{"asOf":"2026-07-26T05:53:33.587Z","block":"1200-1299 E PALMER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-e-palmer-st","address":"1250 E PALMER ST","parcelNumber":"181129600","source":"https://property.phila.gov/?p=181129600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H40","buildingCodeNew":"32","buildingClass":"SEMI/DET 2.5 STY MASONRY","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"House","owner":"CUNNINGHAM BARBARA","coOwner":null,"marketValue":364800,"landAssessment":72960,"improvementAssessment":291840,"livableArea":1260,"yearBuilt":1920,"lastSale":{"price":1,"date":"2023-07-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-090759","date":"2022-12-01","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-090757","date":"2022-12-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-12-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-090758","date":"2022-12-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-090760","date":"2022-12-01","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045984","date":"2023-06-30","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"CLOSED","resolutionDate":"2023-11-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-045985","date":"2023-06-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2023-11-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-045986","date":"2023-06-30","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"},{"number":"VI-2023-045994","date":"2023-06-30","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"},{"number":"VI-2023-045995","date":"2023-06-30","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"},{"number":"VI-2023-045996","date":"2023-06-30","code":"B-3309.1","title":"FIRE EXTINGUISHERS REQUIRED DURING CONSTRUCTION\n","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"},{"number":"VI-2023-046923","date":"2023-07-06","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2023-07-06","resolution":"SVN ISSUED"},{"number":"VI-2023-066286","date":"2023-08-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-09-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-120910","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-06","completedDate":"2024-11-16","violations":[{"number":"VI-2022-090759","date":"2022-12-01","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-090757","date":"2022-12-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-12-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-090758","date":"2022-12-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-090760","date":"2022-12-01","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2023-061292","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-30","completedDate":"2023-11-01","violations":[{"number":"VI-2023-045984","date":"2023-06-30","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"CLOSED","resolutionDate":"2023-11-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-045985","date":"2023-06-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2023-11-01","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2023-061582","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-30","completedDate":"2024-08-16","violations":[{"number":"VI-2023-045986","date":"2023-06-30","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"}]},{"number":"CF-2023-061583","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-30","completedDate":"2023-09-01","violations":[{"number":"VI-2023-045994","date":"2023-06-30","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"}]},{"number":"CF-2023-061584","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-30","completedDate":"2024-08-16","violations":[{"number":"VI-2023-045995","date":"2023-06-30","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"}]},{"number":"CF-2023-061587","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CANCELLED","createdDate":"2023-06-30","completedDate":"2024-08-15","violations":[{"number":"VI-2023-045996","date":"2023-06-30","code":"B-3309.1","title":"FIRE EXTINGUISHERS REQUIRED DURING CONSTRUCTION\n","status":"SVN ISSUED","resolutionDate":"2023-06-30","resolution":"SVN ISSUED"}]},{"number":"CF-2023-063003","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CANCELLED","createdDate":"2023-07-06","completedDate":"2024-08-15","violations":[{"number":"VI-2023-046923","date":"2023-07-06","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2023-07-06","resolution":"SVN ISSUED"}]},{"number":"CF-2023-090127","type":"NOTICE OF VIOLATION","priority":"HAZARDOUS","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-31","completedDate":"2023-09-27","violations":[{"number":"VI-2023-066286","date":"2023-08-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-09-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":4,"worst":null},{"y":2023,"n":8,"worst":null}],"investigations":[{"caseNumber":"CF-2022-120910","date":"2022-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-061292","date":"2023-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-061582","date":"2023-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-061583","date":"2023-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-061584","date":"2023-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-061587","date":"2023-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063003","date":"2023-07-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-090127","date":"2023-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-090127","date":"2023-09-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-061292","date":"2023-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-120910","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":7,"passes":2},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.972197126570904,"lng":-75.12935809319923,"geom":{"type":"Polygon","coordinates":[[[-75.129478338,39.972191774],[-75.129271818,39.972263488],[-75.129236474,39.97220335],[-75.129445436,39.972130311],[-75.129478338,39.972191774]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":1,"stories":3,"lotArea":1536,"zoning":"RSA5","grade":"C","basement":"C","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"108 OCEAN RD, OCEAN CITY NJ, 08226","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLISION OF EXISTING STRUCTURE ON SITE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE ROOF DECK ACCESSED BY A PILOTHOUSE.(SIZE AND LOCATION AS SHOWN ON THE PLAN)\nFOR USE MULTI-FAMILY (4 UNITS) HOUSEHOLD LIVING.","status":"OPEN","outcome":"Dismissed","date":"2017-10-04","number":"30474","relatedPermit":"748473"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-31","number":"HA-2023-003742","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-31","number":"HA-2023-003744","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-31","number":"HA-2023-003746","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-31","number":"HA-2023-003747","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":175000,"taxable":175000,"land":26726,"improvement":148274,"taxableLand":26726,"taxableImprovement":148274,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":175000,"taxable":175000,"land":52500,"improvement":122500,"taxableLand":52500,"taxableImprovement":122500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":175000,"taxable":175000,"land":52500,"improvement":122500,"taxableLand":52500,"taxableImprovement":122500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":226700,"taxable":226700,"land":68010,"improvement":158690,"taxableLand":68010,"taxableImprovement":158690,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":244300,"taxable":244300,"land":73290,"improvement":171010,"taxableLand":73290,"taxableImprovement":171010,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":244300,"taxable":244300,"land":73290,"improvement":171010,"taxableLand":73290,"taxableImprovement":171010,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":244300,"taxable":244300,"land":73290,"improvement":171010,"taxableLand":73290,"taxableImprovement":171010,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":306500,"taxable":306500,"land":61300,"improvement":245200,"taxableLand":61300,"taxableImprovement":245200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":306500,"taxable":306500,"land":61300,"improvement":245200,"taxableLand":61300,"taxableImprovement":245200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":347000,"taxable":347000,"land":69400,"improvement":277600,"taxableLand":69400,"taxableImprovement":277600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":347000,"taxable":247000,"land":69400,"improvement":277600,"taxableLand":69400,"taxableImprovement":177600,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":364800,"taxable":264800,"land":72960,"improvement":291840,"taxableLand":72960,"taxableImprovement":191840,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3458,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-009127","date":"2022-08-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-20","scope":"FOR THE PARTIAL DEMOLITION OF THE EXISTING ATTACHED STRUCTURE, & THE ERECTION OF AN ADDITION AT THE REAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. NO CHANGE IN HEIGHT."},{"number":"RP-2022-005825","date":"2022-11-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-02-20","scope":"For the erection of an addition and interior alterations to an existing semi-detached single family dwelling per plans. Exterior finishes and window cladding to be approved by the Philadelphia Historic Commission. Separate permits are required for all associated MEP work. Amend Permit 1/30/2024 to include underpinning. See SP-2023-000807. AMENDMENT (2/29/2024) TO CHANGE FOUNDATION WALL TO REINFORCED CONCRETE AS PER REVISED PLANS. Amend Permit 1/29/2025 to document the change in Special Inspetor."},{"number":"SP-2023-000807","date":"2023-12-06","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-02-19","scope":"FOR THE EXCAVATION AND UNDERPINNING TO AN EXISTING STRUCTURE. SEE RP-2022-005825 FOR AMENDED BUILDING PERMIT AND SEE ZP-2022-009127 FOR ZONING PERMIT. FOR A SINGLE-FAMILY HOUSEHOLD LIVING. AS PER APPROVED PLANS."},{"number":"PP-2024-005587","date":"2024-04-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-19","scope":"Installation of plumbing fixtures with new piping for a single family dwelling with 2.5BA 11 FIXTURES"},{"number":"EP-2024-004009","date":"2024-05-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-16","scope":"Install 200 amp service and New grounding System as Per NEC 2017 Code , Install New Lights And Switches and outlets , Install New Smoke Detector and carbon Detector"},{"number":"MP-2024-001472","date":"2024-05-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-19","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install 90% 90K BTU furnace, 3 ton condenser in the backyard, ductwork, and 9 diffusers The condenser heat pump will be on the left side rear of property. Vents for the dryer and exhaust fan will exit through the roof AS PER PHC APPROVAL"}],"storyTag":"New construction","storyDelta":0.74,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 7 failed, 2 passed"},{"y":2023,"k":"permit","w":"Foundation"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"590014","type":"Rental","status":"Inactive","businessName":"PURCELL JULIE PURCELL JOSEPH","legalName":"PURCELL JULIE PURCELL JOSEPH","address":"1250 E PALMER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-04-15","latestIssueDate":"2017-04-13","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"912729","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Elizabeth Cunningham","legalName":"Elizabeth Cunningham","address":"1250 E PALMER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-12-19","latestIssueDate":"2022-12-19","expirationDate":"2023-12-18","inactiveDate":"2024-02-16"}],"licenseActivity":[{"number":"912729","type":"Vacant Residential Property / Lot","businessName":"Elizabeth Cunningham","legalName":"Elizabeth Cunningham","issuedDate":"2022-12-19","latestIssueDate":"2022-12-19","closureDate":"2024-02-16","expirationDate":"2023-12-18","inactiveDate":"2024-02-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"590014","type":"Rental","businessName":"PURCELL JULIE PURCELL JOSEPH","legalName":"PURCELL JULIE PURCELL JOSEPH","issuedDate":"2013-04-15","latestIssueDate":"2017-04-13","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023","4 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30474: OPEN · Dismissed; related permit 748473.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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 #912729: Inactive since Feb 16, 2024","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 8 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. 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"}]}