{"asOf":"2026-07-30T11:22:24.849Z","block":"1500-1599 BROWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-brown-st","address":"1508 BROWN ST","parcelNumber":"152234400","source":"https://property.phila.gov/?p=152234400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"YANGC INVESTMENT LLC","coOwner":null,"marketValue":348000,"landAssessment":69600,"improvementAssessment":278400,"livableArea":2595,"yearBuilt":1920,"lastSale":{"price":370000,"date":"2023-05-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-073462","date":"2021-10-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-073463","date":"2021-10-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-073464","date":"2021-10-18","code":"PM15-306.1(2)","title":"CONCRETE COMPONENTS","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-021679","date":"2022-03-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-021680","date":"2022-03-31","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2021-101694","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-18","completedDate":"2022-12-07","noticeUrl":null,"violations":[{"number":"VI-2021-073462","date":"2021-10-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-073463","date":"2021-10-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-073464","date":"2021-10-18","code":"PM15-306.1(2)","title":"CONCRETE COMPONENTS","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-027019","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-31","completedDate":"2022-12-07","noticeUrl":null,"violations":[{"number":"VI-2022-021679","date":"2022-03-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-021680","date":"2022-03-31","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"CLOSED","resolutionDate":"2022-12-07","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-12-07","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2021-101694","date":"2021-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027019","date":"2022-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101694","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-101694","date":"2022-12-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-027019","date":"2022-12-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":2}],"taxOwed":13501.03,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":13501.03,"principalDue":10220.9,"penaltyDue":663.34,"interestDue":987.35,"otherChargesDue":1629.44,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-08-20","assessmentYear":2022,"totalAssessment":323800,"taxableAssessment":323800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":4532.55,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96799324378701,"lng":-75.16251269489274,"geom":{"type":"Polygon","coordinates":[[[-75.162503578,39.967885858],[-75.162567736,39.967889513],[-75.162521318,39.968104343],[-75.162457404,39.968096518],[-75.162503578,39.967885858]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-006110","type":"Fire Alarm Certification","inspectionDate":"2025-03-11","result":"Certified","expirationDate":"2026-03-11","buildingId":"1054800"},{"number":"BC-2025-020455","type":"Fire Alarm Certification","inspectionDate":"2025-08-03","result":"Certified","expirationDate":"2026-08-03","buildingId":"1054800"},{"number":"BC-2026-019756","type":"Fire Alarm Certification","inspectionDate":"2026-07-13","result":"Certified","expirationDate":"2027-07-13","buildingId":"1054800"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":1395,"zoning":"RM1","grade":"B-","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"140 N FLOWERS MILL RD, LANGHORNE PA, 19047","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":264000,"taxable":264000,"land":57064,"improvement":206936,"taxableLand":57064,"taxableImprovement":206936,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":264000,"taxable":264000,"land":80150,"improvement":183850,"taxableLand":80150,"taxableImprovement":183850,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":264000,"taxable":264000,"land":80150,"improvement":183850,"taxableLand":80150,"taxableImprovement":183850,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":313400,"taxable":313400,"land":95148,"improvement":218252,"taxableLand":95148,"taxableImprovement":218252,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":323800,"taxable":323800,"land":98305,"improvement":225495,"taxableLand":98305,"taxableImprovement":225495,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":323800,"taxable":323800,"land":98305,"improvement":225495,"taxableLand":98305,"taxableImprovement":225495,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":323800,"taxable":323800,"land":98305,"improvement":225495,"taxableLand":98305,"taxableImprovement":225495,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":446100,"taxable":446100,"land":89220,"improvement":356880,"taxableLand":89220,"taxableImprovement":356880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":446100,"taxable":446100,"land":89220,"improvement":356880,"taxableLand":89220,"taxableImprovement":356880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":446100,"taxable":446100,"land":89200,"improvement":356900,"taxableLand":89200,"taxableImprovement":356900,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":446100,"taxable":446100,"land":89200,"improvement":356900,"taxableLand":89200,"taxableImprovement":356900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":348000,"taxable":348000,"land":69600,"improvement":278400,"taxableLand":69600,"taxableImprovement":278400,"exemptLand":0,"exemptImprovement":0}],"taxNow":6245,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-005605","date":"2023-05-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"GM-2023-007170","date":"2023-08-16","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-10-11","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."},{"number":"CP-2023-004070","date":"2023-09-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-08","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY FOR EXISTING BUILDING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 11-27-23 TO INCLUDE REPAIR/REPLACEMENT OF FLOOR JOISTS PER AMENDED PLANS* *AMEND 11-1-24 TO REMOVE DEVELOPMENT TAX EXEMPTION*"},{"number":"CP-2023-005997","date":"2023-11-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-31","scope":"FOR THE LEGALIZATION OF WORK PERFORMED ON THE ROOF STRUCTURE OF AN EXISTING STRUCTURE. **ROOF STRUCTURE ONLY**"},{"number":"FP-2023-002653","date":"2023-11-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-08","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13R STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"MP-2024-000763","date":"2024-04-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-22","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-004879","date":"2024-04-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-22","scope":"INSTALL 4 WATER CLOSETS, 4 LAVATORIES, 4 SHOWER/TUBS, 4 KITCHEN SINKS, 4 DISHWASHERS, 2 FLOOR DRAINS AND 4 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-000835","date":"2024-05-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-12","scope":"Install 400 AMP service --rewire outlets + switches as per 2017 NEC. Install new fire alarm system as per 2016 NFPA 72."},{"number":"CP-2023-006971","date":"2024-06-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-19","scope":"FOR A FACADE IMPROVEMENT TO AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"sale","p":370000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"509646","type":"Rental","status":"Inactive","businessName":"JAMES E SMITH","legalName":"JAMES E SMITH","address":"1508 BROWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-07-26","latestIssueDate":"2016-06-07","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"786830","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"C/O SELECT PORTFOLIO SERVICING","legalName":"C/O SELECT PORTFOLIO SERVICING","address":"1508 BROWN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-08-22","latestIssueDate":"2018-08-22","expirationDate":"2019-08-21","inactiveDate":"2019-10-20"},{"number":"0991536","type":"Rental","status":"Active","businessName":"Yangc Investment LLC","legalName":"Yangc Investment LLC","address":"1508 BROWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-10-18","latestIssueDate":"2025-10-18","expirationDate":"2026-10-17","inactiveDate":null}],"licenseActivity":[{"number":"0991536","type":"Rental","businessName":"Yangc Investment LLC","legalName":"Yangc Investment LLC","issuedDate":"2025-10-18","latestIssueDate":"2025-10-18","closureDate":null,"expirationDate":"2026-10-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"786830","type":"Vacant Residential Property / Lot","businessName":"C/O SELECT PORTFOLIO SERVICING","legalName":"C/O SELECT PORTFOLIO SERVICING","issuedDate":"2018-08-22","latestIssueDate":"2018-08-22","closureDate":"2019-10-20","expirationDate":"2019-08-21","inactiveDate":"2019-10-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"509646","type":"Rental","businessName":"JAMES E SMITH","legalName":"JAMES E SMITH","issuedDate":"2010-07-26","latestIssueDate":"2016-06-07","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","units":4,"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":["$13,501 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$13,501.03 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-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 (140 N FLOWERS MILL RD, LANGHORNE PA, 19047).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 7, 2022.","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 #786830: Inactive since Oct 20, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 13, 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. 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"}]}