{"asOf":"2026-07-29T21:52:42.272Z","block":"2500-2599 W HAROLD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-w-harold-st","address":"2545 W HAROLD ST","parcelNumber":"281324200","source":"https://property.phila.gov/?p=281324200","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ISELEY AARON S","coOwner":null,"marketValue":77300,"landAssessment":15460,"improvementAssessment":61840,"livableArea":1050,"yearBuilt":1915,"lastSale":{"price":5000,"date":"2006-03-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"4059400","date":"2016-08-23","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-19","underAppeal":false,"noticeUrl":null},{"number":"4059399","date":"2016-08-23","code":"9-3902 (3)","title":"ROOMING UNIT OR HOUSE (R3 R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-19","underAppeal":false,"noticeUrl":null},{"number":"4193102","date":"2016-08-23","code":"PM15-305.4","title":"INTERIOR SURFACES STAIRS, ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193094","date":"2016-08-23","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193095","date":"2016-08-23","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193096","date":"2016-08-23","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193097","date":"2016-08-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193098","date":"2016-08-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193099","date":"2016-08-23","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193100","date":"2016-08-23","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193101","date":"2016-08-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193103","date":"2016-08-23","code":"PM15-305.5","title":"HANDRAIL FASTENED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193104","date":"2016-08-23","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193105","date":"2016-08-23","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193106","date":"2016-08-23","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-088392","date":"2021-12-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-088393","date":"2021-12-24","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-088394","date":"2021-12-24","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"551896","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-08-24","completedDate":null,"noticeUrl":null,"violations":[{"number":"4059400","date":"2016-08-23","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-19","underAppeal":false,"noticeUrl":null},{"number":"4059399","date":"2016-08-23","code":"9-3902 (3)","title":"ROOMING UNIT OR HOUSE (R3 R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-19","underAppeal":false,"noticeUrl":null}]},{"number":"551898","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-08-24","completedDate":null,"noticeUrl":null,"violations":[{"number":"4193102","date":"2016-08-23","code":"PM15-305.4","title":"INTERIOR SURFACES STAIRS, ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193094","date":"2016-08-23","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193095","date":"2016-08-23","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193096","date":"2016-08-23","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193097","date":"2016-08-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193098","date":"2016-08-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193099","date":"2016-08-23","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193100","date":"2016-08-23","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193101","date":"2016-08-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193103","date":"2016-08-23","code":"PM15-305.5","title":"HANDRAIL FASTENED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193104","date":"2016-08-23","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193105","date":"2016-08-23","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null},{"number":"4193106","date":"2016-08-23","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-10","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-120753","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-24","completedDate":"2023-01-17","noticeUrl":null,"violations":[{"number":"VI-2021-088392","date":"2021-12-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-088393","date":"2021-12-24","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-088394","date":"2021-12-24","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2016,"n":15,"worst":null},{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"551896","date":"2016-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"551898","date":"2016-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"551896","date":"2016-08-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"551898","date":"2016-10-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"551898","date":"2017-01-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"551896","date":"2017-04-19","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"CF-2021-120753","date":"2021-12-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-120753","date":"2022-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-120753","date":"2023-01-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":3,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99550759137483,"lng":-75.17380064993728,"geom":{"type":"Polygon","coordinates":[[[-75.173776201,39.995615164],[-75.173755435,39.995606202],[-75.173797195,39.995396003],[-75.17384706,39.995402506],[-75.17380463,39.995621524],[-75.173776201,39.995615164]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":2,"lotArea":1170,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"2545 W HAROLD ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12100,"taxable":12100,"land":4448,"improvement":7652,"taxableLand":4448,"taxableImprovement":7652,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12100,"taxable":12100,"land":3630,"improvement":8470,"taxableLand":3630,"taxableImprovement":8470,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12100,"taxable":12100,"land":3630,"improvement":8470,"taxableLand":3630,"taxableImprovement":8470,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":26600,"taxable":26600,"land":7980,"improvement":18620,"taxableLand":7980,"taxableImprovement":18620,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":27500,"taxable":27500,"land":4125,"improvement":23375,"taxableLand":4125,"taxableImprovement":23375,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":27500,"taxable":27500,"land":4125,"improvement":23375,"taxableLand":4125,"taxableImprovement":23375,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":27500,"taxable":27500,"land":4125,"improvement":23375,"taxableLand":4125,"taxableImprovement":23375,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":52000,"taxable":52000,"land":10400,"improvement":41600,"taxableLand":10400,"taxableImprovement":41600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":52000,"taxable":52000,"land":10400,"improvement":41600,"taxableLand":10400,"taxableImprovement":41600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":72000,"taxable":72000,"land":14400,"improvement":57600,"taxableLand":14400,"taxableImprovement":57600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":72000,"taxable":72000,"land":14400,"improvement":57600,"taxableLand":14400,"taxableImprovement":57600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":77300,"taxable":77300,"land":15460,"improvement":61840,"taxableLand":15460,"taxableImprovement":61840,"exemptLand":0,"exemptImprovement":0}],"taxNow":1008,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-012805","date":"2022-12-20","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-18","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT OF FIRE DAMAGED FLOOR JOIST IN EXISTING POCKETS TO COMPLY WITH VIOLATION CASE #CF-2021-120753. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"RP-2023-002490","date":"2023-05-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-03-01","scope":"FOR INTERIOR ALTERATION AND SISTERING JOISTS AS PER PLAN AS PART OF AN EXISTING STRUCTURE TO CONTINUOUS USE AS SINGLE-FAMILY DWELLING. THE EXISTING BASEMENT TO REMAIN NON-HABITABLE SPACE. SIZE AND LOCATION AS SHOWN ON THE PLANS. ** SEPARATE PERMIT REQUIRE FOR ELECTRICAL, PLUMBING AND MECHANICAL **"},{"number":"EP-2023-004541","date":"2023-05-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-03-01","scope":"Install 200amp service with meter, and fishing wire thru-out. Installing complete grounding system with 2 ground rods, arc-fault circuit breakers, hard wire smoke detectors, exterior lighting in front & rear, gfi's in all wet locations, recessed lighting, switches, and receptacles as per 2017 nec"},{"number":"PP-2023-006726","date":"2023-05-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-01","scope":"Two and a half baths, kitchen, laundry"},{"number":"MP-2023-002667","date":"2023-07-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-03-01","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Installation of a 2 ton air handler, 2 ton heat pump, ductwork, and 6 registers."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2006,"k":"sale","p":5000},{"y":2016,"k":"viol","w":"15 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"485158","type":"Rental","status":"Inactive","businessName":"AARON ISELEY","legalName":"AARON ISELEY","address":"2545 W HAROLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-10-08","latestIssueDate":"2009-10-08","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"485158","type":"Rental","businessName":"AARON ISELEY","legalName":"AARON ISELEY","issuedDate":"2009-10-08","latestIssueDate":"2009-10-08","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- 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":"4 permits not marked completed: RP-2023-002490 (Expired), EP-2023-004541 (Expired), PP-2023-006726 (Expired), MP-2023-002667 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 18 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 17, 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/"}],"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"}]}