{"asOf":"2026-07-26T14:29:18.295Z","block":"1500-1599 N 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-7th-st","address":"1540 N 7TH ST","parcelNumber":"202022901","source":"https://property.phila.gov/?p=202022901","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":"1540 N 7TH ST LLC","coOwner":null,"marketValue":954000,"landAssessment":190800,"improvementAssessment":763200,"livableArea":2952,"yearBuilt":2021,"lastSale":{"price":130000,"date":"2019-08-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"485137","date":"2007-02-01","code":"PM-307.1/5","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"485135","date":"2007-02-01","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2693128","date":"2013-01-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2693129","date":"2013-01-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2779991","date":"2013-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2779992","date":"2013-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3419562","date":"2014-12-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3419563","date":"2014-12-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3704139","date":"2015-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3704138","date":"2015-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5175108","date":"2019-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5175109","date":"2019-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-005702","date":"2020-05-15","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-06-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"100756","type":"YORKST","priority":null,"responsibility":"YORKST","status":"CLOSED","createdDate":"2007-02-06","completedDate":"2009-08-19","violations":[{"number":"485137","date":"2007-02-01","code":"PM-307.1/5","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"485135","date":"2007-02-01","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"366295","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-01-17","completedDate":"2013-02-21","violations":[{"number":"2693128","date":"2013-01-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2693129","date":"2013-01-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"378477","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-05-01","completedDate":"2013-05-21","violations":[{"number":"2779991","date":"2013-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2779992","date":"2013-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"463279","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-12-11","completedDate":"2015-02-10","violations":[{"number":"3419562","date":"2014-12-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3419563","date":"2014-12-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"501440","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-09-09","completedDate":"2016-01-05","violations":[{"number":"3704139","date":"2015-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3704138","date":"2015-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"705717","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-09-09","completedDate":"2019-11-25","violations":[{"number":"5175108","date":"2019-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5175109","date":"2019-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-016415","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-15","completedDate":"2020-06-24","violations":[{"number":"VI-2020-005702","date":"2020-05-15","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-06-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2013,"n":4,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"100756","date":"2007-02-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2020-016415","date":"2020-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-016415","date":"2020-06-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975541603875946,"lng":-75.14740243106468,"geom":{"type":"Polygon","coordinates":[[[-75.147281292,39.975552436],[-75.147290047,39.975504951],[-75.147524299,39.975531124],[-75.147514854,39.975578044],[-75.147281292,39.975552436]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":1127,"zoning":"RSA5","grade":null,"basement":"D","heater":"D","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"117 SPRING GARDEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR The application is for the erection of new three (3) story structure with a cellar, egress wells from the cellar, and roof decks accessed by a roof access structure. The proposed structure is to be use for Multi-Family Household ","status":"In Process","outcome":"Complete","date":"2020-09-04","number":"38422","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7200,"taxable":0,"land":7200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":7200,"exemptImprovement":0},{"y":2017,"v":25900,"taxable":0,"land":25900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":25900,"exemptImprovement":0},{"y":2018,"v":25900,"taxable":0,"land":25900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":25900,"exemptImprovement":0},{"y":2019,"v":25900,"taxable":0,"land":25900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":25900,"exemptImprovement":0},{"y":2020,"v":25900,"taxable":25900,"land":25900,"improvement":0,"taxableLand":25900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":25900,"taxable":25900,"land":25900,"improvement":0,"taxableLand":25900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":25900,"taxable":25900,"land":25900,"improvement":0,"taxableLand":25900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":875000,"taxable":175000,"land":175000,"improvement":700000,"taxableLand":175000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":700000},{"y":2024,"v":875000,"taxable":175000,"land":175000,"improvement":700000,"taxableLand":175000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":700000},{"y":2025,"v":954000,"taxable":190800,"land":190800,"improvement":763200,"taxableLand":190800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":763200},{"y":2026,"v":954000,"taxable":190800,"land":190800,"improvement":763200,"taxableLand":190800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":763200},{"y":2027,"v":954000,"taxable":190800,"land":190800,"improvement":763200,"taxableLand":190800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":763200}],"taxNow":2671,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"997927","date":"2020-09-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-03-30","scope":"For the erection of a three story attached structure, to include a full basement with egress wells, and two roof decks accessed by one roof access structure. Size and locations per plans."},{"number":"CP-2020-005595","date":"2020-12-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-30","scope":"NEW CONSTRUCTION OF A THREE (3) STORY MULTI-FAMILY DWELLING (3 UNITS) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R SYSTEM. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"EP-2021-005458","date":"2021-05-27","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-09","scope":"Rough-In Permit for EP-2021-005455 Install 400a, 1ph, 120/240v main service. Install 4 gang meter module.Install all wiring throughout 3 apartments & common area. Install fire alarm system throughout as per NFPA72...Install cable tv wiring AS PER NEC 2017"},{"number":"FP-2021-001143","date":"2021-06-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-03-30","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" 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":"MP-2021-004388","date":"2021-07-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-10-08","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND TWENTY SEVEN (27) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2021-014139","date":"2021-09-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-01","scope":"Install 1 1/2\" water service , 6\" storm curb trap, 5\" sanitary curb trap, 6\" storm building drain, 5\" sanitary building drain."},{"number":"EP-2021-005455","date":"2021-11-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-17","scope":"Install 400a, 1ph, 120/240v main service. Install 4 gang meter module, (4) 150 amp panels& feeders. Install all wiring throughout 3 apartments & common areas lights, switches, receptacles. provide circuiting for the mechanical & hvac equipment. Install cable tv wiring. install a new fire alarm system throughout. all work is in accordance with the 2017 nec & 2016 nfpa-72."},{"number":"PP-2021-014138","date":"2021-11-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-01","scope":"INSTALL 5 SHOWER/TUBS, 5 WATER CLOSETS, 5 LAVATORIES, 3 KITCHEN SINKS, 3 HOT WATER HEATERS AND 3 WASHER MACHINES ACCORDING TO THE 2018 PPC."},{"number":"MP-2021-006327","date":"2021-12-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-01","scope":"FOR THE INSTALLATION OF THREE (3) HEAT PUMPS, WITH REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK, FOR A THREE-FAMILY DWELLING, AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"852792","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"1540 n 7th st llc","legalName":"1540 n 7th st llc ","address":"1540 N 7TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-10-03","latestIssueDate":"2020-10-03","expirationDate":"2021-10-02","inactiveDate":"2021-12-01"},{"number":"903472","type":"Rental","status":"Active","businessName":"1540 n 7th st llc","legalName":"1540 n 7th st llc ","address":"1540 N 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-08-17","latestIssueDate":"2025-10-06","expirationDate":"2026-08-16","inactiveDate":null}],"licenseActivity":[{"number":"903472","type":"Rental","businessName":"1540 n 7th st llc","legalName":"1540 n 7th st llc ","issuedDate":"2022-08-17","latestIssueDate":"2025-10-06","closureDate":null,"expirationDate":"2026-08-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"852792","type":"Vacant Residential Property / Lot","businessName":"1540 n 7th st llc","legalName":"1540 n 7th st llc ","issuedDate":"2020-10-03","latestIssueDate":"2020-10-03","closureDate":"2021-12-01","expirationDate":"2021-10-02","inactiveDate":"2021-12-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 3278% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $25,900 to $875,000","no permit shown in 2022-2024"],"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 #38422: In Process · Complete.","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":"1 permit not marked completed: MP-2021-004388 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"1 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 24, 2020.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #852792: Inactive since Dec 1, 2021","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"}]}