{"asOf":"2026-07-26T06:10:35.290Z","block":"2100-2199 N 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-9th-st","address":"2153 N 9TH ST","parcelNumber":"202161801","source":"https://property.phila.gov/?p=202161801","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":"G & A REALTY LLC","coOwner":null,"marketValue":104700,"landAssessment":20900,"improvementAssessment":83800,"livableArea":1701,"yearBuilt":1920,"lastSale":{"price":120000,"date":"2020-09-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1274466","date":"2008-12-03","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"2404643","date":"2012-04-04","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2404642","date":"2012-04-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3157009","date":"2014-04-22","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3157008","date":"2014-04-22","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211953016","date":"2018-11-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952738","date":"2018-11-05","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952739","date":"2018-11-05","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952740","date":"2018-11-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952741","date":"2018-11-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-004391","date":"2022-01-24","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004388","date":"2022-01-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004389","date":"2022-01-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004390","date":"2022-01-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004392","date":"2022-01-24","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"186903","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"BRU","status":"CLOSED","createdDate":"2008-12-03","completedDate":"2012-06-27","violations":[{"number":"1274466","date":"2008-12-03","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"322383","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-05","completedDate":"2012-05-09","violations":[{"number":"2404643","date":"2012-04-04","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2404642","date":"2012-04-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"428080","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-04-25","completedDate":null,"violations":[{"number":"3157009","date":"2014-04-22","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3157008","date":"2014-04-22","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"662452","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2018-11-05","completedDate":"2022-01-24","violations":[{"number":"211953016","date":"2018-11-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952738","date":"2018-11-05","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952739","date":"2018-11-05","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952740","date":"2018-11-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211952741","date":"2018-11-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-01-24","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2022-005799","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-24","completedDate":"2023-08-22","violations":[{"number":"VI-2022-004391","date":"2022-01-24","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004388","date":"2022-01-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004389","date":"2022-01-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004390","date":"2022-01-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-004392","date":"2022-01-24","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2018,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2022,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"12682","date":"2003-07-17","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"186903","date":"2008-12-03","type":"BRU INSP","status":"FAILED"},{"caseNumber":"186903","date":"2009-03-19","type":"BRU INSP","status":"FAILED"},{"caseNumber":"322383","date":"2012-04-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322383","date":"2012-05-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"186903","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"428080","date":"2014-04-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"428080","date":"2014-04-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"662452","date":"2018-11-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"662452","date":"2018-12-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"662452","date":"2019-04-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"662452","date":"2019-07-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"662452","date":"2021-02-09","type":null,"status":"FAILED"},{"caseNumber":"662452","date":"2022-01-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-005799","date":"2022-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-005799","date":"2022-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-005799","date":"2023-04-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":2,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98473327699011,"lng":-75.14767393808698,"geom":{"type":"Polygon","coordinates":[[[-75.147570567,39.984741776],[-75.147579222,39.984699061],[-75.14777786,39.984724746],[-75.147768549,39.984767608],[-75.147570567,39.984741776]]]},"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":851,"zoning":"RM1","grade":"C-","basement":null,"heater":null,"centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"25 HARRIS RD, AVON CT, 06001","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 11/05/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF UNSAFE VIOLATION, CASE#662452.","status":"CLOSED","outcome":"APPROVED","date":"2019-03-05","number":"36412","relatedPermit":"662452"}],"taxYears":[{"year":2015,"total":932.45,"principal":674.87,"interest":70.86,"penalty":47.24},{"year":2016,"total":920.44,"principal":762.57,"interest":11.44,"penalty":7.63}],"taxNet":1852.89,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":48600,"taxable":48600,"land":5452,"improvement":43148,"taxableLand":5452,"taxableImprovement":43148,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":48600,"taxable":48600,"land":29160,"improvement":19440,"taxableLand":29160,"taxableImprovement":19440,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":48600,"taxable":48600,"land":29160,"improvement":19440,"taxableLand":29160,"taxableImprovement":19440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23700,"taxable":23700,"land":14220,"improvement":9480,"taxableLand":14220,"taxableImprovement":9480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23500,"taxable":23500,"land":14100,"improvement":9400,"taxableLand":14100,"taxableImprovement":9400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23500,"taxable":23500,"land":14100,"improvement":9400,"taxableLand":14100,"taxableImprovement":9400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23500,"taxable":23500,"land":14100,"improvement":9400,"taxableLand":14100,"taxableImprovement":9400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":56900,"taxable":56900,"land":11380,"improvement":45520,"taxableLand":11380,"taxableImprovement":45520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":56900,"taxable":56900,"land":11380,"improvement":45520,"taxableLand":11380,"taxableImprovement":45520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":56900,"taxable":56900,"land":11380,"improvement":45520,"taxableLand":11380,"taxableImprovement":45520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":56900,"taxable":56900,"land":11380,"improvement":45520,"taxableLand":11380,"taxableImprovement":45520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":104700,"taxable":104700,"land":20900,"improvement":83800,"taxableLand":20900,"taxableImprovement":83800,"exemptLand":0,"exemptImprovement":0}],"taxNow":796,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"849050","date":"2018-01-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-11-20","scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS (HOMEOWNER TO PERFORM ALL WORK)"},{"number":"851677","date":"2018-02-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW 200 AMP SERVICE DROP, METER SOCKET AND PANEL, REWIRE THROUGH OUT, NEW OUTLETS SWITCHES AND LIGHTS. SMOKE CARBON DETECTORS. INSTALLATIONS IN ACCORDNACE WITH 2008 NEC."},{"number":"1022724","date":"2019-11-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-12","scope":"MAKE SAFE PERMIT - For sistering up to 5 floor joists per engineer's report and repointing and resetting loose bricks in the front wall to resolve case #662452. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #662452. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"RP-2022-004512","date":"2022-06-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-11","scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2022-005799 TO INCLUDE REPAIRS/REPLACEMENT TO FRONT/REAR WALLS, REAR BAY, ROOF/FLOOR JOISTS AND STAIRWAYS PER APPROVED PLANS, ENGINEER'S REPORT AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS."},{"number":"ZP-2024-004295","date":"2024-05-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2023-013465","date":"2025-02-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR FOUNDATION UNDERPINNING AND THE ERECTION OF EGRESS WINDOW WELL ON FRONT BASEMENT AND RECONSTRUCTION OF INTERIOR STAIRS AND LEVEL II NON-STRUCTURAL ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY (NO CHANGE OF OCCUPANCY CLASSIFICATION, GROUP R-3 TO GROUP R-3) TO CREATE A TWO-FAMILY DWELLING WITHIN AN EXISTING THREE (3) STORY BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"MP-2025-001676","date":"2025-03-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Duct work with system hvac installation 2(two) zones 92% Gas Furnace 60,000btu 1200Cfm 3.0ton and AC unit 2.5 ton 14.3Seer-2pc"},{"number":"PP-2025-004624","date":"2025-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"New piping and TWENTY THREE fixtures in an existing building"},{"number":"EP-2025-003540","date":"2025-04-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"3 gang meter socket 200 AMP main, 125 per apartment, 60 AMP common area. Install light fixtures, outlets, smoke and carbon monoxide detectors with all new wiring."}],"storyTag":"Renovated & sold on","storyDelta":31.43,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"sale","p":120000},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023"],"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: 849050 (EXPIRED), RP-2022-004512 (Expired), RP-2023-013465 (Issued), MP-2025-001676 (Issued), PP-2025-004624 (Issued). 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 15 historical violations across 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 1 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 11, 2023.","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/"}],"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"}]}