{"asOf":"2026-07-27T19:20:26.931Z","block":"600-699 N 33RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-n-33rd-st","address":"648-50 N 33RD ST","parcelNumber":"242146005","source":"https://property.phila.gov/?p=242146005","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"WANG XIAO YIN TR","coOwner":"XIAO YIN WANG TRUST","marketValue":423000,"landAssessment":84600,"improvementAssessment":338400,"livableArea":3021,"yearBuilt":1935,"lastSale":{"price":1,"date":"2019-11-21T05:00:00Z"},"openViolations":2,"violations":[{"number":"3011943","date":"2013-11-20","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011944","date":"2013-11-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011942","date":"2013-11-20","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011940","date":"2013-11-20","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011941","date":"2013-11-20","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011945","date":"2013-11-20","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-006167","date":"2026-02-03","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-04-15","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-006168","date":"2026-02-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-04-15","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-021447","date":"2026-04-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-021446","date":"2026-04-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"411421","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2013-11-20","completedDate":"2013-12-19","violations":[{"number":"3011943","date":"2013-11-20","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011944","date":"2013-11-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011942","date":"2013-11-20","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011940","date":"2013-11-20","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011941","date":"2013-11-20","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3011945","date":"2013-11-20","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-009548","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-03","completedDate":"2026-04-15","violations":[{"number":"VI-2026-006167","date":"2026-02-03","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-04-15","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-006168","date":"2026-02-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-04-15","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2026-035612","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-04-15","completedDate":null,"violations":[{"number":"VI-2026-021447","date":"2026-04-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-021446","date":"2026-04-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":6,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"411421","date":"2013-11-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"411421","date":"2013-12-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-009548","date":"2026-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009548","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-035612","date":"2026-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009548","date":"2026-04-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-035612","date":"2026-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-035612","date":"2026-06-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2026,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.965473638288735,"lng":-75.19060776498985,"geom":{"type":"Polygon","coordinates":[[[-75.190475129,39.965439696],[-75.190722211,39.965412276],[-75.190741008,39.965507204],[-75.190492879,39.965535199],[-75.190475129,39.965439696]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-002562","type":"Sprinkler Certification","inspectionDate":"2025-11-20","result":"Deficient","expirationDate":null,"buildingId":"1449631"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2450,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1049 S WEDGEWOOD RD, SAN RAMON CA, 94582","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR LOT ADJUSTMENT TO CREATE (2) TWO LOTS (PARCEL “B” AND “C” ON THE PLAN) FROM ONE EXISTING LOT (648-50 N. 33RD ST. PARCEL “A” ON THE PLAN).(SIZE AND LOCATION AS SHOWN ON THE PLAN)\nON PARCEL “B”, FOR USE AS TWO-FAMILY HOUSEHOLD LIVI","status":"OPEN","outcome":"Denied","date":"2017-11-08","number":"30899","relatedPermit":"788685"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":433200,"taxable":433200,"land":24982,"improvement":408218,"taxableLand":24982,"taxableImprovement":408218,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":340000,"taxable":340000,"land":51000,"improvement":289000,"taxableLand":51000,"taxableImprovement":289000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":340000,"taxable":340000,"land":51000,"improvement":289000,"taxableLand":51000,"taxableImprovement":289000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":196300,"taxable":196300,"land":29400,"improvement":166900,"taxableLand":29400,"taxableImprovement":166900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":203900,"taxable":203900,"land":30585,"improvement":173315,"taxableLand":30585,"taxableImprovement":173315,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":203900,"taxable":203900,"land":30585,"improvement":173315,"taxableLand":30585,"taxableImprovement":173315,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":203900,"taxable":203900,"land":30585,"improvement":173315,"taxableLand":30585,"taxableImprovement":173315,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":516300,"taxable":516300,"land":103260,"improvement":413040,"taxableLand":103260,"taxableImprovement":413040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":516300,"taxable":516300,"land":103260,"improvement":413040,"taxableLand":103260,"taxableImprovement":413040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":495900,"taxable":495900,"land":99180,"improvement":396720,"taxableLand":99180,"taxableImprovement":396720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":495900,"taxable":495900,"land":99180,"improvement":396720,"taxableLand":99180,"taxableImprovement":396720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":423000,"taxable":423000,"land":84600,"improvement":338400,"taxableLand":84600,"taxableImprovement":338400,"exemptLand":0,"exemptImprovement":0}],"taxNow":6942,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"305110","date":"2010-10-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-07","scope":"NEW LATERAL AND CURB TRAP AND FRESH AIR INLET"},{"number":"510669","date":"2013-12-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-08","scope":"INSTALL 12 RECEPTS, 7 LIGHT FIXTURES, AND 6 SWITCHES IN ADDITONAL KITCHEN/BATHROOM AS PER 2008 NEC (WEST DISTRICT)"},{"number":"511152","date":"2013-12-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-25","scope":"1 WC, 1 BT, 1 LAVY, 1 KS, 1 STAND PIPE"},{"number":"511739","date":"2013-12-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-04-21","scope":"MOVE 2 PARTITION IN KIT AND BATHROOM AND RE-SHEETROCK AND PAINT.(NON-BARING WALLS.)"},{"number":"874993","date":"2018-05-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-08","scope":"USE TO TWO (2) FAMILY HOUSEHOLD LIVING UNITS IN EXISTING THREE (3) STORY STRUCTURE. *NO SIGN PERMIT ON THIS APPLICATION*"},{"number":"924491","date":"2019-01-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-28","scope":"FOR THE ERECTION OF AN ADDITION WHICH CREATES AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS FIVE (5) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING)."},{"number":"961833","date":"2019-07-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-06-17","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED BUILDING WITH ROOF DECK AND PILOTHOUSE. CONSTRUCTION TO INCLUDE UNDERPINNING. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R AT MINIMUM. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. SEPARATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPPRESSION WORK. ** 2018 IBC **"},{"number":"1016995","date":"2019-11-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-06-17","scope":"INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING. SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13R. SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS, PER NFPA 13R. SUPPLY AND INSTALL NEW 2\" CITY APPROVED BACKFLOW PREVENTER. SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNCECTION. SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES."},{"number":"1024467","date":"2019-12-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-17","scope":"NEW FIRE ALARM INSTALLATION. NEW 300 AMP SERVICE. NEW WIRING INCLUDE OUTLETS, SWITCHES, LIGHTS, AND SMOKE/Co ALARMS AND 2017 NEC(NORTH DIST) NEW FIRE ALARM INSTALLATION. NEW 300 AMP SERVICE. NEW WIRING INCLUDE OUTLETS, SWITCHES, LIGHTS, AND SMOKE DETECTTORS PER NFPA 72 AND 2014 NEC(NORTH DIST)"},{"number":"1028084","date":"2020-01-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-08","scope":"WS,CT,FAI,HD,AD PA2019PENDING \"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\" AND 8-WC,8-LAVS,7-SH,,3KS,3WM,3DW & 3HWH THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1034785","date":"2020-01-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-06-17","scope":"FOR THE INSTALLATION OF MECHANICAL WORK TO INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, APPLIANCES, AND ALL OTHER WORK AS PER APPROVED PLANS. ENVIRONMENTAL AIR EXHAUST OUTLETS TO BE 3 FT FROM PROPERTY LINES AND OPERABLE OPENINGS AS NOTED ON PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2017,"k":"appeal","w":"Appeal denied"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 1 passed"}],"rented":false,"licenses":[{"number":"270741","type":"Rental","status":"Inactive","businessName":"THELMA W ANDERSON","legalName":"THELMA W ANDERSON","address":"648-50 N 33RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-12-04","latestIssueDate":"2004-12-04","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"412133","type":"Rental","status":"Inactive","businessName":"THELMA ANDERSON","legalName":"THELMA ANDERSON","address":"648-50 N 33RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-06-04","latestIssueDate":"2013-02-20","expirationDate":"2013-02-28","inactiveDate":"2012-12-22"},{"number":"793220","type":"Rental","status":"Inactive","businessName":"XIAO YIN WANG TRUST","legalName":"XIAO YIN WANG TRUST","address":"648-50 N 33RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-10-30","latestIssueDate":"2018-10-30","expirationDate":"2019-10-29","inactiveDate":"2019-12-28"}],"licenseActivity":[{"number":"793220","type":"Rental","businessName":"XIAO YIN WANG TRUST","legalName":"XIAO YIN WANG TRUST","issuedDate":"2018-10-30","latestIssueDate":"2018-10-30","closureDate":"2019-12-28","expirationDate":"2019-10-29","inactiveDate":"2019-12-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"412133","type":"Rental","businessName":"THELMA ANDERSON","legalName":"THELMA ANDERSON","issuedDate":"2007-06-04","latestIssueDate":"2013-02-20","closureDate":"2012-12-22","expirationDate":"2013-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"270741","type":"Rental","businessName":"THELMA W ANDERSON","legalName":"THELMA W ANDERSON","issuedDate":"2004-12-04","latestIssueDate":"2004-12-04","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["2 open L&I violations","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 153% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $203,900 to $516,300","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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30899: OPEN · Denied; related permit 788685. Use permit #874993: 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":"2 open L&I violations","finding":"10 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":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 25, 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":"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. 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"}]}