{"asOf":"2026-07-26T19:03:59.089Z","block":"1800-1899 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-18th-st","address":"1831 N 18TH ST","parcelNumber":"321214700","source":"https://property.phila.gov/?p=321214700","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":"SARAH DEVELOPMENT LLC","coOwner":null,"marketValue":673900,"landAssessment":134700,"improvementAssessment":539200,"livableArea":4960,"yearBuilt":2015,"lastSale":{"price":151449,"date":"2013-09-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3201418","date":"2014-06-02","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3201415","date":"2014-06-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3201416","date":"2014-06-02","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3201417","date":"2014-06-02","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3173499","date":"2014-05-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387847","date":"2014-09-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3387848","date":"2014-11-08","code":"A-302.8/30","title":"PERM - MUST POST","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3387849","date":"2014-11-08","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"434734","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-06-03","completedDate":"2014-08-19","violations":[{"number":"3201418","date":"2014-06-02","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3201415","date":"2014-06-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3201416","date":"2014-06-02","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3201417","date":"2014-06-02","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"506831","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3173499","date":"2014-05-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"530453","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3387847","date":"2014-09-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3387848","date":"2014-11-08","code":"A-302.8/30","title":"PERM - MUST POST","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3387849","date":"2014-11-08","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":8,"worst":null}],"investigations":[{"caseNumber":"39013","date":"2005-05-17","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"23596","date":"2005-05-18","type":"L_INITIAL","status":"CANCELLED"},{"caseNumber":"23596","date":"2005-05-18","type":"L_INITIAL","status":"CANCELLED"},{"caseNumber":"434734","date":"2014-06-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"434734","date":"2014-08-19","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98200237101288,"lng":-75.1634635418979,"geom":{"type":"Polygon","coordinates":[[[-75.163301699,39.981956133],[-75.163634651,39.982001647],[-75.163624966,39.98204853],[-75.163291823,39.982002528],[-75.163301699,39.981956133]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-007700","type":"Sprinkler Certification","inspectionDate":"2021-10-17","result":"Certified","expirationDate":"2022-10-17","buildingId":"1000117"},{"number":"BC-2024-007805","type":"Sprinkler Certification","inspectionDate":"2024-03-15","result":"Certified","expirationDate":"2025-03-15","buildingId":"1000117"},{"number":"BC-2025-004664","type":"Sprinkler Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1000117"},{"number":"BC-2026-011620","type":"Sprinkler Certification","inspectionDate":"2026-02-20","result":"Certified","expirationDate":"2027-02-20","buildingId":"1000117"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":16,"baths":10,"stories":4,"lotArea":1615,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"117 SPRING GARDEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR COMPLETE DEMOLITION OF EXISTING STRUCTURE AND ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH CELLAR (MAXIMUM HEIGHT NTE 38 FT), USE AS A FOUR (4) FAMILY DWELLING. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2013-09-17","number":"21015","relatedPermit":"478957"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR GROUP LIVING AND SINGLE ROOM RESIDENCE IN AN EXISTING STRUCTURE. ALL OCCUPANTS ARE CAPABLE OF SELF PRESERVATION AND SELF SUSTAINING. NO OCCUPANTS UNDER THE JURISDICTION OF ANY COURT SYSTEM.\nAP 1021771","status":"In Process","outcome":"Complete","date":"2023-09-18","number":"39361","relatedPermit":"1021771"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":700000,"taxable":10982,"land":10982,"improvement":689018,"taxableLand":10982,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":689018},{"y":2017,"v":700000,"taxable":98000,"land":98000,"improvement":602000,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":602000},{"y":2018,"v":700000,"taxable":98000,"land":98000,"improvement":602000,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":602000},{"y":2019,"v":821100,"taxable":114954,"land":114954,"improvement":706146,"taxableLand":114954,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":706146},{"y":2020,"v":849500,"taxable":118930,"land":118930,"improvement":730570,"taxableLand":118930,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":730570},{"y":2021,"v":849500,"taxable":118930,"land":118930,"improvement":730570,"taxableLand":118930,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":730570},{"y":2022,"v":849500,"taxable":118930,"land":118930,"improvement":730570,"taxableLand":118930,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":730570},{"y":2023,"v":849500,"taxable":118900,"land":118900,"improvement":730600,"taxableLand":118900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":730600},{"y":2024,"v":849500,"taxable":118900,"land":118900,"improvement":730600,"taxableLand":118900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":730600},{"y":2025,"v":631500,"taxable":126300,"land":126300,"improvement":505200,"taxableLand":126300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":505200},{"y":2026,"v":631500,"taxable":631500,"land":126300,"improvement":505200,"taxableLand":126300,"taxableImprovement":505200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":673900,"taxable":673900,"land":134700,"improvement":539200,"taxableLand":134700,"taxableImprovement":539200,"exemptLand":0,"exemptImprovement":0}],"taxNow":8840,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"478957","date":"2013-10-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-11","scope":"DEMOLITION OF EXISTING STRUCTURE IN ITS ENTIRETY AND ERECTION OF A FOUR STORY STRUCTURE WITH CELLAR 2ND, 3RD AND 4TH FLOOR FRONT BAYS FOR USE AS FOUR FAMILY DWELLING."},{"number":"506831","date":"2013-12-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-10-15","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":"519339","date":"2014-02-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-09-02","scope":"AMEND PRIOR AP506831 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":"530453","date":"2014-04-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"NEW CONSTRUCTION 4 STORY STRUCTURE. NO UNDERPINNING OR UNDERMINING ADJACENT FOUNDATIONS, REGISTERED ENGINEER TO PERFORM SITE EXCAVATION INSPECTION AND MONITORING AS PER LETTER. BUILDING FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS."},{"number":"534819","date":"2014-07-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-24","scope":"UNDERPINNING APPROXIMATELY 100 LINEAL FEET OF ADJACENT EXISTING FOUNDATIONS AS PER ENGINEER DESIGN PLANS AND SCHEDULE, COMPLY WITH ISSUED VIOLATION. SPECIAL INSPECTIONS UNDERPINNING AND SITE EXCAVATION MONITORING BY REGISTERED ENGINEER."},{"number":"561407","date":"2014-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"NEW CONSTRUCTION 35 FIXTURES WITH PIPING"},{"number":"543990","date":"2014-09-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"INSTALL NFPA 13R SPRINKLER SYSTEM SERVING RESIDENTAL BUILDING WITH 2\" FEED MAIN. CODE/SPRINKLER DESIGN PROF: JOHN FEE, PE"},{"number":"564154","date":"2014-09-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-26","scope":"INSTALL NEW LATERAL, CURB TRAP, FAI & WATER SERVICE AP1 CALL# 2014-2640160 \"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\""},{"number":"565932","date":"2014-10-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"HVAC < 2000 CFM INSTALLATION OF 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":"567931","date":"2014-11-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"INSTALL ALL LIGHT FIXTURES,OUTLETS,SWS AS WELL AS WIRE ALL APPLIANCES AND 120V INTERCONNECTED SMOKE DETECTORS,INSTALL A LOW VOLTAGE FA SYSTEM AND A 300AMP 5 METER SERVICE PER 2008 NEC & NFPA 72 (MULTI FAMILY)"},{"number":"1021771","date":"2020-08-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Group Living; Group Living - Single-Room Residence"},{"number":"AP-2020-009003","date":"2020-09-23","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"NO ALTERATIONS THIS PERMIT. FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR USE OF FOUR (4) EXISTING DWELLING UNITS AS SINGLE ROOM RESIDENCES (GROUP R-2 USE & OCCUPANCY) FOR A TOTAL OF FOURTEEN (14) SINGLE ROOM RESIDENCES / SLEEPING ROOMS THROUGHOUT THE EXISTING FOUR (4) STORY STRUCTURE. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR ALTERATIONS WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"8 L&I violations"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"demo"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"595864","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"OCWEN FINANCIAL SERVICES (DANIELS OF PHILADELPHIA: AGENT)","legalName":"OCWEN FINANCIAL SERVICES","address":"1831 N 18TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-06-08","latestIssueDate":"2013-06-08","expirationDate":"2014-02-28","inactiveDate":null},{"number":"663364","type":"Rental","status":"Inactive","businessName":"AHMED ALHADAD (SARAH DEVELOPMENT LLC)","legalName":"AHMED ALHADAD","address":"1831 N 18TH ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2015-05-06","latestIssueDate":"2020-05-29","expirationDate":"2021-05-31","inactiveDate":"2021-07-30"},{"number":"704647","type":"Rental","status":"Active","businessName":"SARAH DEVELOPMENT LLC","legalName":"SARAH DEVELOPMENT LLC","address":"1831 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2016-06-12","latestIssueDate":"2026-06-04","expirationDate":"2027-06-11","inactiveDate":null}],"licenseActivity":[{"number":"704647","type":"Rental","businessName":"SARAH DEVELOPMENT LLC","legalName":"SARAH DEVELOPMENT LLC","issuedDate":"2016-06-12","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-06-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"663364","type":"Rental","businessName":"AHMED ALHADAD (SARAH DEVELOPMENT LLC)","legalName":"AHMED ALHADAD","issuedDate":"2015-05-06","latestIssueDate":"2020-05-29","closureDate":"2021-07-30","expirationDate":"2021-05-31","inactiveDate":"2021-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"595864","type":"Vacant Residential Property / Lot","businessName":"OCWEN FINANCIAL SERVICES (DANIELS OF PHILADELPHIA: AGENT)","legalName":"OCWEN FINANCIAL SERVICES","issuedDate":"2013-06-08","latestIssueDate":"2013-06-08","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","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":"Appeal #21015: CLOSED · Granted; related permit 478957. Use permit #478957: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: AP-2020-009003 (Issued).","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 19, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #595864: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 8 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Feb 20, 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.","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"}]}