{"asOf":"2026-07-29T09:38:29.200Z","block":"1700-1799 FRANCIS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-francis-st","address":"1729 FRANCIS ST","parcelNumber":"151346500","source":"https://property.phila.gov/?p=151346500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"1729 FRANCIS STREET LLC","coOwner":"1729 FRANCIS ST AGA LLC","marketValue":1177600,"landAssessment":235520,"improvementAssessment":942080,"livableArea":3757,"yearBuilt":2023,"lastSale":{"price":1715000,"date":"2026-02-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"211936461","date":"2017-02-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2020-12-07","resolution":"COMPLIED - OWNER 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REPAIR"},{"number":"VI-2022-029687","date":"2022-05-03","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"573809","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-02-23","completedDate":"2021-01-19","violations":[{"number":"211936461","date":"2017-02-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2020-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211936463","date":"2017-02-23","code":"9-3907","title":"MANAGING AGENT REQUIRED","status":"COMPLIED","resolutionDate":"2020-12-07","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-017935","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-20","completedDate":"2020-07-21","violations":[{"number":"VI-2020-010625","date":"2020-06-15","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"CLOSED","resolutionDate":"2020-07-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-010624","date":"2020-06-15","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"CLOSED","resolutionDate":"2020-07-21","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2021-025728","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-08","completedDate":"2022-04-02","violations":[{"number":"VI-2021-019382","date":"2021-04-07","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-04-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-102030","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-18","completedDate":"2023-04-14","violations":[{"number":"VI-2021-073740","date":"2021-10-19","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-04-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-038643","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-03","completedDate":"2026-01-14","violations":[{"number":"VI-2022-029687","date":"2022-05-03","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"82274","date":"2006-09-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"82274","date":"2007-09-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"573809","date":"2017-02-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"573809","date":"2017-04-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"573809","date":"2017-05-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"573809","date":"2017-09-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2020-017935","date":"2020-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-017935","date":"2020-07-21","type":null,"status":"PASSED"},{"caseNumber":"573809","date":"2020-12-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-025728","date":"2021-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025728","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102030","date":"2021-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102030","date":"2021-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025728","date":"2022-04-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-038643","date":"2022-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102030","date":"2023-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-038643","date":"2026-01-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":0,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":2},{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96869158820433,"lng":-75.16606455802322,"geom":{"type":"Polygon","coordinates":[[[-75.165949115,39.968615199],[-75.166008316,39.968583421],[-75.166180308,39.968768739],[-75.166120853,39.968799511],[-75.165949115,39.968615199]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-014212","type":"Fire Alarm Certification","inspectionDate":"2024-05-01","result":"Certified","expirationDate":"2025-05-01","buildingId":"1066426"},{"number":"BC-2026-005332","type":"Sprinkler Certification","inspectionDate":"2026-02-20","result":"Certified","expirationDate":"2027-02-20","buildingId":"1066426"},{"number":"BC-2026-006007","type":"Fire Alarm Certification","inspectionDate":"2026-03-05","result":"Certified","expirationDate":"2027-03-05","buildingId":"1066426"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":7,"baths":7,"stories":3,"lotArea":1650,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1729 FRANCIS ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":320000,"taxable":320000,"land":66825,"improvement":253175,"taxableLand":66825,"taxableImprovement":253175,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":320000,"taxable":320000,"land":83904,"improvement":236096,"taxableLand":83904,"taxableImprovement":236096,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":320000,"taxable":320000,"land":83904,"improvement":236096,"taxableLand":83904,"taxableImprovement":236096,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":499800,"taxable":499800,"land":131000,"improvement":368800,"taxableLand":131000,"taxableImprovement":368800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":516400,"taxable":516400,"land":135351,"improvement":381049,"taxableLand":135351,"taxableImprovement":381049,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":516400,"taxable":516400,"land":135351,"improvement":381049,"taxableLand":135351,"taxableImprovement":381049,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":260000,"taxable":260000,"land":260000,"improvement":0,"taxableLand":260000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":260000,"taxable":260000,"land":260000,"improvement":0,"taxableLand":260000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":260000,"taxable":260000,"land":260000,"improvement":0,"taxableLand":260000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1300000,"taxable":260000,"land":260000,"improvement":1040000,"taxableLand":260000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1040000},{"y":2026,"v":1300000,"taxable":260000,"land":260000,"improvement":1040000,"taxableLand":260000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1040000},{"y":2027,"v":1177600,"taxable":235520,"land":235520,"improvement":942080,"taxableLand":235520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":942080}],"taxNow":3639,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-005062","date":"2021-04-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-12","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2021-003832","date":"2021-04-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-04-14","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2021-004838","date":"2021-05-12","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-10","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON LOT."},{"number":"DP-2021-000794","date":"2021-06-10","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2022-08-16","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED MASONRY AND WOOD THREE-STORY STRUCTURE BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"CP-2021-003598","date":"2021-08-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-14","scope":"NEW CONSTRUCTION OF A THREE (3) STORY MULTI-FAMILY DWELLING (4 UNITS) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"FP-2021-003675","date":"2021-12-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-14","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY (4 UNITS) DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH AMES LF2000BM1 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2022-000126","date":"2022-01-05","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-11-09","scope":"ROUGH IN"},{"number":"PP-2021-025312","date":"2022-02-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-14","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-001879","date":"2022-05-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-16","scope":"INSTALL 400AMP SERVICE, WIRING THROUGHOUT, INSTALL OUTLETS, SWITCHES, 110V interconnected SMOKE ALARMS, GROUNDING SYSTEM, LIGHT FIXTURES, EMERGENCY LIGHTS, EXIT SIGNS, INSTALL COMPLETE FIRE ALARM SYSTEM W/ LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS,TAMPER SWITCH,FLOW SWITCH. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2022-004861","date":"2022-09-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-05","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"demo"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"sale","p":1715000},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"326893","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LIG FAIRMOUNT II ASSOC","legalName":"LIG FAIRMOUNT II ASSOC","address":"1729 FRANCIS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-07-20","latestIssueDate":"2005-07-20","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"0999497","type":"Rental","status":"Active","businessName":"SPD INVESTMENTS LLC","legalName":"SPD INVESTMENTS LLC","address":"1729 FRANCIS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2026-02-12","latestIssueDate":"2026-02-12","expirationDate":"2027-02-11","inactiveDate":null}],"licenseActivity":[{"number":"0999497","type":"Rental","businessName":"SPD INVESTMENTS LLC","legalName":"SPD INVESTMENTS LLC","issuedDate":"2026-02-12","latestIssueDate":"2026-02-12","closureDate":null,"expirationDate":"2027-02-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"326893","type":"Vacant Residential Property / Lot","businessName":"LIG FAIRMOUNT II ASSOC","legalName":"LIG FAIRMOUNT II ASSOC","issuedDate":"2005-07-20","latestIssueDate":"2005-07-20","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 400% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $260,000 to $1,300,000","no permit shown in 2024-2026"],"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":"The record identifies more than one dwelling/use.","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":"3 permits not marked completed: ZP-2021-004838 (Expired), DP-2021-000794 (Expired), PP-2022-000126 (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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #326893: Inactive since Dec 22, 2012","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":"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 7 historical violations across 5 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 5, 2027; Sprinkler Certification: Certified through Feb 20, 2027","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.","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"}]}