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PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-006064","date":"2025-02-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-026466","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-08","completedDate":"2025-04-22","violations":[{"number":"VI-2025-020133","date":"2025-04-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-020134","date":"2025-04-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-020135","date":"2025-04-08","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-020136","date":"2025-04-08","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2025-04-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-138124","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-31","completedDate":null,"violations":[{"number":"VI-2025-100411","date":"2025-12-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-12-31","resolution":"SVN ISSUED"}]},{"number":"CF-2026-005951","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-20","completedDate":null,"violations":[{"number":"VI-2026-003786","date":"2026-01-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-086870","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053045","date":"2026-07-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053046","date":"2026-07-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-053047","date":"2026-07-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":9,"worst":null},{"y":2012,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2017,"n":1,"worst":"UNSAFE STRUCTURE"},{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":6,"worst":null},{"y":2021,"n":14,"worst":null},{"y":2023,"n":3,"worst":null},{"y":2024,"n":6,"worst":null},{"y":2025,"n":13,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"100255","date":"2007-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"100299","date":"2007-02-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"100299","date":"2007-02-01","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"100255","date":"2008-01-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"100255","date":"2008-01-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"100255","date":"2009-01-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"100255","date":"2009-03-17","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"100255","date":"2012-02-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"354786","date":"2012-10-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2013-05-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2015-06-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2015-07-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2015-09-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2015-10-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2015-12-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2017-04-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2017-04-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2018-09-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"354786","date":"2019-01-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"670200","date":"2019-01-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"670200","date":"2019-03-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"670200","date":"2019-06-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"670200","date":"2020-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2020-071957","date":"2020-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-071957","date":"2021-03-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-015588","date":"2021-03-08","type":null,"status":"FAILED"},{"caseNumber":"670200","date":"2021-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015588","date":"2021-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015588","date":"2021-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015588","date":"2021-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-083509","date":"2021-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015588","date":"2021-09-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-083509","date":"2021-10-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102755","date":"2021-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-083509","date":"2022-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102755","date":"2022-05-14","type":null,"status":"PASSED"},{"caseNumber":"670200","date":"2022-08-11","type":null,"status":"FAILED"},{"caseNumber":"670200","date":"2022-11-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-006607","date":"2023-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-006607","date":"2023-03-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-018915","date":"2023-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018915","date":"2023-04-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-030059","date":"2024-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030059","date":"2024-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030059","date":"2024-05-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-115263","date":"2024-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115281","date":"2024-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-083509","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-000542","date":"2025-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115263","date":"2025-01-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-007514","date":"2025-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-000542","date":"2025-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115281","date":"2025-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-000542","date":"2025-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026466","date":"2025-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-000542","date":"2025-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-138124","date":"2025-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115281","date":"2025-12-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-005951","date":"2026-01-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-005951","date":"2026-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-086870","date":"2026-07-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":5,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":8,"passes":2},{"y":2022,"fails":2,"passes":2},{"y":2023,"fails":2,"passes":2},{"y":2024,"fails":4,"passes":2},{"y":2025,"fails":8,"passes":2},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98137175945978,"lng":-75.18122483709237,"geom":{"type":"Polygon","coordinates":[[[-75.181138985,39.981338867],[-75.181319694,39.981363207],[-75.181311071,39.981404507],[-75.181130138,39.981380517],[-75.181138985,39.981338867]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":2,"lotArea":819,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"626A LEXINGTON AVE, BROOKLYN NY, 11221","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":21300,"taxable":21300,"land":3767,"improvement":17533,"taxableLand":3767,"taxableImprovement":17533,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21300,"taxable":21300,"land":4409,"improvement":16891,"taxableLand":4409,"taxableImprovement":16891,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":21300,"taxable":21300,"land":4409,"improvement":16891,"taxableLand":4409,"taxableImprovement":16891,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":42100,"taxable":42100,"land":8715,"improvement":33385,"taxableLand":8715,"taxableImprovement":33385,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":43500,"taxable":43500,"land":9005,"improvement":34495,"taxableLand":9005,"taxableImprovement":34495,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":43500,"taxable":43500,"land":9005,"improvement":34495,"taxableLand":9005,"taxableImprovement":34495,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":43500,"taxable":43500,"land":9005,"improvement":34495,"taxableLand":9005,"taxableImprovement":34495,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":43400,"taxable":43400,"land":8680,"improvement":34720,"taxableLand":8680,"taxableImprovement":34720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":43400,"taxable":43400,"land":8680,"improvement":34720,"taxableLand":8680,"taxableImprovement":34720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":67200,"taxable":67200,"land":13440,"improvement":53760,"taxableLand":13440,"taxableImprovement":53760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":67200,"taxable":67200,"land":13440,"improvement":53760,"taxableLand":13440,"taxableImprovement":53760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":70800,"taxable":70800,"land":14100,"improvement":56700,"taxableLand":14100,"taxableImprovement":56700,"exemptLand":0,"exemptImprovement":0}],"taxNow":941,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"65378","date":"2007-03-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPAIR BULGING AND CRACKED SIDE WALL. MUST PROPERLY BRACE ALL FLOORS AND WALL BEFORE START OF CONSTRUCTION"},{"number":"RP-2021-015452","date":"2022-03-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-08-11","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #670200- FOR THE REPAIR TO THE EXTERIOR SIDE WALL AS PER PLAN AND ENGINEER'S REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #670200. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"RP-2020-013335","date":"2022-09-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-11-18","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT EXTERIOR SIDE WALL TO COMPLY WITH VIOLATION CASE #670200. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION"},{"number":"RP-2022-012685","date":"2023-01-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-01-03","scope":"For interior alterations to an existing attached Single Family Dwelling per plans. Separate permits are required for all associated MEP work. Basement to remain non-habitable/storage and utilities only. Amended 1/27/2023 to remove basement window well from plans. Basement to remain non-habitable/storage and utilities only."},{"number":"PP-2023-000671","date":"2023-01-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-01-03","scope":"Replace fixture and pipe for the kitchen and 2 -1/2 bathrooms, and laundry, hot water heater and house hose hose bib 12 FIXTURES"},{"number":"EP-2023-000587","date":"2023-01-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-01-03","scope":"Install 100 amp service. Install outlets, switches, lights, GFI's smokes and carbons throughout as per 2017 nec"},{"number":"MP-2023-000419","date":"2023-02-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-01-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. (RP-2022-012685) 92% efficiency gas furnace 60,000 btu 2,5 ton coil 2,5 ton AC 14 SEER"}],"storyTag":"Renovated & sold on","storyDelta":9.72,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2025,"k":"viol","w":"13 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 8 failed, 2 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"817198","type":"Rental","status":"Inactive","businessName":"SFR Philadelphia LLC","legalName":"SFR Philadelphia LLC","address":"1647 N DOVER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-07-03","latestIssueDate":"2019-07-03","expirationDate":"2020-07-02","inactiveDate":"2020-08-31"},{"number":"855914","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"FAMILY HOUSING LLC","legalName":"FAMILY HOUSING LLC","address":"1647 N DOVER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-11-19","latestIssueDate":"2020-11-19","expirationDate":"2021-11-18","inactiveDate":"2022-01-17"}],"licenseActivity":[{"number":"855914","type":"Vacant Residential Property / Lot","businessName":"FAMILY HOUSING LLC","legalName":"FAMILY HOUSING LLC","issuedDate":"2020-11-19","latestIssueDate":"2020-11-19","closureDate":"2022-01-17","expirationDate":"2021-11-18","inactiveDate":"2022-01-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"817198","type":"Rental","businessName":"SFR Philadelphia LLC","legalName":"SFR Philadelphia LLC","issuedDate":"2019-07-03","latestIssueDate":"2019-07-03","closureDate":"2020-08-31","expirationDate":"2020-07-02","inactiveDate":"2020-08-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["8 open L&I violations","failed L&I inspection activity in 2021, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: RP-2021-015452 (Expired), RP-2022-012685 (Expired), PP-2023-000671 (Expired), EP-2023-000587 (Expired), MP-2023-000419 (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":"8 open L&I violations","finding":"60 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"45 failed, 11 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 14, 2026.","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 #855914: Inactive since Jan 17, 2022","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/"}],"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"}]}