{"asOf":"2026-07-29T22:00:42.069Z","block":"2400-2499 N 25TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-25th-st","address":"2430 N 25TH ST","parcelNumber":"281033805","source":"https://property.phila.gov/?p=281033805","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"VMR CORPORATION","coOwner":null,"marketValue":101200,"landAssessment":20240,"improvementAssessment":80960,"livableArea":1600,"yearBuilt":1915,"lastSale":{"price":55000,"date":"2014-09-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"3491701","date":"2015-03-12","code":"PM-307.1/18","title":"RETAINING/FENCE WALL PRTLY C","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-08","underAppeal":false,"noticeUrl":null},{"number":"3924167","date":"2015-04-29","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053734","date":"2022-07-25","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2022-08-29","resolution":"CLOSED - 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OWNER REPAIR","latestInvestigationDate":"2023-03-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-065764","date":"2022-08-30","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-03-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2023-03-04","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"470842","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-03-12","completedDate":"2015-04-09","noticeUrl":null,"violations":[{"number":"3491701","date":"2015-03-12","code":"PM-307.1/18","title":"RETAINING/FENCE WALL PRTLY C","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-08","underAppeal":false,"noticeUrl":null}]},{"number":"477158","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-04-29","completedDate":null,"noticeUrl":null,"violations":[{"number":"3924167","date":"2015-04-29","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-17","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-073774","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-26","completedDate":"2022-10-06","noticeUrl":null,"violations":[{"number":"VI-2022-053734","date":"2022-07-25","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2022-08-29","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2022-10-06","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053751","date":"2022-07-25","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2022-08-29","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2022-10-06","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-053756","date":"2022-07-25","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2022-10-06","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2022-10-06","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-089498","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-30","completedDate":"2023-03-04","noticeUrl":null,"violations":[{"number":"VI-2022-065755","date":"2022-08-30","code":"10-723(2)","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2022-10-06","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-03-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-065762","date":"2022-08-30","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-03-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-03-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-065764","date":"2022-08-30","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-03-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2023-03-04","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2022,"n":6,"worst":null}],"investigations":[{"caseNumber":"470842","date":"2015-03-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"470842","date":"2015-04-08","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"477158","date":"2015-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477158","date":"2015-07-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477158","date":"2015-10-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"477158","date":"2015-11-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"477158","date":"2016-04-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"477158","date":"2016-04-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"477158","date":"2016-09-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-073774","date":"2022-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089498","date":"2022-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-073774","date":"2022-10-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-089498","date":"2022-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089498","date":"2023-03-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":4,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2022,"fails":3,"passes":1},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.992525662791614,"lng":-75.17341336566004,"geom":{"type":"Polygon","coordinates":[[[-75.173287696,39.992531043],[-75.173259692,39.992527288],[-75.173269305,39.992483303],[-75.173563826,39.992522976],[-75.173553654,39.992570671],[-75.173287696,39.992531043]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-015679","type":"Fire Alarm Certification","inspectionDate":"2022-10-27","result":"Certified","expirationDate":"2023-10-27","buildingId":"1211196"},{"number":"BC-2024-009457","type":"Fire Alarm Certification","inspectionDate":"2024-04-04","result":"Certified","expirationDate":"2025-04-04","buildingId":"1211196"},{"number":"BC-2025-007477","type":"Fire Alarm Certification","inspectionDate":"2025-03-19","result":"Certified","expirationDate":"2026-03-19","buildingId":"1211196"},{"number":"BC-2026-007567","type":"Fire Alarm Certification","inspectionDate":"2026-03-18","result":"Certified","expirationDate":"2027-03-18","buildingId":"1211196"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":2,"lotArea":1347,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2700 W ALLEGHENY AVE, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE(1)  FLATWALL AWNING SIGN (28 SF AREA)  ACCESSORY TO FOOD BEVERAGES AND GROCERIES AND CONSUMER GOODS ON FIRST FLOOR IN THE SAME BUILDING WITH EXISTING SINGLE FAMILY HOUSEHOLD LIVING ON SECOND FLOOR. SIZE AND LO","status":"CLOSED","outcome":"Denied","date":"2015-11-04","number":"24609","relatedPermit":"587431"},{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL GROCERY STORE (FOOD, BEVERAGES AND GROCERIES) TO INCLUDE\nPREPARATION AND SERVING OF FOOD FOR TAKE OUT, HOME DELIVERY AND OFF-PREMISE CATERING\n(COMMISSARIES AND CATERING SERVICES) ON 1ST FLOOR IN THE SAME BUILDING WITH A SI","status":"OPEN","outcome":"Granted","date":"2017-03-08","number":"29638","relatedPermit":"736525"}],"taxYears":[{"year":2010,"total":43.88,"principal":0,"interest":3.88,"penalty":0}],"taxNet":43.88,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":29700,"taxable":29700,"land":9831,"improvement":19869,"taxableLand":9831,"taxableImprovement":19869,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":29700,"taxable":29700,"land":9831,"improvement":19869,"taxableLand":9831,"taxableImprovement":19869,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":28400,"taxable":28400,"land":4260,"improvement":24140,"taxableLand":4260,"taxableImprovement":24140,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":36100,"taxable":36100,"land":5415,"improvement":30685,"taxableLand":5415,"taxableImprovement":30685,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":37300,"taxable":37300,"land":5595,"improvement":31705,"taxableLand":5595,"taxableImprovement":31705,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":37300,"taxable":37300,"land":5595,"improvement":31705,"taxableLand":5595,"taxableImprovement":31705,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":37300,"taxable":37300,"land":5595,"improvement":31705,"taxableLand":5595,"taxableImprovement":31705,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":67300,"taxable":67300,"land":13460,"improvement":53840,"taxableLand":13460,"taxableImprovement":53840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":67300,"taxable":67300,"land":13460,"improvement":53840,"taxableLand":13460,"taxableImprovement":53840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":95700,"taxable":95700,"land":19140,"improvement":76560,"taxableLand":19140,"taxableImprovement":76560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":95700,"taxable":95700,"land":19140,"improvement":76560,"taxableLand":19140,"taxableImprovement":76560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":101200,"taxable":101200,"land":20240,"improvement":80960,"taxableLand":20240,"taxableImprovement":80960,"exemptLand":0,"exemptImprovement":0}],"taxNow":1340,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"117764","date":"2007-11-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-11-26","scope":"LEGALIZE AS S.F.D."},{"number":"631355","date":"2015-08-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"NO FRAMING AND NO PARTION WORKS.** LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 OF THE INTERNATIONAL EXISTING BUILDING CODE. TO INCLUDE THE REMOVAL AND REPLACEMENT OR THE COVERING OF EXISTING MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES USING NEW MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES THAT SERVE THE SAME PURPOSE. FOR INTERIOR ALTERATIONS TO RENOVATE AN EXISTING 2ND FLOOR. THIS WORK ACTIVITY SHALL BE PERFORMED BY CONTRACTORS & SUB-CONTRACTORS LICENSED BY THE CITY OF PHILADELPHIA. CONTACT INSPECTOR AT DISTRICT OFFICE PRIOR TO STARTING WORK. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC."},{"number":"657401","date":"2015-12-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-24","scope":"REPAIR LOOSE BRICK ON REAR 1 STORY PORTION OF THE BUILDING AND STUCCO TO FINISH. NO EXTENSION ONTO THE SIDEWALK APPROVED ON THIS PERMIT.EXISTING SINGLE FAMILY"},{"number":"834657","date":"2017-11-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-18","scope":"CURB TRAP,FAI AND MAIN DRAIN (SFD)20173172346 \"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\""}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"appeal","w":"Appeal denied"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"207585","type":"Food Preparing and Serving","status":"Inactive","businessName":"V M R CORPORATION INC","legalName":"V M R CORPORATION INC","address":"2430 N 25TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-07-08","latestIssueDate":"2007-05-03","expirationDate":"2008-04-30","inactiveDate":"2007-09-20"},{"number":"700143","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"V M R CORPORATION INC","legalName":"V M R CORPORATION INC","address":"2430 N 25TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-04-25","latestIssueDate":"2016-04-25","expirationDate":"2017-04-24","inactiveDate":"2017-06-23"},{"number":"800583","type":"Food Preparing and Serving","status":"Inactive","businessName":"PENA MINI MARKET INC","legalName":"PENA MINI MARKET INC","address":"2430 N 25TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-01-25","latestIssueDate":"2019-01-25","expirationDate":"2020-01-24","inactiveDate":"2020-03-24"},{"number":"905926","type":"Food Preparing and Serving","status":"Inactive","businessName":"2430 Deli Grocery Inc","legalName":"2430 Deli Grocery Inc","address":"2430 N 25TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-09-14","latestIssueDate":"2023-09-11","expirationDate":"2024-09-13","inactiveDate":"2024-11-12"},{"number":"948257","type":"Food Preparing and Serving","status":"Inactive","businessName":"J M DELI GROCERY INC","legalName":"J M DELI GROCERY INC","address":"2430 N 25TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-04-03","latestIssueDate":"2024-04-03","expirationDate":"2025-04-02","inactiveDate":"2025-06-01"}],"licenseActivity":[{"number":"948257","type":"Food Preparing and Serving","businessName":"J M DELI GROCERY INC","legalName":"J M DELI GROCERY INC","issuedDate":"2024-04-03","latestIssueDate":"2024-04-03","closureDate":"2025-06-01","expirationDate":"2025-04-02","inactiveDate":"2025-06-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"905926","type":"Food Preparing and Serving","businessName":"2430 Deli Grocery Inc","legalName":"2430 Deli Grocery Inc","issuedDate":"2022-09-14","latestIssueDate":"2023-09-11","closureDate":"2024-11-12","expirationDate":"2024-09-13","inactiveDate":"2024-11-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"800583","type":"Food Preparing and Serving","businessName":"PENA MINI MARKET INC","legalName":"PENA MINI MARKET INC","issuedDate":"2019-01-25","latestIssueDate":"2019-01-25","closureDate":"2020-03-24","expirationDate":"2020-01-24","inactiveDate":"2020-03-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"700143","type":"Vacant Residential Property / Lot","businessName":"V M R CORPORATION INC","legalName":"V M R CORPORATION INC","issuedDate":"2016-04-25","latestIssueDate":"2016-04-25","closureDate":"2017-06-23","expirationDate":"2017-04-24","inactiveDate":"2017-06-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207585","type":"Food Preparing and Serving","businessName":"V M R CORPORATION INC","legalName":"V M R CORPORATION INC","issuedDate":"2004-07-08","latestIssueDate":"2007-05-03","closureDate":"2007-09-20","expirationDate":"2008-04-30","inactiveDate":"2007-09-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #24609: CLOSED · Denied; related permit 587431. Use permit #117764: COMPLETED. The history also contains “NEW USE.”","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 631355 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 4, 2023.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #207585: Inactive since Sep 20, 2007; Vacant Residential Property / Lot #700143: Inactive since Jun 23, 2017; Food Preparing and Serving #800583: Inactive since Mar 24, 2020; Food Preparing and Serving #905926: Inactive since Nov 12, 2024","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 18, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}