{"asOf":"2026-07-29T06:06:54.486Z","block":"1000-1099 BRANDYWINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-brandywine-st","address":"1020 BRANDYWINE ST","parcelNumber":"141236800","source":"https://property.phila.gov/?p=141236800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"WU LEFA","coOwner":null,"marketValue":330400,"landAssessment":66000,"improvementAssessment":264400,"livableArea":1656,"yearBuilt":1905,"lastSale":{"price":210000,"date":"2013-08-23T04:00:00Z"},"openViolations":5,"violations":[{"number":"3361496","date":"2013-09-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":null,"resolutionDate":null,"resolution":null},{"number":"3361494","date":"2013-09-19","code":"A-301.1/2","title":"PERMB- 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OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5287693","date":"2019-12-02","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5287695","date":"2019-12-02","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5287694","date":"2019-12-02","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-059094","date":"2025-08-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059095","date":"2025-08-06","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059096","date":"2025-08-06","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059097","date":"2025-08-06","code":"PM15-704.2","title":"FIRE SAFETY- SMOKE ALARMS","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059098","date":"2025-08-06","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"403221","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-09-20","completedDate":null,"violations":[{"number":"3361496","date":"2013-09-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":null,"resolutionDate":null,"resolution":null},{"number":"3361494","date":"2013-09-19","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":null,"resolutionDate":null,"resolution":null},{"number":"3361495","date":"2013-09-19","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":null,"resolutionDate":null,"resolution":null}]},{"number":"622407","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-02-16","completedDate":null,"violations":[{"number":"4674603","date":"2018-02-01","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"632077","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-07","completedDate":null,"violations":[{"number":"5257926","date":"2018-05-07","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5257925","date":"2018-05-07","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"704245","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-08-29","completedDate":"2019-09-25","violations":[{"number":"5165315","date":"2019-08-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165314","date":"2019-08-29","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"717659","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2019-12-02","completedDate":"2020-01-16","violations":[{"number":"5287693","date":"2019-12-02","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5287695","date":"2019-12-02","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5287694","date":"2019-12-02","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-082204","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-08-06","completedDate":null,"violations":[{"number":"VI-2025-059094","date":"2025-08-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059095","date":"2025-08-06","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059096","date":"2025-08-06","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059097","date":"2025-08-06","code":"PM15-704.2","title":"FIRE SAFETY- SMOKE ALARMS","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-059098","date":"2025-08-06","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"403221","date":"2013-09-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"403221","date":"2013-11-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"403221","date":"2014-07-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"403221","date":"2014-09-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"403221","date":"2015-08-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"403221","date":"2015-12-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"622407","date":"2018-02-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"622407","date":"2018-04-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632077","date":"2018-05-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"622407","date":"2018-05-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"632077","date":"2019-03-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"632077","date":"2019-08-09","type":"CI INSP","status":"PASSED"},{"caseNumber":"632077","date":"2019-08-29","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"704245","date":"2019-08-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"704245","date":"2019-09-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"717659","date":"2019-12-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"632077","date":"2019-12-02","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"717659","date":"2020-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"717659","date":"2020-01-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"632077","date":"2020-03-11","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"622407","date":"2020-03-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-082204","date":"2025-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082204","date":"2025-11-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":1},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":5,"passes":2},{"y":2020,"fails":1,"passes":3},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96211203369541,"lng":-75.15530656426478,"geom":{"type":"Polygon","coordinates":[[[-75.155265796,39.962177315],[-75.155292689,39.962040324],[-75.155346853,39.962046578],[-75.15532087,39.962183864],[-75.155265796,39.962177315]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-023017","type":"Fire Alarm Certification","inspectionDate":"2025-09-02","result":"Certified","expirationDate":"2026-09-02","buildingId":"1038453"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":4,"baths":1,"stories":3,"lotArea":805,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"3212 N BROAD ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION (SIZE AND LOCATION TO BE AS SHOWN IN THE APPLICATION) AS PART OF AN EXISTING, ATTACHED SINGLE FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2015-03-03","number":"22120","relatedPermit":"510482"},{"type":"Zoning board appeal","grounds":"PERMIT FOR FOUR (4) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) THROUGHOUT AN EXISTING ATTACHED STRUCTURE.","status":"OPEN","outcome":"Withdrawn","date":"2019-09-25","number":"33984","relatedPermit":"877882"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":188400,"taxable":188400,"land":30663,"improvement":157737,"taxableLand":30663,"taxableImprovement":157737,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":188400,"taxable":188400,"land":32028,"improvement":156372,"taxableLand":32028,"taxableImprovement":156372,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":188400,"taxable":188400,"land":32028,"improvement":156372,"taxableLand":32028,"taxableImprovement":156372,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":377000,"taxable":377000,"land":64000,"improvement":313000,"taxableLand":64000,"taxableImprovement":313000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":389500,"taxable":389500,"land":66215,"improvement":323285,"taxableLand":66215,"taxableImprovement":323285,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":389500,"taxable":389500,"land":66215,"improvement":323285,"taxableLand":66215,"taxableImprovement":323285,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":389500,"taxable":389500,"land":66215,"improvement":323285,"taxableLand":66215,"taxableImprovement":323285,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":295200,"taxable":295200,"land":59040,"improvement":236160,"taxableLand":59040,"taxableImprovement":236160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":295200,"taxable":295200,"land":59040,"improvement":236160,"taxableLand":59040,"taxableImprovement":236160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":365000,"taxable":365000,"land":73000,"improvement":292000,"taxableLand":73000,"taxableImprovement":292000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":365000,"taxable":365000,"land":73000,"improvement":292000,"taxableLand":73000,"taxableImprovement":292000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":330400,"taxable":330400,"land":66000,"improvement":264400,"taxableLand":66000,"taxableImprovement":264400,"exemptLand":0,"exemptImprovement":0}],"taxNow":5109,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"510482","date":"2015-05-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-05-13","scope":"FOR THE ERECTION OF A TWO (2) STORY REAR ADDITION AS PER PLAN."},{"number":"613001","date":"2015-10-20","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"FOR INTERIOR ALTERATIONS AND FOR THE LEGALIZATION OF A TWO STORY ADDITION. STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCUTRAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"649538","date":"2015-11-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-11","scope":"ADD 8 OUTLETS, 2 SWITCHES,AND 2 LIGHTS IN ADDTIONAL BEDROOM AS PER NEC 2008 CC DISTRICT"},{"number":"1028264","date":"2019-11-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."},{"number":"1031688","date":"2019-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"REMOVE 2-KITCHEN SINK FROM SFD TO CORRECT VIOLATION THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"PP-2024-012049","date":"2024-09-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-10","scope":"Repair Curb Trap and fresh air inlet"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"350449","type":"Rental","status":"Inactive","businessName":"JOSE DANISEVICH JR","legalName":"JOSE DANISEVICH JR","address":"1020 BRANDYWINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-03-05","latestIssueDate":"2013-02-09","expirationDate":"2014-02-28","inactiveDate":"2014-03-22"},{"number":"0994218","type":"Rental","status":"Active","businessName":"LEFA WU","legalName":"LEFA WU","address":"1020 BRANDYWINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-11-24","latestIssueDate":"2025-11-24","expirationDate":"2026-11-23","inactiveDate":null}],"licenseActivity":[{"number":"0994218","type":"Rental","businessName":"LEFA WU","legalName":"LEFA WU","issuedDate":"2025-11-24","latestIssueDate":"2025-11-24","closureDate":null,"expirationDate":"2026-11-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"350449","type":"Rental","businessName":"JOSE DANISEVICH JR","legalName":"JOSE DANISEVICH JR","issuedDate":"2007-03-05","latestIssueDate":"2013-02-09","closureDate":"2014-03-22","expirationDate":"2014-02-28","inactiveDate":"2014-03-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["5 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22120: CLOSED · Granted; related permit 510482. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: PP-2024-012049 (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":"5 open L&I violations","finding":"16 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1905 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 7, 2025.","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":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 2, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}