{"asOf":"2026-07-26T00:44:58.640Z","block":"600-699 N 36TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-n-36th-st","address":"623 N 36TH ST","parcelNumber":"242168200","source":"https://property.phila.gov/?p=242168200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"ENJ DEVELOPMENT LLC","coOwner":null,"marketValue":837800,"landAssessment":167560,"improvementAssessment":670240,"livableArea":3264,"yearBuilt":2020,"lastSale":{"price":330000,"date":"2019-12-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"551383","date":"2007-04-17","code":"A-000.0/1","title":"VIOL NONE FOUND","status":null,"resolutionDate":null,"resolution":null},{"number":"VI-2020-039434","date":"2020-10-01","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039436","date":"2020-10-01","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039437","date":"2020-10-01","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039435","date":"2020-10-01","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"109952","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-04-23","completedDate":null,"violations":[{"number":"551383","date":"2007-04-17","code":"A-000.0/1","title":"VIOL NONE FOUND","status":null,"resolutionDate":null,"resolution":null}]},{"number":"CF-2020-068889","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-01","completedDate":"2020-10-23","violations":[{"number":"VI-2020-039434","date":"2020-10-01","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039436","date":"2020-10-01","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039437","date":"2020-10-01","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039435","date":"2020-10-01","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2020-10-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2020,"n":4,"worst":null}],"investigations":[{"caseNumber":"74310","date":"2006-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"109952","date":"2007-04-18","type":"BC INSP","status":"CLOSED"},{"caseNumber":"74310","date":"2008-06-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-068889","date":"2020-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-068889","date":"2020-10-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96442173138452,"lng":-75.19442677028681,"geom":{"type":"Polygon","coordinates":[[[-75.194310085,39.964410119],[-75.194534358,39.964385212],[-75.194544254,39.964432888],[-75.19431961,39.96445877],[-75.194310085,39.964410119]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-010121","type":"Sprinkler Certification","inspectionDate":"2023-08-25","result":"Certified","expirationDate":"2024-08-25","buildingId":"3000248"},{"number":"BC-2024-010125","type":"Fire Alarm Certification","inspectionDate":"2023-08-25","result":"Certified","expirationDate":"2024-08-25","buildingId":"3000248"},{"number":"BC-2024-022994","type":"Fire Alarm Certification","inspectionDate":"2024-08-08","result":"Certified","expirationDate":"2025-08-08","buildingId":"3000248"},{"number":"BC-2024-022989","type":"Sprinkler Certification","inspectionDate":"2024-08-08","result":"Certified","expirationDate":"2025-08-08","buildingId":"3000248"},{"number":"BC-2025-019662","type":"Sprinkler Certification","inspectionDate":"2025-07-23","result":"Certified","expirationDate":"2026-07-23","buildingId":"3000248"},{"number":"BC-2025-019780","type":"Fire Alarm Certification","inspectionDate":"2025-07-23","result":"Certified","expirationDate":"2026-07-23","buildingId":"3000248"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":6,"stories":4,"lotArea":1071,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"21 YORKTOWN COURT, DEPTFORD NJ, 08096","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR NEW CONSTUCTION OF A FOUR STORY STRUCTURE WITH CELLAR, PILOT HOUSE, AND ROOFTOP DECK. USE AS THREE FAMILY HOUSEHOLD LIVING.","status":"OPEN","outcome":"Withdrawn","date":"2018-03-14","number":"32754","relatedPermit":"837438"},{"type":"ZBA Permit Denial - Variance","grounds":"CHANGE OF USE TO MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS).","status":"Completed","outcome":"Granted","date":"2020-11-12","number":"ZP-2020-000330","relatedPermit":"ZP-2020-000330"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":10900,"taxable":10900,"land":10900,"improvement":0,"taxableLand":10900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":32300,"taxable":32300,"land":32300,"improvement":0,"taxableLand":32300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":32300,"taxable":32300,"land":32300,"improvement":0,"taxableLand":32300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":829000,"taxable":165800,"land":165800,"improvement":663200,"taxableLand":165800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":663200},{"y":2026,"v":829000,"taxable":165800,"land":165800,"improvement":663200,"taxableLand":165800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":663200},{"y":2027,"v":837800,"taxable":167560,"land":167560,"improvement":670240,"taxableLand":167560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":670240}],"taxNow":2321,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"663214","date":"2016-02-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-02-12","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ACCESSORY USE ROOF DECK & ROOF DECK ACCESS STRUCTURES; SIZE & LOCATION AS SHOWN IN APPLICATION WITH BUILDING FRONTAGE TAKEN ALONG N 36TH ST & WITH INTERIOR PROPERTY LINE APPROXIMATELY PARRALEL TO MT VERNON ST TAKEN AS SIDE LOT LINE. FOR USE AS VACANT COMMERCIAL AT BASEMENT & 1ST FLOOR (USE REGISTRATION REQ'D PRIOR TO OCCUPANCY) ON THE SAME LOT AS HOUSEHOLD LIVING FOR TWO (2) FAMILIES W. ACCESSORY USE ROOF DECK LIMITED TO RESIDENTIAL USES ONLY."},{"number":"736538","date":"2016-12-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-03-16","scope":"FOR THE ERECTION OF A FOUR STORY BUILDING FOR A VACANT COMMERCIAL SPACE ON THE BASEMENT AND FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY)WITH A TWO FAMILY DWELLING FROM THE SECOND THROUGH FOURTH FLOOR LEVEL WITH ACCESSORY ROOF DECKS ACCESSED BY ROOF DECK ACCESS STRUCTURES. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK.A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK"},{"number":"883778","date":"2018-08-08","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-11-05","scope":"FOR THE AMENDMENT OF AP#736538 TO DOCUMENT CHANGE IN LAYOUT AS SHOWN PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR FOR THE ERECTION OF A FOUR STORY BUILDING FOR A VACANT COMMERCIAL SPACE ON THE BASEMENT AND FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY)WITH A TWO FAMILY DWELLING FROM THE SECOND THROUGH FOURTH FLOOR LEVEL WITH ACCESSORY ROOF DECKS ACCESSED BY ROOF DECK ACCESS STRUCTURES. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK.A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"1048369","date":"2020-02-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-10","scope":"INSTALL (3) 2 TON HEAT PUMP SYSTEMS & APPLICABLE SUPPLY DUCTWORK. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"1048024","date":"2020-02-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-16","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 & 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. AMENDMENT APPROVED 2/10/21 AMEND FIRE SUPPRESSION PERMIT 1048024 TO REPLACE COMMERCIAL SPACE WITH A RESIDENTIAL UNIT AND CONVERT TO NFPA 13R THROUGHOUT AS PER APPROVED PLANS. NO CHANGE TO FIRE SERVICE OR BACKFLOW ASSEMBLY."},{"number":"1051726-RI","date":"2020-02-21","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-12","scope":"INSTALL WATER LINES DRAIN LINES FOR 26 FIXTURES AS PER 2018 NEC"},{"number":"1054337","date":"2020-03-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-10","scope":"INSTALL 1 1/2\" WATER SERVICE 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI AS PER 2004 PPC"},{"number":"1046032","date":"2020-03-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-31","scope":"INSTALL 300A 1PH MAIN SERVICE 120/240V INSTALL 4 GANG METER MODULE INSTALL ALL WIRING THROUGHOUT MIXED USE BUILDING,110v SMOKE ALARMS- 2APTS 1COMMERCIAL AS PER 2008 NEC ."},{"number":"PP-2020-008888","date":"2020-09-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-05","scope":"Install water heaters, water closets, tubs, kitchen sinks, lavs, wm"},{"number":"ZP-2020-000330","date":"2020-10-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-05","scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2020-007044","date":"2021-01-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-16","scope":"Complete change in use and occupancy classification to a Group R-2. Interior fit out for the basement and 1st floor level. Separate permit required for any mep and fire suppression changes."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":330000},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"889804","type":"Rental","status":"Active","businessName":"ENJ DEVELOPMENT LLC","legalName":"ENJ DEVELOPMENT LLC","address":"623 N 36TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-03-15","latestIssueDate":"2026-02-25","expirationDate":"2027-03-14","inactiveDate":null}],"licenseActivity":[{"number":"889804","type":"Rental","businessName":"ENJ DEVELOPMENT LLC","legalName":"ENJ DEVELOPMENT LLC","issuedDate":"2022-03-15","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-03-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2467% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $32,300 to $829,000","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":"Appeal #32754: OPEN · Withdrawn; related permit 837438. Use permit #663214: 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":"Sprinkler Certification: Certified through Jul 23, 2026; Fire Alarm Certification: Certified through Jul 23, 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (21 YORKTOWN COURT, DEPTFORD NJ, 08096).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"2 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 23, 2020.","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/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 2 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"}]}