{"asOf":"2026-07-26T21:05:34.491Z","block":"1800-1899 N 17TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-17th-st","address":"1811 N 17TH ST","parcelNumber":"321110000","source":"https://property.phila.gov/?p=321110000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"FINCHLEY INVESTMENTS LLC","coOwner":null,"marketValue":574200,"landAssessment":114800,"improvementAssessment":459400,"livableArea":4417,"yearBuilt":1915,"lastSale":{"price":165000,"date":"2008-08-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"3058024","date":"2014-01-10","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058023","date":"2014-01-10","code":"A-302.9/37","title":"PERMB REVK- ISSUED IN ERROR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058022","date":"2014-01-10","code":"A-301.1/5","title":"PERMB- TOTAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3338641","date":"2014-09-25","code":"A-301.2/1","title":"PERMB- NO NEED BUT MUST COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3338639","date":"2014-09-25","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3338640","date":"2014-09-25","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3177658","date":"2014-05-10","code":"A-302.8/30","title":"PERM - MUST POST","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3177657","date":"2014-05-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3387857","date":"2014-08-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3367692","date":"2014-10-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3367693","date":"2014-10-21","code":"A-402.4/8","title":"SPEC INSP- CONCRETE ELEMENTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3367691","date":"2014-10-21","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387859","date":"2014-11-08","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387858","date":"2014-11-08","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"416043","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-01-10","completedDate":"2014-02-05","violations":[{"number":"3058024","date":"2014-01-10","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058023","date":"2014-01-10","code":"A-302.9/37","title":"PERMB REVK- ISSUED IN ERROR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058022","date":"2014-01-10","code":"A-301.1/5","title":"PERMB- TOTAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"454259","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-09-25","completedDate":"2014-11-03","violations":[{"number":"3338641","date":"2014-09-25","code":"A-301.2/1","title":"PERMB- NO NEED BUT MUST COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3338639","date":"2014-09-25","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3338640","date":"2014-09-25","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"506834","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3177658","date":"2014-05-10","code":"A-302.8/30","title":"PERM - MUST POST","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3177657","date":"2014-05-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"530717","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3387857","date":"2014-08-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387859","date":"2014-11-08","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387858","date":"2014-11-08","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"543686","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3367692","date":"2014-10-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3367693","date":"2014-10-21","code":"A-402.4/8","title":"SPEC INSP- CONCRETE ELEMENTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3367691","date":"2014-10-21","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":14,"worst":null}],"investigations":[{"caseNumber":"416043","date":"2014-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"416043","date":"2014-02-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"454259","date":"2014-11-03","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"454259","date":"2014-11-03","type":"BP_BLDG","status":"CLOSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98112223918561,"lng":-75.1620332281986,"geom":{"type":"Polygon","coordinates":[[[-75.161866193,39.981121371],[-75.161853414,39.981120212],[-75.161862892,39.981078207],[-75.162212323,39.981124453],[-75.162202798,39.981166569],[-75.161866193,39.981121371]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-006130","type":"Sprinkler Certification","inspectionDate":"2021-07-21","result":"Certified","expirationDate":"2022-07-21","buildingId":"1508941"},{"number":"BC-2022-014718","type":"Sprinkler Certification","inspectionDate":"2022-07-13","result":"Certified","expirationDate":"2023-07-13","buildingId":"1508941"},{"number":"BC-2024-029912","type":"Sprinkler Certification","inspectionDate":"2024-07-09","result":"Certified","expirationDate":"2025-07-09","buildingId":"1508941"},{"number":"BC-2025-025114","type":"Sprinkler Certification","inspectionDate":"2025-07-10","result":"Certified","expirationDate":"2026-07-10","buildingId":"1508941"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":13,"baths":6,"stories":4,"lotArea":1683,"zoning":"RM1","grade":"B","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1614 CECIL B MOORE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":750000,"taxable":11613,"land":11613,"improvement":738387,"taxableLand":11613,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":738387},{"y":2017,"v":750000,"taxable":105000,"land":105000,"improvement":645000,"taxableLand":105000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":645000},{"y":2018,"v":750000,"taxable":105000,"land":105000,"improvement":645000,"taxableLand":105000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":645000},{"y":2019,"v":417000,"taxable":58300,"land":58300,"improvement":358700,"taxableLand":58300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":358700},{"y":2020,"v":431400,"taxable":60313,"land":60313,"improvement":371087,"taxableLand":60313,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":371087},{"y":2021,"v":431400,"taxable":60313,"land":60313,"improvement":371087,"taxableLand":60313,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":371087},{"y":2022,"v":431400,"taxable":60313,"land":60313,"improvement":371087,"taxableLand":60313,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":371087},{"y":2023,"v":505800,"taxable":101100,"land":101100,"improvement":404700,"taxableLand":101100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":404700},{"y":2024,"v":505800,"taxable":101100,"land":101100,"improvement":404700,"taxableLand":101100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":404700},{"y":2025,"v":505800,"taxable":505800,"land":101100,"improvement":404700,"taxableLand":101100,"taxableImprovement":404700,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":505800,"taxable":505800,"land":101100,"improvement":404700,"taxableLand":101100,"taxableImprovement":404700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":574200,"taxable":574200,"land":114800,"improvement":459400,"taxableLand":114800,"taxableImprovement":459400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7080,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"502099","date":"2013-11-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-11-04","scope":"COMPLETE DEMOLITION OF EXISTING STRUCTURE AND ERECTION OF A FOUR (4) STORY WITH CELLAR AND 2ND & 3RD FLOOR FRONT BAYS. FOR USE AS FOUR (4) FAMILY DWELIING"},{"number":"506834","date":"2013-12-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-12-24","scope":"COMPLETE DEMO OF STRUCTURE BY HAND METHODS ONLY AS PER ENGINEERING SURVEY, SITE SAFETY PLAN AND CODE BULLETIN. ADJACENT STRUCTURES AND SIDEWALKS TO BE PROTECTED - FENCING INSTALLED AS INDICATED - SEPARATE STREET CLOSURE PERMIT IS REQUIRED."},{"number":"519340","date":"2014-02-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-10-15","scope":"AMEND PRIOR AP506834 CORRECT/UPDATE CONTRACTOR INFORMATION. -COMPLETE DEMO OF STRUCTURE BY HAND METHODS ONLY AS PER ENGINEERING SURVEY, SITE SAFETY PLAN AND CODE BULLETIN. ADJACENT STRUCTURES AND SIDEWALKS TO BE PROTECTED - FENCING INSTALLED AS INDICATED - SEPARATE STREET CLOSURE PERMIT IS REQUIRED."},{"number":"530717","date":"2014-05-23","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-07-24","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE WITH A CELLAR FOR USE AS A FOUR (4) FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"543993","date":"2014-07-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-07-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 2\" SERVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"543686","date":"2014-08-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-27","scope":"UNDERPINNING OF EXISTING FOUNDATION WALL AT THE FRONT PORTION OF THE NORTH SIDE AND THE ENTIRE LENGTH OF THE SOUTH SIDE PER ENGINEER'S PLAN. NO WORK AT FRONT, REAR OR NORTH SIDE ALONG PROPOSED COURT. SPECIAL INSPECTION REPORT(S) SHALL BE FURNISHED TO DEPARTMENT FIELD INSPECTOR. BASEMENT SLAB AND NEW FOUNDATION WALLS APPROVED UNDER BUILDING PERMIT # 530717. ADJACENT PROPERTY OWNERS TO BE NOTIFIED A MINIMUM OF TEN (10) DAYS PRIOR TO THE COMMENCEMENT OF WORK."},{"number":"561378","date":"2014-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-07-23","scope":"NEW CONSTRUCTION 34 FIXTURES"},{"number":"565974","date":"2014-10-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-23","scope":"HVAC < 2000 CFM INSTALLATION OF FOUR (4) HEAT PUMPS AND ASSOCIATED DUCT WORK. SINGLE SPACE HVAC SYSTEMS HVAC / DUCTWORK ENTIRELY WITHIN THE SINGLE SPACE TENANT.(NO DUCTWORK PENETRATION OF TENANT SEPARATION ASSEMBLIES, WALLS, CEILINGS, OR ROOF OR NO COMBINING/SHARING DUCT WORK FOR MULTIPLY UNITS) HVAC CAPACITY NOT TO EXCEED 2000 CFM / 5 TONS FOR EACH SYSTEM"},{"number":"582570","date":"2015-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-24","scope":"INSTALL 300AMP 5 METER SERV & LGT FIXTURES, OUTLETS, SW & APPLIANCES AS PER NEC 2008. INSTALL 120V INTERCONNECTED SMOKE DETECTOR, INSTALL LOW VOLTAGE FIRE ALARM SYSTEM AS PER NFPA 72 NORTH DISTRICT"},{"number":"593273","date":"2015-03-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"INSTALLING HOUSE DRAIN, HOUSE TRAP, FRESH AIR INLET AND 1\" WATER SERVICE \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Demolition"},{"y":2013,"k":"demo"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"New construction"},{"y":2014,"k":"viol","w":"14 L&I violations"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"239256","type":"Rental","status":"Closed","businessName":"MICHAEL R KUZMA","legalName":"MICHAEL R KUZMA","address":"1811 N 17TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-10","latestIssueDate":"2005-04-26","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"704581","type":"Rental","status":"Active","businessName":"FINCHLEY INVESTMENTS, LLC","legalName":"FINCHLEY INVESTMENTS, LLC","address":"1811 N 17TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2016-06-11","latestIssueDate":"2026-05-28","expirationDate":"2027-06-10","inactiveDate":null}],"licenseActivity":[{"number":"704581","type":"Rental","businessName":"FINCHLEY INVESTMENTS, LLC","legalName":"FINCHLEY INVESTMENTS, LLC","issuedDate":"2016-06-11","latestIssueDate":"2026-05-28","closureDate":null,"expirationDate":"2027-06-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"239256","type":"Rental","businessName":"MICHAEL R KUZMA","legalName":"MICHAEL R KUZMA","issuedDate":"2003-04-10","latestIssueDate":"2005-04-26","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #502099: COMPLETED.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 10, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 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":"1 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Nov 3, 2014.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 5 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"}]}