. ACTIVE, VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR INSTALLATION OF TEMPORARY SITE FENCING."},{"number":"658610","date":"2016-01-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"FOR AMENDMENT OF PERMIT AP#623546 TO REVISE LICENSED DEMOLITION CONTRACTOR INFORMATION. FOR COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. PEDESTRIAN PROTECTION TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306 AND CODE BULLETIN B-1302R. ACTIVE, VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR INSTALLATION OF TEMPORARY SITE FENCING."},{"number":"627294","date":"2016-03-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO ROOF DECKS ACCESSED BY TWO SEPARATE ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLANS. STRUCTURE FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING (FOUR DWELLING UNITS)."},{"number":"667471","date":"2016-03-03","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"FOR THE CONSTRUCTION OF A FOUNDATION FOR A FOUR STORY STRUCTURE FOR USE AS A FOUR FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR THE ERECTION OF STRUCTURE AND ALL OTHER WORK.**NOV SENT CERT MAIL 6/11/19"},{"number":"652977","date":"2016-03-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"FOR THE CONSTRUCTION OF A FOUR-STORY STRUCTURE, TO BE USED AS A FOUR-FAMILY DWELLING, AS PER APPROVED PLANS."},{"number":"680060","date":"2016-04-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"INSTALL (4) HEAT PUMP SYSTEMS WITH DUCTWORK. (MULTI-FAM)"},{"number":"682128","date":"2016-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"PLUMBING CONSTRUCTION THROUGHOUT FOR A NEW (4)STORY (4)FAMILY DWELLING INCLUDING THE WATER/SEWER CONNECTIONS TO THE CITY MAINS - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS - PLEASE NOTE: VENT TERMINATIONS AT THE ROOF DECK LEVEL MUST COMPLY WITH SECTION P-1103.4.1 AND SECONDARY SHUT-OFF VALVES ARE REQUIRED AT THE BASE OF ALL DOMESTIC WATER RISERS PER SECTION P-810.3 OF THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"681129","date":"2016-05-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-05","scope":"INSTALL AUTOMATIC FIRE ALARM PER NFPA 72,300AMP SERVICE AND WIRE INCLUDING SWITCHES,RECEPTACLES,FIXTURES AND SMOKES PER 2008 NEC (MULTI FAMILY)CC DISTRICT"},{"number":"682643","date":"2016-05-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A FOUR-STORY STRUCTURE IN ACCORDANCE WITH NFPA 13R STANDARDS. SYSTEM TO BE PROVIDED WITH A BACKFLOW PREVENTION ASSEMBLY, AND SERVICED VIA A 2\" FIRE SERVICE MAIN LINE."},{"number":"696977","date":"2016-06-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-14","scope":"INSTALL 1\" WATER SERVICE AND INSTALL 5\" LATERAL PA20161272136 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"692734","date":"2016-08-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"FOR THE AMENDMENT OF AP# 652977 TO INCLUDE RENOVATION TO FLOOR LAYOUT THROUGHOUT AND ALTERATIONS TO PILOT HOUSE TO PROVIDE ACCESS TO ROOF LEVEL FOR MAINTENANCE ONLY. NO ROOF DECK FOR OCCUPANCY PERMITTED. ORIGINAL PERMIT APPROVED FOR THE ERECTION OF A FOUR STORY STRUCTURE FOR USE AS A FOUR FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"demo"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"sale","p":1185000}],"rented":true,"licenses":[{"number":"731639","type":"Rental","status":"Active","businessName":"SHENG M ZHENG & LINDA KONGHUI WANG","legalName":"SHENG M ZHENG & LINDA KONGHUI WANG ","address":"811 N FRANKLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2017-03-13","latestIssueDate":"2026-01-25","expirationDate":"2027-03-12","inactiveDate":null}],"licenseActivity":[{"number":"731639","type":"Rental","businessName":"SHENG M ZHENG & LINDA KONGHUI WANG","legalName":"SHENG M ZHENG & LINDA KONGHUI WANG ","issuedDate":"2017-03-13","latestIssueDate":"2026-01-25","closureDate":null,"expirationDate":"2027-03-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #623545: 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: 549658 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 16, 2025; Fire Alarm Certification: Certified through May 31, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (13136 LARSEN ST, OVERLAND PARK KS, 66213).","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":"3 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Feb 1, 2016.","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":"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 6 historical violations across 3 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"}]}