{"asOf":"2026-07-30T17:54:15.032Z","block":"400-499 N 31ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-31st-st","address":"434-36 N 31ST ST","parcelNumber":"241208400","source":"https://property.phila.gov/?p=241208400","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"06","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"CONTEMPORARY","useLabel":"House","owner":"WEST SIDE PROPERTY LP","coOwner":null,"marketValue":704500,"landAssessment":140900,"improvementAssessment":563600,"livableArea":3408,"yearBuilt":2016,"lastSale":{"price":300000,"date":"2013-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"2822176","date":"2013-06-10","code":"A-501.1/4","title":"PERMP- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-07-10","underAppeal":false,"noticeUrl":null},{"number":"3236469","date":"2014-05-21","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-07-17","underAppeal":false,"noticeUrl":null},{"number":"3236468","date":"2014-05-21","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-07-17","underAppeal":false,"noticeUrl":null},{"number":"3591317","date":"2014-10-03","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-07-27","underAppeal":false,"noticeUrl":null},{"number":"3189554","date":"2014-05-21","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-27","underAppeal":false,"noticeUrl":null},{"number":"3311162","date":"2014-09-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-05","underAppeal":false,"noticeUrl":null},{"number":"3311159","date":"2014-09-30","code":"A-301.1/57","title":"PERMP- INST DOMEST PIPE SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-05","underAppeal":false,"noticeUrl":null},{"number":"3753710","date":"2015-09-14","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-28","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"384992","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2013-06-10","completedDate":"2013-07-10","noticeUrl":null,"violations":[{"number":"2822176","date":"2013-06-10","code":"A-501.1/4","title":"PERMP- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-07-10","underAppeal":false,"noticeUrl":null}]},{"number":"432891","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-05-22","completedDate":"2014-07-17","noticeUrl":null,"violations":[{"number":"3236469","date":"2014-05-21","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-07-17","underAppeal":false,"noticeUrl":null},{"number":"3236468","date":"2014-05-21","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-07-17","underAppeal":false,"noticeUrl":null}]},{"number":"455425","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-10-03","completedDate":"2019-05-10","noticeUrl":null,"violations":[{"number":"3591317","date":"2014-10-03","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-07-27","underAppeal":false,"noticeUrl":null}]},{"number":"524128","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3189554","date":"2014-05-21","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-06-27","underAppeal":false,"noticeUrl":null}]},{"number":"502792","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3311162","date":"2014-09-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-05","underAppeal":false,"noticeUrl":null}]},{"number":"532588","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3311159","date":"2014-09-30","code":"A-301.1/57","title":"PERMP- INST DOMEST PIPE SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-05","underAppeal":false,"noticeUrl":null}]},{"number":"625370","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3753710","date":"2015-09-14","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-28","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2014,"n":6,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"384992","date":"2013-07-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"384992","date":"2013-07-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"432891","date":"2014-05-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"432891","date":"2014-06-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"432891","date":"2014-07-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"455425","date":"2014-10-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"455425","date":"2014-11-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"455425","date":"2014-12-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"455425","date":"2015-06-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"455425","date":"2018-07-27","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2014,"fails":4,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96301816284214,"lng":-75.18754235783588,"geom":{"type":"Polygon","coordinates":[[[-75.187597478,39.96295944],[-75.187617187,39.963062743],[-75.187487258,39.963077429],[-75.187467994,39.9629728],[-75.187597478,39.96295944]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-005578","type":"Fire Alarm Certification","inspectionDate":"2022-04-22","result":"Certified","expirationDate":"2023-04-22","buildingId":"1460507"},{"number":"BC-2023-006229","type":"Fire Alarm Certification","inspectionDate":"2023-03-17","result":"Certified","expirationDate":"2024-03-17","buildingId":"1460507"},{"number":"BC-2024-006305","type":"Sprinkler Certification","inspectionDate":"2024-01-09","result":"Certified","expirationDate":"2025-01-09","buildingId":"1460507"},{"number":"BC-2024-006499","type":"Fire Alarm Certification","inspectionDate":"2024-03-08","result":"Certified","expirationDate":"2025-03-08","buildingId":"1460507"},{"number":"BC-2025-004827","type":"Sprinkler Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1460507"},{"number":"BC-2025-002494","type":"Fire Alarm Certification","inspectionDate":"2025-01-28","result":"Certified","expirationDate":"2026-01-28","buildingId":"1460507"},{"number":"BC-2025-011918","type":"Fire Alarm Certification","inspectionDate":"2025-05-01","result":"Certified","expirationDate":"2026-05-01","buildingId":"1460507"},{"number":"BC-2025-033449","type":"Fire Alarm Certification","inspectionDate":"2025-12-18","result":"Certified","expirationDate":"2026-12-18","buildingId":"1460507"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":9,"baths":null,"stories":3,"lotArea":1520,"zoning":"CMX2","grade":"B-","basement":"D","heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3070 SPRING GARDEN ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE CHANGE FROM PROFESSIONAL /BUSINESS OFFICE TO BECOME (1) DWELLING UNIT (1ST FLOOR) WITH EXISTING (3) DWELLING UNITS (1ST, 2ND AND 3RD FLOOR) AS PRIOR ZONING APPROVAL. NO CHANGE IN BUILDING SIZE AS PART OF A NEWLY CONSTRUCTED A","status":"CLOSED","outcome":"Granted with conditions","date":"2015-03-24","number":"24047","relatedPermit":"566579"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":593300,"taxable":84545,"land":84545,"improvement":508755,"taxableLand":84545,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":508755},{"y":2020,"v":616400,"taxable":87837,"land":87837,"improvement":528563,"taxableLand":87837,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":528563},{"y":2021,"v":616400,"taxable":87837,"land":87837,"improvement":528563,"taxableLand":87837,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":528563},{"y":2022,"v":616400,"taxable":87837,"land":87837,"improvement":528563,"taxableLand":87837,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":528563},{"y":2023,"v":1014100,"taxable":202820,"land":202820,"improvement":811280,"taxableLand":202820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":811280},{"y":2024,"v":1014100,"taxable":202820,"land":202820,"improvement":811280,"taxableLand":202820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":811280},{"y":2025,"v":1139100,"taxable":227820,"land":227820,"improvement":911280,"taxableLand":227820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":911280},{"y":2026,"v":1139100,"taxable":1139100,"land":227820,"improvement":911280,"taxableLand":227820,"taxableImprovement":911280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":704500,"taxable":704500,"land":140900,"improvement":563600,"taxableLand":140900,"taxableImprovement":563600,"exemptLand":0,"exemptImprovement":0}],"taxNow":15945,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"439448","date":"2012-12-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-03","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES AND FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE MAXIMUM HEIGHT NOT TO EXCEED 38 FEET AND ROOF DECK WITH 42\" HIGH RAILING AND PILOT HOUSE NOT TO EXCEED 10 FT HIGH (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). FOR USE AS A VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND ONE (1) APARTMENT ON THE REAR IN THE SAME BUILDING WITH ONE (1) APARTMENT ON THE 2ND FLOOR AND ONE (1) APARTMENT ON THE 3RD FLOOR. NO SIGN ON THIS PERMIT."},{"number":"459159","date":"2013-03-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"COMPLETE DEMOLITION OF VACANT 1 STORY BRICK COMMERCIAL GARAGE BUILDING. WORK TO START ON OR AFTER 4/5/2013."},{"number":"459161","date":"2013-03-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-03-15","scope":"COMPLETED DEMOLITION OF ONE STORY BRICK BUILDING (COMMERCIAL GARAGE)"},{"number":"502792","date":"2014-01-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-07-27","scope":"NEW CONSTRUCTION OF 3 STORY STRUCTURE AND APPENDAGES.*SEPARATE PRIOR DEMOLITION PERMIT 459159* BUILDING TO BE FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, DEMOLITION, SIGNS, USE PERMIT & CO FOR VACANT COMMERCIAL SPACE. SPECIAL INSPECTIONS FOR ENGINEER TO MONITOR EXCAVATION AND SITE INSPECTION AS WELL AS INTEGRITY OF ADJACENT STRUCTURE, NO UNDERPINNING PROPOSED OR APPROVED AS PER ENGINEERS LETTER, ADJACENT FOUNDATION TO BE BRACED /PROTECTED PER ENGINEERS DETAIL."},{"number":"524128","date":"2014-03-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-05","scope":"INSTALLATION OF (3) HEAT PUMPS SYSTEMS (INCLUDING ASSOCIATED ACCESSORIES). SELF-CONTAINED UNITS WITHIN EACH APARTMENT. NO PENETRATION OF FIRE RATED WALLS. (THREE APARTMENTS ONLY)"},{"number":"532588","date":"2014-05-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-11-30","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 2\" SERVICE IN ACCORDANCE WITH NFPA 13 & 13R 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":"534158","date":"2014-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-18","scope":"INSTALL 300AMP SERVICE, 5 GAND METER, OUTLETS, SWITCHES, FIXTURES, 120V SMOKE DETECTORS AS PER 2008 NEC (WEST DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"546287","date":"2014-07-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-05","scope":"INTERIOR PLUMBING CONSTRUCTION FOR A NEW MIXED USE PROPERTY (THREE-FAMILY AND A RETAIL SPACE) - BACKFLOW PREVENTION CONTAINMENT DEVICE AND EXTERIOR PLUMBING/SEWER/WATER CONNECTIONS ARE \"BY OTHERS\""},{"number":"554722","date":"2014-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-21","scope":"INSTALL NEW 5\"LATERAL, 1-5X4 CURB TRAP 1-4\" FAI & NEW 1\" WATER SERVICE (SFD) PA20142201238 SELF-CERIFICATION'S ARE NO LONGER PERMITTED - ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"560884","date":"2014-09-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-09-25","scope":"USE PERMIT FOR BUSINESS/PROFESSIONAL OFFICE ON 1ST FLOOR OF EXISTING THREE STORY STRUCTURE WITH EXISTING THREE APTS."},{"number":"566579","date":"2015-06-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-26","scope":"THREE(3) DWELLING UNITS."},{"number":"625370","date":"2015-09-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-09","scope":"FOR INTERIOR ALTERATIONS TO FIRST FLOOR TO INCLUDE NEW INTERIOR STAIRS AND WALL OPENING TO COMBINE TWO EXISTING DWELLING UNITS INTO ONE AS PER APPROVED PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"6 L&I violations"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"706440","type":"Rental","status":"Active","businessName":"WEST SIDE PROPERTY LP","legalName":"WEST SIDE PROPERTY LP","address":"434-36 N 31ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-06-29","latestIssueDate":"2026-05-14","expirationDate":"2027-06-28","inactiveDate":null}],"licenseActivity":[{"number":"706440","type":"Rental","businessName":"WEST SIDE PROPERTY LP","legalName":"WEST SIDE PROPERTY LP","issuedDate":"2016-06-29","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-06-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 65% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $616,400 to $1,014,100","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 #24047: CLOSED · Granted with conditions; related permit 566579. Use permit #439448: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 18, 2026; Sprinkler Certification: Certified through Jan 7, 2026","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":"5 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 27, 2018.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 7 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","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"}]}