{"asOf":"2026-07-24T04:21:10.111Z","block":"1900-1999 N 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-7th-st","address":"1949 N 7TH ST","parcelNumber":"202014700","source":"https://property.phila.gov/?p=202014700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"1949 N 7TH STREET LLC","coOwner":null,"marketValue":963000,"landAssessment":192600,"improvementAssessment":770400,"livableArea":3134,"yearBuilt":2020,"lastSale":{"price":107500,"date":"2019-02-28T05:00:00Z"},"openViolations":7,"violations":[{"number":"541237","date":"2007-04-12","code":"PM-307.1/12","title":"WALL PARTIALLY 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OWNER REPAIR"},{"number":"VI-2026-044328","date":"2026-06-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044345","date":"2026-06-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044346","date":"2026-06-16","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044347","date":"2026-06-16","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044348","date":"2026-06-16","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044327","date":"2026-06-16","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2008,"n":3,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"12532","date":"2003-07-17","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"108509","date":"2007-04-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"108509","date":"2007-04-12","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"160799","date":"2008-05-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"160799","date":"2009-02-05","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"160799","date":"2009-02-05","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"160799","date":"2009-02-05","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"160799","date":"2009-02-05","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"160799","date":"2009-02-05","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"CF-2026-071495","date":"2026-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-071495","date":"2026-07-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":5},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981532643876115,"lng":-75.14583166250114,"geom":{"type":"Polygon","coordinates":[[[-75.145674154,39.981537494],[-75.145681986,39.981493391],[-75.145990533,39.981528521],[-75.145982601,39.981571478],[-75.145674154,39.981537494]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-012922","type":"Sprinkler Certification","inspectionDate":"2023-08-22","result":"Certified","expirationDate":"2024-08-22","buildingId":"1547293"},{"number":"BC-2024-024703","type":"Sprinkler Certification","inspectionDate":"2024-07-18","result":"Certified","expirationDate":"2025-07-18","buildingId":"1547293"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":5,"baths":4,"stories":3,"lotArea":1392,"zoning":"RM1","grade":null,"basement":"A","heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"307 AVON ST, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[],"taxYears":[{"year":1978,"total":1501.72,"principal":218.34,"interest":625.54,"penalty":15.28},{"year":1979,"total":720.43,"principal":184.24,"interest":516.79,"penalty":12.9},{"year":1980,"total":741.49,"principal":191.74,"interest":526.33,"penalty":13.42},{"year":1981,"total":797.01,"principal":209.59,"interest":562.75,"penalty":14.67},{"year":1982,"total":784.44,"principal":209.59,"interest":550.18,"penalty":14.67},{"year":1983,"total":819.84,"principal":222.79,"interest":571.45,"penalty":15.6},{"year":1984,"total":563.16,"principal":154.73,"interest":387.6,"penalty":10.83},{"year":1985,"total":493.46,"principal":137.54,"interest":336.29,"penalty":9.63},{"year":1986,"total":425.8,"principal":120.35,"interest":287.03,"penalty":8.42},{"year":1987,"total":208.43,"principal":58.45,"interest":135.89,"penalty":4.09},{"year":1988,"total":193.46,"principal":55.01,"interest":124.6,"penalty":3.85},{"year":1989,"total":188.87,"principal":54.62,"interest":120.43,"penalty":3.82},{"year":1990,"total":231.46,"principal":57.9,"interest":124.2,"penalty":4.05},{"year":1991,"total":238.27,"principal":60.83,"interest":126.83,"penalty":4.26},{"year":1992,"total":245.76,"principal":60.83,"interest":123.18,"penalty":4.26},{"year":1993,"total":241.45,"principal":60.83,"interest":119.53,"penalty":4.26},{"year":1994,"total":237.11,"principal":60.82,"interest":115.86,"penalty":4.26},{"year":1995,"total":232.77,"principal":60.81,"interest":112.19,"penalty":4.26},{"year":1996,"total":247.23,"principal":66.38,"interest":118.49,"penalty":4.65},{"year":1997,"total":224.2,"principal":60.82,"interest":104.92,"penalty":4.26},{"year":1998,"total":217.73,"principal":60.82,"interest":99.44,"penalty":4.26},{"year":1999,"total":211.28,"principal":60.82,"interest":93.97,"penalty":4.26},{"year":2000,"total":204.82,"principal":60.82,"interest":88.5,"penalty":4.26},{"year":2001,"total":198.36,"principal":60.82,"interest":83.02,"penalty":4.26},{"year":2002,"total":191.9,"principal":60.82,"interest":77.55,"penalty":4.26},{"year":2003,"total":185.45,"principal":60.82,"interest":72.08,"penalty":4.26},{"year":2004,"total":178.98,"principal":60.82,"interest":66.6,"penalty":4.26},{"year":2005,"total":172.53,"principal":60.82,"interest":61.13,"penalty":4.26},{"year":2006,"total":166.06,"principal":60.82,"interest":55.65,"penalty":4.26},{"year":2007,"total":159.61,"principal":60.82,"interest":50.18,"penalty":4.26},{"year":2008,"total":153.15,"principal":60.82,"interest":44.71,"penalty":4.26},{"year":2009,"total":146.69,"principal":60.82,"interest":39.23,"penalty":4.26},{"year":2010,"total":140.23,"principal":60.82,"interest":33.76,"penalty":4.26},{"year":2011,"total":144.67,"principal":66.84,"interest":31.08,"penalty":4.68},{"year":2012,"total":141.95,"principal":69.41,"interest":26.03,"penalty":4.86},{"year":2013,"total":138.58,"principal":71.91,"interest":20.5,"penalty":5.03},{"year":2014,"total":307.04,"principal":137.15,"interest":26.75,"penalty":9.6},{"year":2015,"total":292.46,"principal":137.15,"interest":14.4,"penalty":9.6},{"year":2016,"total":247.55,"principal":143.27,"interest":2.14,"penalty":1.43}],"taxNet":12935.4,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"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":29200,"taxable":29200,"land":29200,"improvement":0,"taxableLand":29200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":29200,"taxable":29200,"land":29200,"improvement":0,"taxableLand":29200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":29200,"taxable":29200,"land":29200,"improvement":0,"taxableLand":29200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":29200,"taxable":29200,"land":29200,"improvement":0,"taxableLand":29200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":29200,"taxable":29200,"land":29200,"improvement":0,"taxableLand":29200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":715300,"taxable":203900,"land":203900,"improvement":511400,"taxableLand":203900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":511400},{"y":2023,"v":715300,"taxable":143060,"land":143060,"improvement":572240,"taxableLand":143060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":572240},{"y":2024,"v":715300,"taxable":143060,"land":143060,"improvement":572240,"taxableLand":143060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":572240},{"y":2025,"v":963000,"taxable":192600,"land":192600,"improvement":770400,"taxableLand":192600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":770400},{"y":2026,"v":963000,"taxable":192600,"land":192600,"improvement":770400,"taxableLand":192600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":770400},{"y":2027,"v":963000,"taxable":192600,"land":192600,"improvement":770400,"taxableLand":192600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":770400}],"taxNow":2696,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"999928","date":"2019-09-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (WITH PRIVATE ROOF DECK ABOVE THE THIRD STORY ROOF ACCESSED BY A PILOT HOUSE AND A DECK ACCESSED FROM THE REAR SECOND FLOOR), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS)."},{"number":"999927","date":"2019-09-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-02-02","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE (WITH PRIVATE ROOF DECK ABOVE THE THIRD STORY ROOF ACCESSED BY A PILOT HOUSE AND A DECK ACCESSED FROM THE REAR SECOND FLOOR) TO BE USED AS GROUP R-2 THROUGHOUT (THREE (3) DWELLING UNITS), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13R MINIMUM OR BETTER; SEE AP#999928 FOR ZONING/USE APPROVAL."},{"number":"1016142","date":"2019-11-07","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#999927 TO ADD UNDERPINNING TO THE SCOPE OF WORK, AS PER PLANS; NO OTHER CHANGES ON THIS PERMIT."},{"number":"1034941","date":"2019-12-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-04-12","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL TWO TWO(2)TON HEAT PUMP, EACH 800CFM,AND ONE(1)2.5TON HEAT PUMP 1000 CFM WITH DUCT WORK. EACH SYSTEM CONFINED TO THE SPACE WHICH IT CONDITIONS. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"1029421","date":"2019-12-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-14","scope":"INSTALLING 1\" WATER SERVICES, 5\" CURB TRAP 4\" MAIN DRAIN FRESH AIR INLET, 6\" STORM TRAP, 4\" MAIN DRAIN FRESH AIR INLET NEW PLUMBING CODE."},{"number":"1041253","date":"2020-01-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-02-02","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 1-1/4\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1042209","date":"2020-02-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-22","scope":"300A INCOMING SERVICE. WIRING THROUGHOUT PER CODE NEW FIRE ALARM INSTALLATION PER NFPA 72 & 2017 NEC. (EAST DIST) NEW FIRE ALARM INSTALLATION PER NFPA 72 & 2017 NEC. (EAST DIST)"},{"number":"1043117","date":"2020-02-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2020-09-08","scope":"install drain and water lines for 6 vanities 6 toilets, 4 showers, 3 kitchens, 3 laundries"},{"number":"ZP-2023-008468","date":"2023-08-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":107500},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"930767","type":"Limited Lodging Operator","status":"Inactive","businessName":"Janiya Hill (Jh Rentals Company)","legalName":"Janiya Hill","address":"1949 N 7TH ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-08-14","latestIssueDate":"2024-08-05","expirationDate":"2025-08-13","inactiveDate":"2025-10-12"},{"number":"938129","type":"Rental","status":"Active","businessName":"1949 N 7th St LLC","legalName":"1949 N 7th St LLC","address":"1949 N 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-11-16","latestIssueDate":"2025-11-10","expirationDate":"2026-11-15","inactiveDate":null}],"licenseActivity":[{"number":"938129","type":"Rental","businessName":"1949 N 7th St LLC","legalName":"1949 N 7th St LLC","issuedDate":"2023-11-16","latestIssueDate":"2025-11-10","closureDate":null,"expirationDate":"2026-11-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"930767","type":"Limited Lodging Operator","businessName":"Janiya Hill (Jh Rentals Company)","legalName":"Janiya Hill","issuedDate":"2023-08-14","latestIssueDate":"2024-08-05","closureDate":"2025-10-12","expirationDate":"2025-08-13","inactiveDate":"2025-10-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"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":["7 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 35% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $715,300 to $963,000","no permit shown in 2024-2026"],"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":"Use permit #999928: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: 999927 (Expired), 1016142 (Issued), 1034941 (Expired), 1029421 (Expired), 1041253 (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":"violations","level":"attention","title":"7 open L&I violations","finding":"13 violation rows are retained in the City ledger.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 18, 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #930767: Inactive since Oct 12, 2025","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":"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}