{"asOf":"2026-07-23T22:53:23.519Z","block":"2000-2099 N COLLEGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-n-college-ave","address":"2015 N COLLEGE AVE","parcelNumber":"291025200","source":"https://property.phila.gov/?p=291025200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"TROPHY REI PA LLC","coOwner":null,"marketValue":558500,"landAssessment":111700,"improvementAssessment":446800,"livableArea":2562,"yearBuilt":1915,"lastSale":{"price":165000,"date":"2020-07-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"3535933","date":"2014-08-06","code":"PM-102.3/1","title":"LICENSE-RES 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REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3350060","date":"2014-08-20","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3350061","date":"2014-08-20","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3350062","date":"2014-08-20","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3350063","date":"2014-08-20","code":"PM-407.2/5","title":"ELEC-CORD REMOVAL CEILING-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3350064","date":"2014-08-20","code":"PM-407.2/8","title":"ELEC-FIXTURE/OUTLET LOOSE-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3350065","date":"2014-08-20","code":"PM-407.3/4","title":"ELEC-BRANCH CIRCUITS-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"538631","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-06-11","completedDate":"2016-08-29","violations":[{"number":"3971414","date":"2016-06-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"649665","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2018-08-15","completedDate":"2020-09-28","violations":[{"number":"211952263","date":"2018-08-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211952264","date":"2018-08-14","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-09-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-051921","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-18","completedDate":"2020-11-24","violations":[{"number":"VI-2020-028554","date":"2020-08-18","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2020-11-24","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2014,"n":15,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2018,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"446935","date":"2014-08-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449007","date":"2014-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449007","date":"2014-09-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"446935","date":"2014-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"449007","date":"2014-10-03","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"446935","date":"2014-11-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"446935","date":"2015-04-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"446935","date":"2015-05-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"538631","date":"2016-06-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"538631","date":"2016-08-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"649665","date":"2018-08-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"649665","date":"2019-03-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"649665","date":"2019-10-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"649665","date":"2020-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051921","date":"2020-08-18","type":null,"status":"FAILED"},{"caseNumber":"649665","date":"2020-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-051921","date":"2020-11-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":4,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":2,"passes":2}],"taxOwed":363,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":363,"principalDue":0,"penaltyDue":133.87,"interestDue":117.13,"otherChargesDue":112,"yearsOwed":1,"oldestYearOwed":2019,"mostRecentYearOwed":2019,"mostRecentPaymentDate":"2021-03-15","assessmentYear":2022,"totalAssessment":599100,"taxableAssessment":171743,"exemptAbatementAssessment":427357,"homesteadValue":0,"netTaxAfterHomestead":2404.06,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97536941388587,"lng":-75.16896109820404,"geom":{"type":"Polygon","coordinates":[[[-75.168910045,39.975261031],[-75.168972211,39.975254418],[-75.169012399,39.975481547],[-75.168949086,39.975480864],[-75.168910045,39.975261031]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-000835","type":"Fire Alarm Certification","inspectionDate":"2022-01-18","result":"Certified","expirationDate":"2023-01-18","buildingId":"1508538"},{"number":"BC-2023-009429","type":"Fire Alarm Certification","inspectionDate":"2023-01-20","result":"Certified","expirationDate":"2024-01-20","buildingId":"1508538"},{"number":"BC-2023-001489","type":"Fire Alarm Certification","inspectionDate":"2023-01-20","result":"Certified","expirationDate":"2024-01-20","buildingId":"1508538"},{"number":"BC-2024-003369","type":"Fire Alarm Certification","inspectionDate":"2024-01-24","result":"Certified","expirationDate":"2025-01-24","buildingId":"1508538"},{"number":"BC-2026-003766","type":"Fire Alarm Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1508538"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":3,"stories":3,"lotArea":1321,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"417 CHERRY HILL BLVD, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[],"taxYears":[{"year":2015,"total":118.54,"principal":0,"interest":0,"penalty":13.76}],"taxNet":118.54,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":105800,"taxable":105800,"land":8853,"improvement":96947,"taxableLand":8853,"taxableImprovement":96947,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":105800,"taxable":105800,"land":31740,"improvement":74060,"taxableLand":31740,"taxableImprovement":74060,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":105800,"taxable":105800,"land":31740,"improvement":74060,"taxableLand":31740,"taxableImprovement":74060,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":138600,"taxable":138600,"land":41500,"improvement":97100,"taxableLand":41500,"taxableImprovement":97100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":143300,"taxable":143300,"land":42990,"improvement":100310,"taxableLand":42990,"taxableImprovement":100310,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":143300,"taxable":143300,"land":42990,"improvement":100310,"taxableLand":42990,"taxableImprovement":100310,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":599100,"taxable":171743,"land":170743,"improvement":428357,"taxableLand":170743,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":427357},{"y":2023,"v":599100,"taxable":120919,"land":119800,"improvement":479300,"taxableLand":119800,"taxableImprovement":1119,"exemptLand":0,"exemptImprovement":478181},{"y":2024,"v":599100,"taxable":120919,"land":119800,"improvement":479300,"taxableLand":119800,"taxableImprovement":1119,"exemptLand":0,"exemptImprovement":478181},{"y":2025,"v":529700,"taxable":106929,"land":105940,"improvement":423760,"taxableLand":105940,"taxableImprovement":989,"exemptLand":0,"exemptImprovement":422771},{"y":2026,"v":529700,"taxable":106929,"land":105940,"improvement":423760,"taxableLand":105940,"taxableImprovement":989,"exemptLand":0,"exemptImprovement":422771},{"y":2027,"v":558500,"taxable":112743,"land":111700,"improvement":446800,"taxableLand":111700,"taxableImprovement":1043,"exemptLand":0,"exemptImprovement":445757}],"taxNow":1497,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"288280","date":"2010-06-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-12-29","scope":"INTERIOR DEMOLITION"},{"number":"305259","date":"2010-10-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"upgrade existing to 200amp single faze 120/240 volt plus panel with 200amp, main 40 circuit and all required bonding and and grounding, 40 tamper proof receptacle 20 amp 30 single pole switches,10 three way switches.8 gfi receptacle,1 dish washer 1 w"},{"number":"RP-2020-008044","date":"2020-09-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-24","scope":"Make safe demolition one story floor rear shed according to engineer's report AS PER CASE# 649665. MUST BE REMOVED BY HAND AND PROVIDE PROTECTION TO ADJACENT PROPERTIES. SEPERATE BUILDING AND ZONING PERMITS REQUIRED TO REBUILD AS PER ENGINEER REPORT. SEPERATE ZONING AND BUILDING IF THEY WISH TO REBUILD."},{"number":"RP-2020-010813","date":"2020-09-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-10-23","scope":"MAKE SAFE PERMIT- For INSTALLING CONCRETE BOND BEAM, 2X6 STUD FRONT WALL, AND SHEATHING AS PER ENGINEER'S REPORT to resolve case CF-2020-051921. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2020-051921."},{"number":"ZP-2020-009661","date":"2021-01-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR PARTIAL DEMOLITION AT THE REAR OF THE EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF REAR DECKS AT THE 2ND AND 3RD STORIES. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2020-006707","date":"2021-01-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-10","scope":"Partial demolition of a rear portion of the structure. Complete change in use and occupancy classification with level III alterations and structural work to create three (3) dwelling units as per approved plans. Separate permit required for MEP and fire suppression work."},{"number":"PP-2021-002479","date":"2021-05-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-10","scope":"Interior plumbing, 5 WC, 5 TUBS, 5 LAVATORIES, 3 KS, 3 LS, 3 WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"FP-2021-002071","date":"2021-07-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-10","scope":"FOR THE INSTALLATION OF A NEW 2 INCH FIRE SERVICE LINE WITH BACK FLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL OR PLUMBING WORK."},{"number":"PP-2021-014378","date":"2021-08-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-25","scope":"1\" complete water service, storm & sanitary curb traps, fresh air inlets, main drains into building"},{"number":"EP-2021-003429","date":"2021-08-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-02","scope":"Install new 300 amp 4 gang service. Install outlets, switches, light fixtures and 120v interconnected smoke/co devices 2017 NEC. Install low voltage fire alarm system as per 2016 NFPA 72."},{"number":"MP-2021-006543","date":"2021-10-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-10","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. New construction Triplex 3- 2 ton Heat pump ducted unit, 21 registers"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"sale","p":165000},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"888561","type":"Rental","status":"Active","businessName":"Trophy REI PA, LLC","legalName":"Trophy REI PA, LLC","address":"2015 N COLLEGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-02-28","latestIssueDate":"2026-01-13","expirationDate":"2027-02-27","inactiveDate":null}],"licenseActivity":[{"number":"888561","type":"Rental","businessName":"Trophy REI PA, LLC","legalName":"Trophy REI PA, LLC","issuedDate":"2022-02-28","latestIssueDate":"2026-01-13","closureDate":null,"expirationDate":"2027-02-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"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":["$363 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"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":"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":"1 permit not marked completed: 305259 (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 19 historical violations across 5 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$363.00 was recorded in the City’s 2022-06 delinquency snapshot for 2019.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 (417 CHERRY HILL BLVD, CHERRY HILL NJ, 08002).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 24, 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 6, 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"}]}