{"asOf":"2026-07-27T15:28:52.787Z","block":"2500-2599 CORAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-coral-st","address":"2518 CORAL ST","parcelNumber":"311103900","source":"https://property.phila.gov/?p=311103900","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"BLESSED MJK REVOCABLE LIVING TRUST","coOwner":null,"marketValue":299400,"landAssessment":59880,"improvementAssessment":239520,"livableArea":1510,"yearBuilt":1875,"lastSale":{"price":1,"date":"2023-09-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"572062","date":"2007-05-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"572061","date":"2007-05-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"831244","date":"2007-08-28","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2318090","date":"2011-12-27","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318091","date":"2011-12-27","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318094","date":"2011-12-27","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318072","date":"2011-12-27","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318073","date":"2011-12-27","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318076","date":"2011-12-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318084","date":"2011-12-27","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318088","date":"2011-12-27","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318089","date":"2011-12-27","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318093","date":"2011-12-27","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318071","date":"2011-12-27","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2328068","date":"2012-01-09","code":"A-504.7/2","title":"SWO- PEOPLE CONTINUE TO ENTER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2329751","date":"2011-12-27","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"111052","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-05-01","completedDate":"2008-03-24","violations":[{"number":"572062","date":"2007-05-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"572061","date":"2007-05-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"126035","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2007-08-28","completedDate":"2008-03-26","violations":[{"number":"831244","date":"2007-08-28","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"310688","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2011-12-27","completedDate":"2013-06-20","violations":[{"number":"2318090","date":"2011-12-27","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318091","date":"2011-12-27","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318094","date":"2011-12-27","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318072","date":"2011-12-27","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318073","date":"2011-12-27","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318076","date":"2011-12-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318084","date":"2011-12-27","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318088","date":"2011-12-27","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318089","date":"2011-12-27","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318093","date":"2011-12-27","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2318071","date":"2011-12-27","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2328068","date":"2012-01-09","code":"A-504.7/2","title":"SWO- PEOPLE CONTINUE TO ENTER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"369366","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2329751","date":"2011-12-27","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2011,"n":12,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"111052","date":"2007-05-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"111052","date":"2007-05-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"126035","date":"2007-08-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126035","date":"2007-10-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126035","date":"2007-11-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126035","date":"2007-12-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"126035","date":"2008-02-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"126035","date":"2008-02-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"111052","date":"2008-03-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"310688","date":"2011-12-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"310688","date":"2012-02-03","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2007,"fails":5,"passes":1},{"y":2008,"fails":1,"passes":2},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98512357633904,"lng":-75.12639027032743,"geom":{"type":"Polygon","coordinates":[[[-75.126424232,39.985196624],[-75.126308876,39.985065768],[-75.126350037,39.985043964],[-75.126471322,39.98518029],[-75.126424232,39.985196624]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":840,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 723, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT TO CONSTRUCT A (2) TWO STORY ADDITION AT THE REAR OF THE HOUSE WITH A ROOF DECK AT THE THIRD FLOOR LEVEL.ACCESS TO THE ROOF DECK  WILL BE THROUGH AN EXISTING THIRD FLOOR BEDROOM","status":"CLOSED","outcome":"Granted","date":"2012-07-17","number":"17628","relatedPermit":"389588"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":103400,"taxable":103400,"land":8736,"improvement":94664,"taxableLand":8736,"taxableImprovement":94664,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":103400,"taxable":103400,"land":24196,"improvement":79204,"taxableLand":24196,"taxableImprovement":79204,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":103400,"taxable":103400,"land":24196,"improvement":79204,"taxableLand":24196,"taxableImprovement":79204,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":215000,"taxable":215000,"land":49450,"improvement":165550,"taxableLand":49450,"taxableImprovement":165550,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":231700,"taxable":231700,"land":54218,"improvement":177482,"taxableLand":54218,"taxableImprovement":177482,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":231700,"taxable":231700,"land":54218,"improvement":177482,"taxableLand":54218,"taxableImprovement":177482,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":231700,"taxable":231700,"land":54218,"improvement":177482,"taxableLand":54218,"taxableImprovement":177482,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":150000,"taxable":150000,"land":30000,"improvement":120000,"taxableLand":30000,"taxableImprovement":120000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":150000,"taxable":150000,"land":30000,"improvement":120000,"taxableLand":30000,"taxableImprovement":120000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":245800,"taxable":245800,"land":49100,"improvement":196700,"taxableLand":49100,"taxableImprovement":196700,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":245800,"taxable":245800,"land":49100,"improvement":196700,"taxableLand":49100,"taxableImprovement":196700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":299400,"taxable":299400,"land":59880,"improvement":239520,"taxableLand":59880,"taxableImprovement":239520,"exemptLand":0,"exemptImprovement":0}],"taxNow":3441,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"134988","date":"2008-02-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-03-07","scope":"TO LEGALIZE APPLICATION OF PORTLAND CEMENT (STUCCO) TO FRONT AND REAR EXTERIOR 3 STORY WALLS."},{"number":"359675","date":"2011-08-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-26","scope":"EXTERIOR ALTERATIONS - STUCCO, REPLACE 5 WINDOWS, NEW MASONRY STEPS."},{"number":"369366","date":"2011-10-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-19","scope":"PERMIT TO REMOVE AND REBUILD FRONT WALL OF SINGLE FAMILY DWELLING. NEW WALL TO BE WOOD FRAME WITH PLYWOOD AND 4 INCH BRICK VENEER TIED BACK TO SAME."},{"number":"389588","date":"2012-08-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-08-15","scope":"CREATION OF A 2ND STORY ADDITION WITH ROOF DECK TO THIRD FLOOR LEVEL. ACCESS TO THE ROOF DECK WILL BE FROM EXISTING 3RD FLOOR BEDROOM."},{"number":"423149","date":"2012-10-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-28","scope":"REPAIRS AND RENOVATIONS TO A 2 STORY ADDITION AT REAR OF SFD."},{"number":"475337","date":"2013-06-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-02","scope":"WIRING FOR KITCHEN,BEDROOM AND BATH ADDITION INCLUDES 12 RECEPTACLES, 7 SWITCHES, 1 BATH FAN 9 LIGHTS, 1 CO/SMOKE DETECTORS 2 APPLIANCE CIRCUITS 1 A/C MINI SPLIT SYSTEM ALSO SERVICE UPGRADE TO 200AMP PER 2008 NEC (SFD)"},{"number":"477389","date":"2013-06-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-13","scope":"INSTALLATION OF (1) MINI SPLIT SYSTEM INCLUDES (2) EXAPORATORS AND (1) CONDENSER (SFD)"},{"number":"477605","date":"2013-06-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"4 FIXTURES WITH PIPING"},{"number":"RP-2022-009616","date":"2022-11-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-12-12","scope":"Interior / exterior renovations only. no structural work included. Details as shown in the plan."},{"number":"ZP-2023-007089","date":"2023-10-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INCREASE TO THE HEIGHT OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS PER APPROVED PLAN."},{"number":"EP-2023-010764","date":"2023-11-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-12-12","scope":"Rewire all outlets, switches, & lights throughout; Replace 100 amp service. AS PER NEC 2017"},{"number":"MP-2023-005024","date":"2023-11-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-12-12","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 90% 80k BTU furnace, 3 ton AC, ductwork, and 10 registers."},{"number":"RP-2025-002618","date":"2025-06-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR RENOVATION AND FOR THE INCREASE TO THE HEIGHT OF AN EXISTING STRUCTURE. DETAILS AS SHOWN ON THE APPROVED PLAN."},{"number":"EP-2025-007872","date":"2025-08-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Upgrading service to 200 amp service. Which includes a ( 200 amp 30 breaker space panel, 200 amp meter socket, 35 ft of 200 amp 4/0 aluminum cable. New grounding electrode system. Rewire throughout with recessed lights, outlets, switches, light fixtures, and smoke/co detectors as per 2017 Nec. Also, materials are included."},{"number":"PP-2025-010750","date":"2025-08-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"3 full bath, 1 kitchen, 1 laundry, 1 hot water heater"},{"number":"MP-2025-004476","date":"2025-08-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Stop Work","completedDate":null,"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. WARM AIR APPLIANCE CONNECTED VIA DUCTWORK WITH 15 REGISTERS"}],"storyTag":"New construction","storyDelta":329,"timeline":[{"y":2012,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"436851","type":"Rental","status":"Inactive","businessName":"FRANCISCA D SANTIAGO","legalName":"FRANCISCA D SANTIAGO","address":"2518 CORAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-03-27","latestIssueDate":"2009-06-09","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"436851","type":"Rental","businessName":"FRANCISCA D SANTIAGO","legalName":"FRANCISCA D SANTIAGO","issuedDate":"2008-03-27","latestIssueDate":"2009-06-09","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["7 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":"Appeal #17628: CLOSED · Granted; related permit 389588.","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":"8 permits not marked completed: 477605 (EXPIRED), RP-2022-009616 (Expired), EP-2023-010764 (Expired), MP-2023-005024 (Expired), RP-2025-002618 (Issued). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 3, 2012.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 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/"}],"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"}]}