{"asOf":"2026-07-29T09:01:09.769Z","block":"2200-2299 N BOUVIER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-bouvier-st","address":"2261 N BOUVIER ST","parcelNumber":"161213400","source":"https://property.phila.gov/?p=161213400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"CAPUTO DANIEL J JR","coOwner":null,"marketValue":131800,"landAssessment":26360,"improvementAssessment":105440,"livableArea":1016,"yearBuilt":1915,"lastSale":{"price":75000,"date":"2019-06-06T04:00:00Z"},"openViolations":4,"violations":[{"number":"3095148","date":"2014-01-07","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3095150","date":"2014-01-07","code":"PM-405.3/15","title":"INT-BATHRM REPAIR BATH/SHW-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3095149","date":"2014-01-07","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3095147","date":"2014-01-07","code":"PM-302.4/4","title":"DRAINAGE-GRADE YARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3100144","date":"2014-01-07","code":"PM-406.2/11","title":"HEAT ELECT SYSTEM DEFECTIV-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205568","date":"2014-06-04","code":"PM-407.2/9","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205566","date":"2014-06-04","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205553","date":"2014-06-04","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205555","date":"2014-06-04","code":"PM-405.3/23","title":"INT-BATHRM TOILET LEAK RPR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3556238","date":"2015-03-27","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3875506","date":"2015-09-28","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875511","date":"2015-09-28","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875510","date":"2015-09-28","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875509","date":"2015-09-28","code":"PM15-305.6","title":"INTERIOR DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875507","date":"2015-09-28","code":"PM15-304.3","title":"EXTERIOR STRUCT  IDENTIF","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875508","date":"2015-09-28","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2024-046382","date":"2024-06-06","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-046383","date":"2024-06-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-046384","date":"2024-06-06","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-046385","date":"2024-06-06","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-083940","date":"2025-10-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"415679","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-07","completedDate":"2014-03-24","violations":[{"number":"3095148","date":"2014-01-07","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3095150","date":"2014-01-07","code":"PM-405.3/15","title":"INT-BATHRM REPAIR BATH/SHW-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3095149","date":"2014-01-07","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3095147","date":"2014-01-07","code":"PM-302.4/4","title":"DRAINAGE-GRADE YARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"415685","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-07","completedDate":"2015-02-26","violations":[{"number":"3100144","date":"2014-01-07","code":"PM-406.2/11","title":"HEAT ELECT SYSTEM DEFECTIV-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"435293","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-05","completedDate":"2014-08-14","violations":[{"number":"3205568","date":"2014-06-04","code":"PM-407.2/9","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205566","date":"2014-06-04","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205553","date":"2014-06-04","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3205555","date":"2014-06-04","code":"PM-405.3/23","title":"INT-BATHRM TOILET LEAK RPR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"472703","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-03-27","completedDate":"2015-09-08","violations":[{"number":"3556238","date":"2015-03-27","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"504215","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-09-29","completedDate":"2016-08-10","violations":[{"number":"3875506","date":"2015-09-28","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875511","date":"2015-09-28","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875510","date":"2015-09-28","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875509","date":"2015-09-28","code":"PM15-305.6","title":"INTERIOR DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875507","date":"2015-09-28","code":"PM15-304.3","title":"EXTERIOR STRUCT  IDENTIF","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3875508","date":"2015-09-28","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-057718","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-06-06","completedDate":null,"violations":[{"number":"VI-2024-046382","date":"2024-06-06","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-046383","date":"2024-06-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-046384","date":"2024-06-06","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-046385","date":"2024-06-06","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-116847","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-23","completedDate":"2026-06-30","violations":[{"number":"VI-2025-083940","date":"2025-10-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2014,"n":9,"worst":null},{"y":2015,"n":7,"worst":null},{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"415679","date":"2014-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415685","date":"2014-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415685","date":"2014-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415679","date":"2014-02-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415685","date":"2014-02-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"415679","date":"2014-03-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"435293","date":"2014-06-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"415685","date":"2015-02-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"472703","date":"2015-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472703","date":"2015-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472703","date":"2015-09-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"504215","date":"2015-09-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"504215","date":"2015-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"504215","date":"2016-03-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"504215","date":"2016-05-25","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"535306","date":"2016-07-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"504215","date":"2016-08-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-057718","date":"2024-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057718","date":"2024-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057718","date":"2025-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116847","date":"2025-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057718","date":"2025-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057718","date":"2026-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116847","date":"2026-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116847","date":"2026-06-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":4,"passes":2},{"y":2015,"fails":4,"passes":2},{"y":2016,"fails":0,"passes":2},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98827896074212,"lng":-75.1616494839763,"geom":{"type":"Polygon","coordinates":[[[-75.161560324,39.988287078],[-75.161568918,39.988249117],[-75.161737814,39.988270319],[-75.161729776,39.988309131],[-75.161560324,39.988287078]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":2,"lotArea":680,"zoning":"RSA5","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"5","intCond":"3","garage":null,"homestead":false,"mail":"11813 BASILE RD, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":609.67,"principal":333.48,"interest":35.01,"penalty":23.34},{"year":2016,"total":608.9,"principal":471.69,"interest":11.32,"penalty":4.72}],"taxNet":1218.57,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64400,"taxable":64400,"land":2855,"improvement":61545,"taxableLand":2855,"taxableImprovement":61545,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64400,"taxable":64400,"land":9177,"improvement":55223,"taxableLand":9177,"taxableImprovement":55223,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64400,"taxable":64400,"land":9177,"improvement":55223,"taxableLand":9177,"taxableImprovement":55223,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":92400,"taxable":92400,"land":13167,"improvement":79233,"taxableLand":13167,"taxableImprovement":79233,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":68900,"taxable":68900,"land":9818,"improvement":59082,"taxableLand":9818,"taxableImprovement":59082,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68900,"taxable":68900,"land":9818,"improvement":59082,"taxableLand":9818,"taxableImprovement":59082,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":68900,"taxable":68900,"land":9818,"improvement":59082,"taxableLand":9818,"taxableImprovement":59082,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":122100,"taxable":122100,"land":24420,"improvement":97680,"taxableLand":24420,"taxableImprovement":97680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":122100,"taxable":122100,"land":24420,"improvement":97680,"taxableLand":24420,"taxableImprovement":97680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":136500,"taxable":136500,"land":27300,"improvement":109200,"taxableLand":27300,"taxableImprovement":109200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":136500,"taxable":136500,"land":27300,"improvement":109200,"taxableLand":27300,"taxableImprovement":109200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":131800,"taxable":131800,"land":26360,"improvement":105440,"taxableLand":26360,"taxableImprovement":105440,"exemptLand":0,"exemptImprovement":0}],"taxNow":1911,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"151514","date":"2008-05-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-01-27","scope":"INTERIOR ALTERATIONS TO 0NE DWELLING UNITS. APPLICANTS AGGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR DATED FEBRUARY 2007. ANY DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES"},{"number":"152812","date":"2008-05-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REHAB VACANT HOUSE (200 ANP SVS ) (NORTH DIST)"},{"number":"162968","date":"2008-07-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-12-26","scope":"NEW 200 AMP SERVICE - WIRE SINGLE FAMILY TO CODE AS PER 2005 NEC (NORTH DIST)"},{"number":"161589","date":"2008-07-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"REPLACE HOUSE DRAIN,FIXTURES AND WATER DISTRIBUTION LINE"},{"number":"164615","date":"2008-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-05","scope":"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB. 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES."}],"storyTag":"Renovated & sold on","storyDelta":2.78,"timeline":[{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"9 L&I violations"},{"y":2015,"k":"viol","w":"7 L&I violations"},{"y":2016,"k":"insp","w":"Inspection passed ×2"},{"y":2019,"k":"sale","p":75000},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"240317","type":"Rental","status":"Closed","businessName":"TYRON/SANDRA LEWIS","legalName":"TYRON/SANDRA LEWIS","address":"2261 N BOUVIER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-10-22","latestIssueDate":"2006-08-08","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"448211","type":"Rental","status":"Closed","businessName":"WALNUT WALES LLC","legalName":"WALNUT WALES LLC","address":"2261 N BOUVIER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-06-09","latestIssueDate":"2018-03-09","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"818461","type":"Rental","status":"Inactive","businessName":"Daniel Caputo","legalName":"Daniel Caputo","address":"2261 N BOUVIER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-07-18","latestIssueDate":"2023-06-06","expirationDate":"2024-07-17","inactiveDate":"2024-09-15"}],"licenseActivity":[{"number":"818461","type":"Rental","businessName":"Daniel Caputo","legalName":"Daniel Caputo","issuedDate":"2019-07-18","latestIssueDate":"2023-06-06","closureDate":"2024-09-15","expirationDate":"2024-07-17","inactiveDate":"2024-09-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"448211","type":"Rental","businessName":"WALNUT WALES LLC","legalName":"WALNUT WALES LLC","issuedDate":"2008-06-09","latestIssueDate":"2018-03-09","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"240317","type":"Rental","businessName":"TYRON/SANDRA LEWIS","legalName":"TYRON/SANDRA LEWIS","issuedDate":"2003-10-22","latestIssueDate":"2006-08-08","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["4 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"urgent","title":"4 open L&I violations","finding":"21 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 30, 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/"}],"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"}]}