{"asOf":"2026-07-23T17:56:40.020Z","block":"1100-1199 WALLACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-wallace-st","address":"1113 WALLACE ST","parcelNumber":"141295400","source":"https://property.phila.gov/?p=141295400","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"LEE RICHARD","coOwner":"CUI JINGHAN","marketValue":573300,"landAssessment":114600,"improvementAssessment":458700,"livableArea":2877,"yearBuilt":2017,"lastSale":{"price":780000,"date":"2025-01-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"1479089","date":"2009-09-30","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2027915","date":"2011-03-15","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2027916","date":"2011-03-15","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2027917","date":"2011-03-15","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2463281","date":"2012-06-06","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2463280","date":"2012-06-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2800131","date":"2013-05-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2800132","date":"2013-05-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3313217","date":"2014-09-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3313218","date":"2014-09-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4101923","date":"2016-10-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4101922","date":"2016-10-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"216014","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-09-30","completedDate":"2013-02-01","violations":[{"number":"1479089","date":"2009-09-30","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"269240","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2011-03-15","completedDate":"2011-11-02","violations":[{"number":"2027915","date":"2011-03-15","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2027916","date":"2011-03-15","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2027917","date":"2011-03-15","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"331603","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-06-06","completedDate":"2013-02-13","violations":[{"number":"2463281","date":"2012-06-06","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2463280","date":"2012-06-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"381679","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-05-20","completedDate":"2013-08-06","violations":[{"number":"2800131","date":"2013-05-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2800132","date":"2013-05-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"450646","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-09-03","completedDate":"2014-09-12","violations":[{"number":"3313217","date":"2014-09-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3313218","date":"2014-09-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"558012","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-03","completedDate":"2017-01-13","violations":[{"number":"4101923","date":"2016-10-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4101922","date":"2016-10-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"216014","date":"2009-09-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"269240","date":"2011-03-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"269240","date":"2011-03-24","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"269240","date":"2011-03-31","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"269240","date":"2011-07-12","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"269240","date":"2011-10-28","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"269240","date":"2011-10-28","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"216014","date":"2013-02-01","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":5},{"y":2013,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964558606100326,"lng":-75.15619476918735,"geom":{"type":"Polygon","coordinates":[[[-75.156194742,39.964456845],[-75.156253426,39.964467666],[-75.156194523,39.964661191],[-75.156136242,39.964648574],[-75.156194742,39.964456845]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":4,"baths":2,"stories":3,"lotArea":1112,"zoning":"RSA5","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"716 SWITHMAN RD, MEDIA PA, 19063","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LINES TO CREATE TWO (2) LOTS (LOT A & LOT B) FROM TWO (2) EXISTING LOTS. ON PROPOSED LOT A, FOR THE ERECTION OF AN ATTACHED STRUCTURE; FOR USE AS A TWO (2) FAMILY DWELLING. ON PROPOSED LOT B; TO REMAIN AN EXISTI","status":"CLOSED","outcome":"Granted","date":"2015-04-28","number":"24638","relatedPermit":"574773"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45500,"taxable":45500,"land":45500,"improvement":0,"taxableLand":45500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":137400,"taxable":137400,"land":137400,"improvement":0,"taxableLand":137400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":604000,"taxable":181951,"land":97546,"improvement":506454,"taxableLand":97546,"taxableImprovement":84405,"exemptLand":0,"exemptImprovement":422049},{"y":2019,"v":604000,"taxable":97546,"land":97546,"improvement":506454,"taxableLand":97546,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":506454},{"y":2020,"v":604000,"taxable":181951,"land":97546,"improvement":506454,"taxableLand":97546,"taxableImprovement":84405,"exemptLand":0,"exemptImprovement":422049},{"y":2021,"v":604000,"taxable":181951,"land":97546,"improvement":506454,"taxableLand":97546,"taxableImprovement":84405,"exemptLand":0,"exemptImprovement":422049},{"y":2022,"v":604000,"taxable":181951,"land":97546,"improvement":506454,"taxableLand":97546,"taxableImprovement":84405,"exemptLand":0,"exemptImprovement":422049},{"y":2023,"v":874700,"taxable":452651,"land":174940,"improvement":699760,"taxableLand":174940,"taxableImprovement":277711,"exemptLand":0,"exemptImprovement":422049},{"y":2024,"v":874700,"taxable":452651,"land":174940,"improvement":699760,"taxableLand":174940,"taxableImprovement":277711,"exemptLand":0,"exemptImprovement":422049},{"y":2025,"v":732000,"taxable":245952,"land":146400,"improvement":585600,"taxableLand":146400,"taxableImprovement":99552,"exemptLand":0,"exemptImprovement":486048},{"y":2026,"v":732000,"taxable":245952,"land":146400,"improvement":585600,"taxableLand":146400,"taxableImprovement":99552,"exemptLand":0,"exemptImprovement":486048},{"y":2027,"v":573300,"taxable":192579,"land":114600,"improvement":458700,"taxableLand":114600,"taxableImprovement":77979,"exemptLand":0,"exemptImprovement":380721}],"taxNow":3443,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"255347","date":"2010-01-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"TO COMPLY WITH VIOLATION 216014.REMOVE 100S.F. OF SIDING AND DAMAGED SHEATHING ON THE REAR WALL 1ST FLOOR AND SOME ON 2ND FLOOR AND REPLACE WITHIN SAME IN KIND."},{"number":"574773","date":"2015-08-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-28","scope":"ERECT 3 STORY - 2 FAMILY DWELLING"},{"number":"635268","date":"2015-08-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-08-28","scope":"RELOCATION OF LOT LINES TO REDUCE WIDTH OF 1113 WALLACE STREET BY 4' AND ADD TO 1115 WALACE STREET"},{"number":"715221","date":"2017-02-10","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-02-10","scope":"ADMINISTRATIVE REVIEW OF A/P NO 574773, CAL NO 24638 TO ADD A ROOF DECK AND ROOF DECK ACCESS STRUCTURE TO A PREVIOUSLY APPROVED STRUCTURE. STRUCTURE FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING."},{"number":"698572","date":"2017-02-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-02-12","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE FOR USE AS TWO (2) FAMILY DWELLINGS WITH ROOF DECK AND PILOT HOUSE AND A CELLAR. STRUCTURE TO BE FULLY SPRINKLERED PER NFPA 13R MIN. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"791262","date":"2017-06-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-01","scope":"WIRE ONE FAMILY DWELLING AS PER 2008 NEC."},{"number":"791264","date":"2017-06-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-12","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.INSTALL TWO 2 TON HEAT PUMP SYSTEMS WITH DUCT WORK AND DIFFUSER WITHOUT PENETRATION THROUGH THE FIRE SEPARATION"},{"number":"805891","date":"2017-08-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-12","scope":"TO AMEND A/P NO 698572 DOCUMENT THAT THE STRUCTURE WILL BE SPRINKLERED PER NFPA 13D INSTEAD OF NFPA 13R. NO OTHER CHANGES APPROVED ON THIS APPLICATION."},{"number":"796538","date":"2017-09-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-02-12","scope":"FOR THE INSTALLATION OF A 13D FIRE SUPRESSION SYSTEM FOR A TWO FAMILY DWELLING SERVICED BY TWO (2) COMBINED ONE (1) INCH FIRE SERVICE LINE WITH WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D."},{"number":"819881","date":"2017-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-12","scope":"INSTALL 5\"LATERAL,1\"WATER SERVICE,HOUSE DRAIN,HOUSE TRAP,STACK,FAI,AREA DRAIN,2-KITCHEN SINKS,2-LAUNDRY TUBS,2-FLOOR DRAINS,2-EJECTOR PUMPS,2-WATER HEATERS AND 5-FULL BATHROOM GROUPS-PA1#20172711108-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\"THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"Torn down & rebuilt","storyDelta":0.2,"timeline":[{"y":2015,"k":"land","p":186000},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":650000},{"y":2018,"k":"sale","p":650000},{"y":2025,"k":"sale","p":780000}],"rented":false,"licenses":[{"number":"779632","type":"Rental","status":"Inactive","businessName":"JINQI REALTY LLC","legalName":"JINQI REALTY LLC ","address":"1113 WALLACE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-06-08","latestIssueDate":"2024-06-25","expirationDate":"2025-06-07","inactiveDate":"2025-08-06"}],"licenseActivity":[{"number":"779632","type":"Rental","businessName":"JINQI REALTY LLC","legalName":"JINQI REALTY LLC ","issuedDate":"2018-06-08","latestIssueDate":"2024-06-25","closureDate":"2025-08-06","expirationDate":"2025-06-07","inactiveDate":"2025-08-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $604,000 to $874,700","no permit shown in 2022-2024"],"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":"Appeal #24638: CLOSED · Granted; related permit 574773. Use permit #574773: 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: 255347 (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":"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":"2 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 1, 2013.","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":"4 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":"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 12 historical violations across 6 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"}]}