{"asOf":"2026-07-23T12:23:38.150Z","block":"400-499 N 35TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-35th-st","address":"433 N 35TH ST","parcelNumber":"241224100","source":"https://property.phila.gov/?p=241224100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"YUVAL LLC","coOwner":null,"marketValue":864900,"landAssessment":172980,"improvementAssessment":691920,"livableArea":3588,"yearBuilt":2017,"lastSale":{"price":125000,"date":"2015-09-16T04:00:00Z"},"openViolations":3,"violations":[{"number":"4470575","date":"2017-10-02","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470572","date":"2017-10-02","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470573","date":"2017-10-02","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470574","date":"2017-10-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470576","date":"2017-10-02","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4586068","date":"2018-02-12","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4586067","date":"2018-02-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4586069","date":"2018-02-12","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-051527","date":"2026-07-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051528","date":"2026-07-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051529","date":"2026-07-09","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"606863","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2017-10-02","completedDate":"2017-11-17","violations":[{"number":"4470575","date":"2017-10-02","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470572","date":"2017-10-02","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470573","date":"2017-10-02","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470574","date":"2017-10-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4470576","date":"2017-10-02","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"621792","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2018-02-12","completedDate":"2018-02-20","violations":[{"number":"4586068","date":"2018-02-12","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4586067","date":"2018-02-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4586069","date":"2018-02-12","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-083653","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-09","completedDate":null,"violations":[{"number":"VI-2026-051527","date":"2026-07-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051528","date":"2026-07-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-051529","date":"2026-07-09","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":5,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"606863","date":"2017-10-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"606863","date":"2017-11-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"621792","date":"2018-02-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"621792","date":"2018-02-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-083653","date":"2026-07-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.962402571737414,"lng":-75.19254398410231,"geom":{"type":"Polygon","coordinates":[[[-75.192407726,39.962378929],[-75.192671829,39.96235701],[-75.192685155,39.962422043],[-75.192422606,39.962452187],[-75.192407726,39.962378929]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":12,"baths":null,"stories":3,"lotArea":1725,"zoning":"RM1","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2232 FRAMKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":2121.43,"principal":1867.95,"interest":28.02,"penalty":18.68}],"taxNet":2121.43,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":137700,"taxable":137700,"land":40365,"improvement":97335,"taxableLand":40365,"taxableImprovement":97335,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":110000,"taxable":110000,"land":110000,"improvement":0,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":110000,"taxable":110000,"land":110000,"improvement":0,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":660000,"taxable":92400,"land":92400,"improvement":567600,"taxableLand":92400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":567600},{"y":2020,"v":660000,"taxable":92400,"land":92400,"improvement":567600,"taxableLand":92400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":567600},{"y":2021,"v":660000,"taxable":92400,"land":92400,"improvement":567600,"taxableLand":92400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":567600},{"y":2022,"v":660000,"taxable":92400,"land":92400,"improvement":567600,"taxableLand":92400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":567600},{"y":2023,"v":972800,"taxable":194560,"land":194560,"improvement":778240,"taxableLand":194560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":778240},{"y":2024,"v":972800,"taxable":194560,"land":194560,"improvement":778240,"taxableLand":194560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":778240},{"y":2025,"v":1451600,"taxable":290320,"land":290320,"improvement":1161280,"taxableLand":290320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1161280},{"y":2026,"v":1451600,"taxable":290320,"land":290320,"improvement":1161280,"taxableLand":290320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1161280},{"y":2027,"v":864900,"taxable":172980,"land":172980,"improvement":691920,"taxableLand":172980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":691920}],"taxNow":4064,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"678796","date":"2016-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-07","scope":"SEALING 5\" LATERAL-PA1#20160830947-\"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":"680407","date":"2016-04-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-04-13","scope":"FOR THE DEMOLITION OF EXISTING STRUCTURE ; FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38' HIGH); REAR DECK AT SECOND AND THIRD FLOOR FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FOUR(4) DWELLING UNITS).SIZE AND LOCATION AS SHOWN IN THE APPLICTION."},{"number":"723226","date":"2016-10-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. 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. FULL 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."},{"number":"697604","date":"2017-01-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-08-01","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH DECKS; FOR USE AS A FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. *NO BEDROOM PERMITTED IN REAR OF UNIT #4 (OFFICE ONLY)** ENTIRE BUILDING TO BE SPRINKELRED PER NFPA 13 FOR EXTERIOR WALL OPENINGS PER TABLE 705.8 OF THE 2009 IBC* SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK.A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"816198","date":"2017-10-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-01","scope":"INSTALLATION OF 400A SERVICE AND WIRE THROUGHOUT FOR OUTLET, SWITCHES, LIGHTS, SMOKES ACCORDING TO NEC CODE 2008 WEST DISTRICT & INSTALL FIRE ALARM SYSTEM THROUGHOUT ACCORDING NFPA 72."},{"number":"815223","date":"2017-10-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-24","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH DECKS; FOR USE AS A FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. *NO BEDROOM PERMITTED IN REAR OF UNIT #4 (OFFICE ONLY)INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 12 TOILETS, 12 LAVS, 12 TUB/SHOWER AND 4 KITCHEN SINK.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"823997","date":"2017-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-24","scope":"FOR THE PLACEMENT OF UNDERPINNING IN THE BASEMENT OF A MULTI-FAMILY DWELLING AS PER ENGINEER'S PLAN, ** UNDERPINNING ONLY - ADDITIONAL PERMITS ARE REQUIRED FOR ALL OTHER WORK **"},{"number":"834323","date":"2017-11-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-10","scope":"SUPPLY AND INSTALL NEW 1\" DOMESTIC,CURB TRAP AND FAI PA20173251513(MULTI FAMILY) \"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":"834518","date":"2017-11-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-24","scope":"INSTALL (4) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"820896","date":"2017-12-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-24","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"847767","date":"2018-05-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"AMEND PERMIT #697604 TO DOCUMENT THE CHANGE CONSTRUCTION COSTS FROM $170,000 TO $550,000"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"472247","type":"Rental","status":"Inactive","businessName":"DEBORAH PETERSON","legalName":"DEBORAH PETERSON","address":"433 N 35TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-04-28","latestIssueDate":"2009-04-28","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"789672","type":"Rental","status":"Inactive","businessName":"Yuval LLC","legalName":"Yuval LLC","address":"433 N 35TH ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2018-09-21","latestIssueDate":"2021-01-20","expirationDate":"2021-09-20","inactiveDate":"2021-11-19"}],"licenseActivity":[{"number":"789672","type":"Rental","businessName":"Yuval LLC","legalName":"Yuval LLC","issuedDate":"2018-09-21","latestIssueDate":"2021-01-20","closureDate":"2021-11-19","expirationDate":"2021-09-20","inactiveDate":"2021-11-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"472247","type":"Rental","businessName":"DEBORAH PETERSON","legalName":"DEBORAH PETERSON","issuedDate":"2009-04-28","latestIssueDate":"2009-04-28","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 49% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $972,800 to $1,451,600","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #680407: 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":"3 open L&I violations","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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"}]}