{"asOf":"2026-07-29T05:25:10.058Z","block":"2600-2699 BRADDOCK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-braddock-st","address":"2621 BRADDOCK ST","parcelNumber":"311092700","source":"https://property.phila.gov/?p=311092700","ownerType":"investor","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":"PERFECT SOLUTIONS MANAGEMENT & SALES INC","coOwner":null,"marketValue":186000,"landAssessment":37200,"improvementAssessment":148800,"livableArea":611,"yearBuilt":1875,"lastSale":{"price":85000,"date":"2022-04-19T04:00:00Z"},"openViolations":2,"violations":[{"number":"3776675","date":"2015-11-19","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3776673","date":"2015-11-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3776674","date":"2015-11-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3902034","date":"2015-11-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4460647","date":"2017-09-21","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4460648","date":"2017-09-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4460649","date":"2017-09-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-021547","date":"2020-07-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-06-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-025600","date":"2020-08-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CVN ISSUED","resolutionDate":"2020-09-10","resolution":"CVN ISSUED"},{"number":"VI-2021-007256","date":"2021-02-10","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2021-06-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-007257","date":"2021-02-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-027690","date":"2021-05-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-06-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-026742","date":"2022-04-22","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-026741","date":"2022-04-22","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-026743","date":"2022-04-22","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-026740","date":"2022-04-22","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"511264","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-11-20","completedDate":"2016-03-30","violations":[{"number":"3776675","date":"2015-11-19","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3776673","date":"2015-11-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3776674","date":"2015-11-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"511267","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-11-20","completedDate":null,"violations":[{"number":"3902034","date":"2015-11-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605460","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-09-21","completedDate":"2017-12-04","violations":[{"number":"4460647","date":"2017-09-21","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4460648","date":"2017-09-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4460649","date":"2017-09-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-041017","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-22","completedDate":"2021-06-24","violations":[{"number":"VI-2020-021547","date":"2020-07-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-06-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2020-047257","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-06","completedDate":"2020-09-10","violations":[{"number":"VI-2020-025600","date":"2020-08-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CVN ISSUED","resolutionDate":"2020-09-10","resolution":"CVN ISSUED"}]},{"number":"CF-2021-009798","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-02-10","completedDate":null,"violations":[{"number":"VI-2021-007256","date":"2021-02-10","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2021-06-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-007257","date":"2021-02-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-037129","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-07","completedDate":"2021-06-22","violations":[{"number":"VI-2021-027690","date":"2021-05-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-06-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-034425","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-22","completedDate":"2024-11-16","violations":[{"number":"VI-2022-026742","date":"2022-04-22","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-026741","date":"2022-04-22","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-026743","date":"2022-04-22","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-026740","date":"2022-04-22","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2015,"n":4,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"511267","date":"2015-11-19","type":"VAC INSP","status":"FAILED"},{"caseNumber":"511264","date":"2015-11-19","type":"VAC INSP","status":"FAILED"},{"caseNumber":"511267","date":"2015-12-30","type":"VAC INSP","status":"FAILED"},{"caseNumber":"511264","date":"2015-12-30","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"511267","date":"2016-02-12","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"511267","date":"2016-04-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"605460","date":"2017-09-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"511267","date":"2017-09-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"605460","date":"2017-11-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-041017","date":"2020-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047257","date":"2020-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047257","date":"2020-09-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-041017","date":"2020-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-009798","date":"2021-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-009798","date":"2021-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-037129","date":"2021-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-041017","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-037129","date":"2021-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-034425","date":"2022-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-034425","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":2},{"y":2020,"fails":3,"passes":1},{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98643512101374,"lng":-75.12447109377919,"geom":{"type":"Polygon","coordinates":[[[-75.124406429,39.986335335],[-75.124569579,39.986519435],[-75.124537761,39.986535875],[-75.124373173,39.986352613],[-75.124406429,39.986335335]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":2,"baths":1,"stories":2,"lotArea":932,"zoning":"RSA5","grade":"C","basement":"1","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7110 CASTOR AVE, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":68500,"taxable":68500,"land":9781,"improvement":58719,"taxableLand":9781,"taxableImprovement":58719,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":68500,"taxable":68500,"land":16029,"improvement":52471,"taxableLand":16029,"taxableImprovement":52471,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":68500,"taxable":68500,"land":16029,"improvement":52471,"taxableLand":16029,"taxableImprovement":52471,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":109100,"taxable":109100,"land":25529,"improvement":83571,"taxableLand":25529,"taxableImprovement":83571,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":117500,"taxable":117500,"land":27495,"improvement":90005,"taxableLand":27495,"taxableImprovement":90005,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":117500,"taxable":117500,"land":27495,"improvement":90005,"taxableLand":27495,"taxableImprovement":90005,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":117500,"taxable":117500,"land":27495,"improvement":90005,"taxableLand":27495,"taxableImprovement":90005,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":147200,"taxable":147200,"land":29440,"improvement":117760,"taxableLand":29440,"taxableImprovement":117760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":147200,"taxable":147200,"land":29440,"improvement":117760,"taxableLand":29440,"taxableImprovement":117760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":190800,"taxable":190800,"land":38160,"improvement":152640,"taxableLand":38160,"taxableImprovement":152640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":190800,"taxable":190800,"land":38160,"improvement":152640,"taxableLand":38160,"taxableImprovement":152640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":186000,"taxable":186000,"land":37200,"improvement":148800,"taxableLand":37200,"taxableImprovement":148800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2671,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"782701","date":"2017-05-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-05-22","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2022-006561","date":"2022-07-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-28","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR TO AN EXISTING ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"RP-2022-005418","date":"2022-07-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-08-28","scope":"FOR THE ERECTION OF A REAR ADDTION TO AN EXISTING ATTACHED STRUCTURE."},{"number":"MP-2023-000107","date":"2023-01-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-28","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. Install (1) Appliance 95+ system with new duct work (13) Register/Diffusers."},{"number":"PP-2023-000376","date":"2023-01-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-28","scope":"EZ PLUMBING ALTERATIONS STANDARDS – for installing or altering a plumbing system without submitting plans by meeting the Conditions and Construction Requirements in New construction, additions, or alterations for residential one- and two-family dwellings. fixture replacement with piping. 3- water closets/urinals, 3 lavs, 2 showers/tubs, 1 - kitchen sink, 1 - laundry tub, 2 - roof drains, 1 hot water heater as per the Philadelphia Plumbing Code 2018. Combo with RP-2022-005418"},{"number":"EP-2023-001089","date":"2023-03-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-24","scope":"new 100 amp electrical service,new panel 30/30, about 25 6'\"LED, 35 TR receptacles, 20 switches, 3 CM+3 Smock detectors. Wiring whit Romex 14/2, 14/3, 12/2, 10/2, 10/3 by NEC 2017"},{"number":"PP-2023-004434","date":"2023-04-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-17","scope":"Replace 3/4\" water service from sidewalk to building"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2022,"k":"sale","p":85000},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"941450","type":"Rental","status":"Active","businessName":"PERFECT SOLUTIONS MNGT & SAALES INC","legalName":"PERFECT SOLUTIONS MNGT & SAALES INC","address":"2621 BRADDOCK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-01-09","latestIssueDate":"2025-11-25","expirationDate":"2027-01-08","inactiveDate":null}],"licenseActivity":[{"number":"941450","type":"Rental","businessName":"PERFECT SOLUTIONS MNGT & SAALES INC","legalName":"PERFECT SOLUTIONS MNGT & SAALES INC","issuedDate":"2024-01-09","latestIssueDate":"2025-11-25","closureDate":null,"expirationDate":"2027-01-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"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":["2 open L&I violations","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 782701 (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":"2 open L&I violations","finding":"16 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 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":"13 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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"}]}