{"asOf":"2026-07-25T21:40:09.569Z","block":"100-199 COTTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-cotton-st","address":"167 COTTON ST","parcelNumber":"211103900","source":"https://property.phila.gov/?p=211103900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"GILBERT MELISSA R","coOwner":"VON MAHS ROBERT J FREIHERR","marketValue":794200,"landAssessment":158840,"improvementAssessment":635360,"livableArea":2574,"yearBuilt":2022,"lastSale":{"price":862500,"date":"2022-06-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"211983594","date":"2020-01-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983645","date":"2020-01-13","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983644","date":"2020-01-13","code":"A-302.9/44","title":"PERMF REVK- INCORR APPL INFO","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983643","date":"2020-01-13","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983641","date":"2020-01-13","code":"A-302.10/25","title":"PERMB- GYPWALL BD TOO THIN","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983640","date":"2020-01-13","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983638","date":"2020-01-13","code":"A-302.9/41","title":"PERMB REVK- WORK UNSAFE MANNER","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983598","date":"2020-01-13","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983596","date":"2020-01-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-025527","date":"2020-08-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-08-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-052849","date":"2021-08-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"721486","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-01-13","completedDate":null,"violations":[{"number":"211983594","date":"2020-01-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983645","date":"2020-01-13","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983644","date":"2020-01-13","code":"A-302.9/44","title":"PERMF REVK- INCORR APPL INFO","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983643","date":"2020-01-13","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983641","date":"2020-01-13","code":"A-302.10/25","title":"PERMB- GYPWALL BD TOO THIN","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983640","date":"2020-01-13","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983638","date":"2020-01-13","code":"A-302.9/41","title":"PERMB REVK- WORK UNSAFE MANNER","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983598","date":"2020-01-13","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211983596","date":"2020-01-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-02-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-047105","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-08-05","completedDate":"2020-08-24","violations":[{"number":"VI-2020-025527","date":"2020-08-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-08-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-072931","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-08-03","completedDate":"2021-12-16","violations":[{"number":"VI-2021-052849","date":"2021-08-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":10,"worst":"PERMB REVK- WORK UNSAFE MANNER"},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"721486","date":"2020-01-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"721486","date":"2020-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047105","date":"2020-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047105","date":"2020-08-24","type":null,"status":"PASSED"},{"caseNumber":"721486","date":"2020-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-072931","date":"2021-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-090460","date":"2021-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-090460","date":"2021-10-25","type":null,"status":"PASSED"},{"caseNumber":"721486","date":"2021-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-072931","date":"2021-12-16","type":null,"status":"PASSED"},{"caseNumber":"721486","date":"2022-02-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":4,"passes":1},{"y":2021,"fails":3,"passes":2},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02626031926357,"lng":-75.22046958596006,"geom":{"type":"Polygon","coordinates":[[[-75.220354552,40.026184718],[-75.220440762,40.026146753],[-75.220585809,40.026334871],[-75.220498706,40.026372623],[-75.220354552,40.026184718]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":4,"baths":4,"stories":1,"lotArea":2259,"zoning":"RSA5","grade":null,"basement":"A","heater":"B","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"167 COTTON ST, PHILADELPHIA PA, 19127","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF ONE (1) OPEN AIR PARKING SPACE ACCESSORY TO EXISTING SINGLE\nFAMILY DWELLING (HOUSEHOLD LIVING) WITHIN A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN.","status":"OPEN","outcome":"Granted","date":"2019-08-28","number":"37398","relatedPermit":"967243"},{"type":"RB_LIRB","grounds":"THE APPELLANT IS TRYING EXTREMELY HARD TO WORK OUT AN AGREEMENT WITH THE NEIGHBORING PROPERTY OWNER.","status":"OPEN","outcome":null,"date":"2020-01-24","number":"39740","relatedPermit":"721486"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":189500,"taxable":159500,"land":42913,"improvement":146587,"taxableLand":42913,"taxableImprovement":116587,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":189500,"taxable":159500,"land":28425,"improvement":161075,"taxableLand":28425,"taxableImprovement":131075,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":189500,"taxable":159500,"land":28425,"improvement":161075,"taxableLand":28425,"taxableImprovement":131075,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":43000,"taxable":43000,"land":43000,"improvement":0,"taxableLand":43000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":43000,"taxable":43000,"land":43000,"improvement":0,"taxableLand":43000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":43000,"taxable":43000,"land":43000,"improvement":0,"taxableLand":43000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":43000,"taxable":43000,"land":43000,"improvement":0,"taxableLand":43000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":867500,"taxable":173500,"land":173500,"improvement":694000,"taxableLand":173500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":694000},{"y":2024,"v":867500,"taxable":173500,"land":173500,"improvement":694000,"taxableLand":173500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":694000},{"y":2025,"v":867500,"taxable":173500,"land":173500,"improvement":694000,"taxableLand":173500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":694000},{"y":2026,"v":867500,"taxable":173500,"land":173500,"improvement":694000,"taxableLand":173500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":694000},{"y":2027,"v":794200,"taxable":158840,"land":158840,"improvement":635360,"taxableLand":158840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":635360}],"taxNow":2429,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"873533","date":"2018-05-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-17","scope":"SEAL 5\" LATERAL & FAI - PA1# 2018-1221790 - REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"873706","date":"2018-05-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-22","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE TO VACANT LOT."},{"number":"873707","date":"2018-05-22","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-02-15","scope":"COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED (YARD ON ONE SIDE) THREE STORY, MASONRY AND WOOD SINGLE FAMILY DWELLING BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. SLAB MUST BE BROKEN UP, SITE MUST BE BACKFILLED AND REMAINING WALL MUST BE STUCCOED IF NO NEW CONSTRUCTION PERMIT ISSUED WITHIN 30 DAYS OF COMPLETION OF DEMOLITION."},{"number":"920450","date":"2018-11-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"FOR THE ERECTION OF A 3 STORY SINGLE FAMILY DWELLING WITH CELLAR, ROOF DECK AND PILOT HOUSE"},{"number":"920449","date":"2018-11-16","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-05-24","scope":"FOR THE ERECTION OF A 3 STORY SINGLE FAMILY DWELLING WITH CELLAR, ROOF DECK AND PILOT HOUSE"},{"number":"942556","date":"2019-02-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE AND REAR SECOND FLOOR DECK ACCESSED THROUGH THE SECOND FLOOR (SIZE AND LOCATION AS SHOWN ON THE PLANS) USE AS SINGLE FAMILY HOUSEHOLD LIVING WITH ROFF DECK ABOVE THIRD FLOOR LEVEL ACCESED BY PILOT HOUSE AND ROOF DECK ABOVE SECOND FLOOR LEVEL ACCESSED THROUGH THIRD FLOOR (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"951368","date":"2019-04-12","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-03-01","scope":"TO AMEND PERMIT# 920449 SET ENTIRE BUILDING 8' BACK FROM FRONT PROPERTY LINE AND ADD ENTRY PORTIICO NO CHANGES TO ORIGINAL BUIDLING ENVELOPE, SIZE OR STRUCTURE, SIMPLY MOVED 8' BACK ON THE LOT PER PLANS"},{"number":"997939","date":"2019-07-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-20","scope":"INSTALL COMPLETE PLUMBING SYSTEM FOR A SINGLE FAMILY DWELLING; HOUSE TRAP , DRAIN, FRESH AIR INLET, AREA DRAIN AND CONDUCTOR, WATER DISTRIBUTION SERVICE (1), INTERIOR INSTALL OF RISERS, AND WASTE LINES AND FIXTURES; THREE(3)TOILETS, THREE(3) LAVS, THREE(3) TUBS, ONE(1) KITCHEN SINK, DISH WASHER, GARBAGE DISPOSAL, ONE(1)LAUNDRY BOX, ONE(1) HOT WATER HEATER, AS PER PHILADELPHIA PLUMBING CODE."},{"number":"967243","date":"2019-09-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"FOR THE CREATION OF ONE (1) OPEN AIR PARKING SPACE ACCESSORY TO EXISTING SINGLE FAMILY DWELLING (HOUSEHOLD LIVING) WITHIN A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN."},{"number":"1017227","date":"2019-10-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-21","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (SFD)"},{"number":"1016316","date":"2019-10-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1022486","date":"2019-10-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-25","scope":"200AMP SERVICE COMPLETE AND WIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES & SMOKE DETECTORS & LOW VOLTAGE WIRING AS PER NEC 2008 NORTH DISTRICT"},{"number":"PP-2020-009760","date":"2020-09-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-20","scope":"Install House drain, Stacks, Drain lines to fixtures, water supply lines to fixtures. Install 4 toilets, 4 lavs, 3 tubs, 1 kitchen sink, 1 dish washer, 1 laundy PPC 2018"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"appeal","w":"Appeal filed"},{"y":2020,"k":"viol","w":"10 L&I violations incl PERMB REVK- WORK UNSAFE MANNER"},{"y":2020,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2022,"k":"sale","p":862500},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1917% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $43,000 to $867,500","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 #37398: OPEN · Granted; related permit 967243. Use permit #873706: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 3 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":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 23, 2022.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}