{"asOf":"2026-07-27T23:42:50.223Z","block":"1900-1999 N 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-2nd-st","address":"1921 N 2ND ST","parcelNumber":"183277600","source":"https://property.phila.gov/?p=183277600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"TWO STREET PROPERTIES LLC","coOwner":null,"marketValue":535100,"landAssessment":107020,"improvementAssessment":428080,"livableArea":2036,"yearBuilt":1920,"lastSale":{"price":185000,"date":"2022-08-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"4203774","date":"2017-01-19","code":"9-3904","title":"VACANT LOT LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2020-050090","date":"2020-11-30","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-001035","date":"2021-01-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-051863","date":"2023-07-17","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2023-07-18","resolution":"SVN ISSUED"},{"number":"VI-2026-018068","date":"2026-03-30","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-05-18","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"570231","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-01-23","completedDate":"2017-02-13","violations":[{"number":"4203774","date":"2017-01-19","code":"9-3904","title":"VACANT LOT LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-083787","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-01","completedDate":"2020-12-29","violations":[{"number":"VI-2020-050090","date":"2020-11-30","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2020-12-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-001597","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-08","completedDate":"2023-07-18","violations":[{"number":"VI-2021-001035","date":"2021-01-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-07-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-068401","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-07-18","completedDate":null,"violations":[{"number":"VI-2023-051863","date":"2023-07-17","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2023-07-18","resolution":"SVN ISSUED"}]},{"number":"CF-2026-029471","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-30","completedDate":"2026-05-18","violations":[{"number":"VI-2026-018068","date":"2026-03-30","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-05-18","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"570231","date":"2017-01-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"570231","date":"2017-02-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-083787","date":"2020-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-083787","date":"2020-12-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-001597","date":"2021-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001597","date":"2023-07-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-068401","date":"2023-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-029471","date":"2026-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-029471","date":"2026-05-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":9497.91,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":9497.91,"principalDue":5997.53,"penaltyDue":600.47,"interestDue":1176.82,"otherChargesDue":1723.09,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-01-28","assessmentYear":2022,"totalAssessment":188600,"taxableAssessment":188600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2640.02,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97974037319022,"lng":-75.1371489520866,"geom":{"type":"Polygon","coordinates":[[[-75.137039426,39.979751727],[-75.137047695,39.979702362],[-75.137260002,39.979729571],[-75.137249353,39.979778155],[-75.137039426,39.979751727]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-033175","type":"Fire Alarm Certification","inspectionDate":"2024-12-13","result":"Certified","expirationDate":"2025-12-13","buildingId":"1059353"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":5,"baths":3,"stories":3,"lotArea":1092,"zoning":"CMX2.5","grade":"C","basement":"B","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"1083 GLEN OAK DR, YARDLEY PA, 19067","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] APPLICATION IS FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS) IN AN EXISTING STRUCTURE.\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Ph","status":"Completed","outcome":"Granted with conditions","date":"2023-11-29","number":"ZP-2023-005760","relatedPermit":"ZP-2023-005760"}],"taxYears":[{"year":2011,"total":111.43,"principal":0,"interest":62.72,"penalty":11.71},{"year":2012,"total":93.67,"principal":0,"interest":47.67,"penalty":11.71},{"year":2013,"total":224.24,"principal":0,"interest":125.32,"penalty":44.8},{"year":2014,"total":498.58,"principal":0,"interest":217.16,"penalty":118.66},{"year":2015,"total":1199.19,"principal":667,"interest":144.85,"penalty":117.64},{"year":2016,"total":1923.12,"principal":1685.43,"interest":25.28,"penalty":16.85}],"taxNet":4050.23,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":104700,"taxable":104700,"land":7425,"improvement":97275,"taxableLand":7425,"taxableImprovement":97275,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":104700,"taxable":104700,"land":31410,"improvement":73290,"taxableLand":31410,"taxableImprovement":73290,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":104700,"taxable":104700,"land":31410,"improvement":73290,"taxableLand":31410,"taxableImprovement":73290,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":190000,"taxable":190000,"land":57000,"improvement":133000,"taxableLand":57000,"taxableImprovement":133000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":188600,"taxable":188600,"land":56580,"improvement":132020,"taxableLand":56580,"taxableImprovement":132020,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":188600,"taxable":188600,"land":56580,"improvement":132020,"taxableLand":56580,"taxableImprovement":132020,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":188600,"taxable":188600,"land":56580,"improvement":132020,"taxableLand":56580,"taxableImprovement":132020,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":100000,"taxable":100000,"land":20000,"improvement":80000,"taxableLand":20000,"taxableImprovement":80000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":100000,"taxable":100000,"land":20000,"improvement":80000,"taxableLand":20000,"taxableImprovement":80000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":369300,"taxable":369300,"land":73860,"improvement":295440,"taxableLand":73860,"taxableImprovement":295440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":369300,"taxable":369300,"land":73860,"improvement":295440,"taxableLand":73860,"taxableImprovement":295440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":535100,"taxable":535100,"land":107020,"improvement":428080,"taxableLand":107020,"taxableImprovement":428080,"exemptLand":0,"exemptImprovement":0}],"taxNow":5169,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-006224","date":"2022-08-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Multi-Family"},{"number":"ZP-2023-007197","date":"2023-07-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"CP-2023-002403","date":"2023-09-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-03-25","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY IN EXISTING THREE STORY BUILDING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13 AND 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"MP-2023-004168","date":"2023-10-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-12","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-002403"},{"number":"EP-2023-009050","date":"2023-10-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-19","scope":"Electrical Permit for combo CP-2023-002403"},{"number":"ZP-2023-005760","date":"2023-11-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"PP-2023-013113","date":"2023-12-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-25","scope":"Plumbing Permit (Interior) for combo CP-2023-002403"},{"number":"PP-2023-013112","date":"2023-12-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-25","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2023-002403"},{"number":"CP-2024-000004","date":"2024-01-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-24","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY IN EXISTING THREE STORY BUILDING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 4/15/24 - REVISE STRUCTURAL FRAMING PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"FP-2024-000079","date":"2024-01-31","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-12","scope":"Fire Suppression System Permit for combo CP-2024-000004"},{"number":"PP-2024-000622","date":"2024-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-14","scope":"Plumbing Permit (Water Distribution) for combo CP-2024-000004"},{"number":"PP-2024-000623","date":"2024-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-28","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2024-000004"},{"number":"MP-2024-000630","date":"2024-02-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-02-03","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. ** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"PP-2024-001927","date":"2024-03-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-12","scope":"INATALL 3 WATER CLOSETS, 3 LAVATORIES, 3 SHOWER/TUBS, 3 FLOOR DRAINS, 2 WASHING MACHINE BOXES, 3 KITCHEN SINKS, 3 DISHWASHER, 2 ROOF DRAINS AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"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":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"1011842","type":"Rental","status":"Active","businessName":"Two Street Properties LLC","legalName":"Two Street Properties LLC","address":"1921 N 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-07-02","latestIssueDate":"2026-07-02","expirationDate":"2027-07-01","inactiveDate":null}],"licenseActivity":[{"number":"1011842","type":"Rental","businessName":"Two Street Properties LLC","legalName":"Two Street Properties LLC","issuedDate":"2026-07-02","latestIssueDate":"2026-07-02","closureDate":null,"expirationDate":"2027-07-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"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":["$9,498 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","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":"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":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $369,300 to $535,100","no permit shown in 2026-2028"],"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 #ZP-2023-005760: Completed · Granted with conditions; related permit ZP-2023-005760. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2023-002403 (Expired), PP-2023-013113 (Expired), PP-2023-013112 (Expired), MP-2024-000630 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 13, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$9,497.91 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","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 (1083 GLEN OAK DR, YARDLEY PA, 19067).","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":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 18, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}