{"asOf":"2026-07-26T18:57:44.312Z","block":"1400-1499 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-howard-st","address":"1411 N HOWARD ST","parcelNumber":"182051805","source":"https://property.phila.gov/?p=182051805","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P56","buildingCodeNew":"25","buildingClass":"ROW W/GAR 3 STY FRAME","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SULEK MARK","coOwner":null,"marketValue":620000,"landAssessment":124000,"improvementAssessment":496000,"livableArea":1611,"yearBuilt":2017,"lastSale":{"price":1,"date":"2020-03-26T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97230672065151,"lng":-75.13606495869438,"geom":{"type":"Polygon","coordinates":[[[-75.136158667,39.97230014],[-75.136144822,39.972345009],[-75.13597125,39.972313302],[-75.135985096,39.972268432],[-75.136158667,39.97230014]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":3,"baths":3,"stories":2,"lotArea":1110,"zoning":"RSA5","grade":"B","basement":"E","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":1,"homestead":false,"mail":"1411 N HOWARD ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO ATTACHED STRUCTURES (MAXIMUM HEIGHT NTE 38 FEET) WITH ELEVEN ROOF DECKS COMBINED ON BOTH STRUCTURES, WITH INTERIO PARKING FOR ELEVEN VEHICLES ACCESSED BY A SHARDED DRIVEWAY EASEMENT.FOR USE AS ELEVEN DWELLING ","status":"CLOSED","outcome":"Granted","date":"2016-05-11","number":"26975","relatedPermit":"660122"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8900,"taxable":8900,"land":8900,"improvement":0,"taxableLand":8900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":8900,"taxable":8900,"land":8900,"improvement":0,"taxableLand":8900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":8900,"taxable":8900,"land":8900,"improvement":0,"taxableLand":8900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":500000,"taxable":145000,"land":145000,"improvement":355000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":355000},{"y":2021,"v":500000,"taxable":145000,"land":145000,"improvement":355000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":355000},{"y":2022,"v":500000,"taxable":145000,"land":145000,"improvement":355000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":355000},{"y":2023,"v":568700,"taxable":113740,"land":113740,"improvement":454960,"taxableLand":113740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454960},{"y":2024,"v":568700,"taxable":113740,"land":113740,"improvement":454960,"taxableLand":113740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454960},{"y":2025,"v":670900,"taxable":134100,"land":134100,"improvement":536800,"taxableLand":134100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":536800},{"y":2026,"v":670900,"taxable":134100,"land":134100,"improvement":536800,"taxableLand":134100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":536800},{"y":2027,"v":620000,"taxable":124000,"land":124000,"improvement":496000,"taxableLand":124000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":496000}],"taxNow":1877,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"626100","date":"2015-10-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-10-09","scope":"RELOCATION OF LOT LINES TO CONSOLIDATE 9 LOTS INTO 2 LOTS EXISTING IN 8 OPA ACCPUNT NUMBERS."},{"number":"650761","date":"2015-11-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-09","scope":"FOR USE AS A VACANT LOT"},{"number":"660122","date":"2016-06-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-07","scope":"ERECTION OF TWO ATTACHED STRUCTURES (MAXIMUM HEIGHT NTE 38 FEET) WITH ELEVEN ROOF DECKS COMBINED ON BOTH STRUCTURES, WITH INTERIOR PARKING FOR ELEVEN VEHICLES ACCESSED BY A SHARDED DRIVEWAY EASEMENT.FOR USE AS ELEVEN DWELLING UNITS ON THE LOT."},{"number":"783919","date":"2017-05-16","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-05-16","scope":"CHANGE TO LOCATION OF PILOT HOUSE FOR 11 SINGLE FAMILY DWELLINGS"},{"number":"771976","date":"2017-07-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2019-02-19","scope":"CONSTRUCTION OF (2) THREE STORY BUILDINGS LOCATED ON A SINGLE DEEDED LOT. BUILDING #1 SHALL HAVE FIVE DWELLING UNITS, EACH CONTAINING CELLAR, PRIVATE ROOF DECK AND ACCESS PILOT HOUSE. BUILDING #2 SHALL HAVE SIX DWELLING UNITS, WITH UNITS A6, A8, A9, A10, A11 HAVING CELLAR, ROOF DECK, AND ACCESS PILOT HOUSES. UNIT A7 SHALL BE TWO STORY AND CONSTRUCTED ABOVE"},{"number":"826478","date":"2017-10-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-26","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK (SFD)"},{"number":"819707","date":"2017-11-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"THE INSTALLATION OF AN ONE (1) INCH COMBINED SERVICE LINES FOR FIRE & DOMESTIC SUPPLY LINE MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AN DAPPROVED BUILDING PERMIT. ANY DEVIATION WILL REQUIRE A SEPERATE PERMIT."},{"number":"829311","date":"2017-12-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"NEW CONSTRUCTION: INSTALL 200A SERVICE- 120/240V, 7- SMOKE ALARMS, 40- OUTLETS, 35- LIGHTS, 22- SWITCHES, 8- GFI'S, 1- 30A A/C UNIT.... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"841469","date":"2017-12-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-09","scope":"INSTALL NEW 1\" COMBO WATER SERVICE AND CURB TRAP, FRESH AIR INLET AND SEWER INTO BUILDING- PA ONE CALL #2017-3391044"},{"number":"841474","date":"2017-12-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"INSTALL NEW PLUMBING SYSTEM FOR KITCHEN SINK, WASHING MACHINE, 4- TOILETS, 2-BATHTUBS- 1- SHOWER, 5- LAVATORIES, 2- HOSE BIBBS"},{"number":"823548","date":"2018-02-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"CERTIFICATE OF OCCUPANCY ONLY. ALL WORK COMPLETED UNDER PERMIT AP# 771976"},{"number":"830842","date":"2018-02-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"CERTIFICATE OF OCCUPANCY ASSOCIATED WITH A/P NO 771976 FOR 1414 HOPE STREET (UNIT A9). THREE (3) STORY STRUCTURE WITH A ROOF DECK, PILOT HOUSE AND ONE (1) INTERIOR PARKING SPACE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"830841","date":"2018-02-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"CERTIFICATE OF OCCUPANCY ASSOCIATED WITH A/P NO 771976 FOR 1412 HOPE STREET (UNIT A10). THREE (3) STORY STRUCTURE WITH A ROOF DECK, PILOT HOUSE AND ONE (1) INTERIOR PARKING SPACE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"830840","date":"2018-02-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"CERTIFICATE OF OCCUPANCY ASSOCIATED WITH A/P NO 771976 FOR 1410 HOPE STREET (UNIT A11). THREE (3) STORY STRUCTURE WITH A ROOF DECK, PILOT HOUSE AND ONE (1) INTERIOR PARKING SPACE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"830843","date":"2018-03-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"CERTIFICATE OF OCCUPANCY ASSOCIATED WITH A/P NO 771976 FOR 1416 HOPE STREET (UNIT A8). THREE (3) STORY STRUCTURE WITH A ROOF DECK, PILOT HOUSE AND ONE (1) INTERIOR PARKING SPACE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"830837","date":"2018-03-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-28","scope":"CERTIFICATE OF OCCUPANCY ASSOCIATED WITH A/P NO 771976 FOR 1418 AND 1420 HOPE STREET (UNITS A7 AND A6). THREE (3) STORY STRUCTURE, PARTIALLY OVER A COMMON DRIVE AISLE WITH A ROOF DECK AND PILOT HOUSE. FOR USE AS TWO FAMILY HOUSEHOLD LIVING."},{"number":"832207","date":"2018-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-28","scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D."},{"number":"864979","date":"2018-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. SEE AP#832207 FOR PLANS AND CALCULATIONS."},{"number":"832209","date":"2018-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13D TO INCLUDE A 1-INCH COMBINED SERVICE LINE."},{"number":"839190","date":"2018-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13D TO INCLUDE A 1-INCH COMBINED SERVICE LINE. (SEE PLANS UNDER AP#832101.)"},{"number":"874387","date":"2018-05-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"1HVAC UNIT"},{"number":"876279","date":"2018-05-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK. (SFD)"},{"number":"876282","date":"2018-05-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-28","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK. (SFD)"},{"number":"876203","date":"2018-05-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK (SFD)"},{"number":"882849","date":"2018-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"200A SERVICE- 120/240V, 7- SMOKE ALARMS, 40- OUTLETS, 35- LIGHTS, 22- SWITCHES, 8- GFI'S, 1- 30A A/C UNIT... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"882848","date":"2018-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"200A SERVICE- 120/240V, 7- SMOKE ALARMS, 40- OUTLETS, 35- LIGHTS, 22- SWITCHES, 8- GFI'S, 1- 30A A/C UNIT... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"882847","date":"2018-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"200A SERVICE- 120/240V, 7- SMOKE ALARMS, 40- OUTLETS, 35- LIGHTS, 22- SWITCHES, 8- GFI'S, 1- 30A A/C UNIT... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"882846","date":"2018-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"200A SERVICE- 120/240V, 7- SMOKE ALARMS, 40- OUTLETS, 35- LIGHTS, 22- SWITCHES, 8- GFI'S, 1- 30A A/C UNIT... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"911271","date":"2018-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-21","scope":"NEW CONSTRUCTION (SFD) HOUSE TRAP, HOUSE DRAIN, FRESH AIR INLET 1\" WATER SERVICE - PA1# 2018-2342835 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"911272","date":"2018-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-28","scope":"NEW CONSTRUCTION (SFD) HOUSE TRAP, HOUSE DRAIN, FRESH AIR INLET 1\" WATER SERVICE - PA1# 2018-2342835 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"911273","date":"2018-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"NEW CONSTRUCTION (SFD) HOUSE TRAP, HOUSE DRAIN, FRESH AIR INLET 1\" WATER SERVICE - PA1# 2018-2342835 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"911274","date":"2018-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"NEW CONSTRUCTION (SFD) HOUSE TRAP, HOUSE DRAIN, FRESH AIR INLET 1\" WATER SERVICE - PA1# 2018-2342835 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"911195","date":"2018-09-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"AMEND THE LOCATION FOR A/P 832207, THE CORRECT AKA ADDRESS IS 1418 HOPE STREET UNIT A7"},{"number":"911198","date":"2018-09-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"AMEND THE LOCATION FOR A/P 864979, THE CORRECT AKA ADDRESS IS 1420 HOPE STREET UNIT A6"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"}],"rented":false,"licenses":[{"number":"891571","type":"Rental","status":"Inactive","businessName":"1411 N Howard St Property Rental","legalName":"1411 N Howard St Property Rental","address":"1411 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-04-07","latestIssueDate":"2022-04-07","expirationDate":"2023-04-06","inactiveDate":"2023-06-05"}],"licenseActivity":[{"number":"891571","type":"Rental","businessName":"1411 N Howard St Property Rental","legalName":"1411 N Howard St Property Rental","issuedDate":"2022-04-07","latestIssueDate":"2022-04-07","closureDate":"2023-06-05","expirationDate":"2023-04-06","inactiveDate":"2023-06-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 5518% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $8,900 to $500,000","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26975: CLOSED · Granted; related permit 660122. Use permit #650761: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"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/"}],"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"}]}