{"asOf":"2026-07-25T23:13:44.231Z","block":"3900-3999 HOWLAND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-howland-st","address":"3934 HOWLAND ST","parcelNumber":"332361900","source":"https://property.phila.gov/?p=332361900","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"24","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"HASAN SYED R","coOwner":null,"marketValue":158400,"landAssessment":31680,"improvementAssessment":126720,"livableArea":1120,"yearBuilt":1925,"lastSale":{"price":41000,"date":"2018-01-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"4386002","date":"2016-12-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386022","date":"2017-01-11","code":"PM15-304.3","title":"EXTERIOR STRUCT  IDENTIF","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386019","date":"2017-01-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386020","date":"2017-01-11","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386021","date":"2017-01-11","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211941336","date":"2017-12-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211941335","date":"2017-12-06","code":"PM15-304.182","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211941337","date":"2017-12-06","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211941338","date":"2017-12-06","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211960758","date":"2019-04-11","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"CLOSED","resolutionDate":"2021-05-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"211960757","date":"2019-04-11","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2021-05-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-025328","date":"2021-04-28","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025339","date":"2021-04-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025331","date":"2021-04-28","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025330","date":"2021-04-28","code":"PM15-304.5","title":"EXTERIOR STRUCTURE FOUNDATIONS","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025329","date":"2021-04-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025327","date":"2021-04-28","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"565790","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-12-06","completedDate":null,"violations":[{"number":"4386002","date":"2016-12-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"569229","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-01-12","completedDate":"2017-07-26","violations":[{"number":"4386022","date":"2017-01-11","code":"PM15-304.3","title":"EXTERIOR STRUCT  IDENTIF","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386019","date":"2017-01-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386020","date":"2017-01-11","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4386021","date":"2017-01-11","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"595915","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2017-07-26","completedDate":null,"violations":[{"number":"211941336","date":"2017-12-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211941335","date":"2017-12-06","code":"PM15-304.182","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211941337","date":"2017-12-06","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"211941338","date":"2017-12-06","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"CLOSED","resolutionDate":"2021-04-28","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"679699","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-04-12","completedDate":"2021-05-26","violations":[{"number":"211960758","date":"2019-04-11","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":"CLOSED","resolutionDate":"2021-05-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"211960757","date":"2019-04-11","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2021-05-26","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2021-033288","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-28","completedDate":"2021-12-08","violations":[{"number":"VI-2021-025328","date":"2021-04-28","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025339","date":"2021-04-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025331","date":"2021-04-28","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025330","date":"2021-04-28","code":"PM15-304.5","title":"EXTERIOR STRUCTURE FOUNDATIONS","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025329","date":"2021-04-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025327","date":"2021-04-28","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2017,"n":8,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2021,"n":6,"worst":null}],"investigations":[{"caseNumber":"565790","date":"2016-12-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"569229","date":"2017-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"565790","date":"2017-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"565790","date":"2017-02-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"569229","date":"2017-02-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"569229","date":"2017-04-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"565790","date":"2017-05-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"569229","date":"2017-07-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"565790","date":"2017-07-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"569229","date":"2017-07-26","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"595915","date":"2017-12-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"595915","date":"2018-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"679699","date":"2019-04-11","type":"VAC INSP","status":"FAILED"},{"caseNumber":"679699","date":"2019-05-20","type":"VAC INSP","status":"FAILED"},{"caseNumber":"679699","date":"2019-06-28","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"679699","date":"2020-01-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"595915","date":"2020-10-30","type":null,"status":"FAILED"},{"caseNumber":"595915","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"595915","date":"2021-04-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-033288","date":"2021-04-28","type":null,"status":"FAILED"},{"caseNumber":"679699","date":"2021-05-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-033288","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033288","date":"2021-12-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":7,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":3,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00707531317619,"lng":-75.10388867376987,"geom":{"type":"Polygon","coordinates":[[[-75.103769319,40.007078905],[-75.103777705,40.007040717],[-75.104008238,40.007071741],[-75.103999352,40.007109902],[-75.103769319,40.007078905]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":3,"baths":1,"stories":2,"lotArea":926,"zoning":"RSA5","grade":"C","basement":"H","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"950 W TRENTON AVE, MORRISVILLE PA, 19067","mailOut":true,"appeals":[],"taxYears":[{"year":2010,"total":2235.67,"principal":924.51,"interest":513.1,"penalty":64.72},{"year":2011,"total":1674.38,"principal":1016.03,"interest":472.45,"penalty":71.12},{"year":2012,"total":1637.39,"principal":1055.17,"interest":395.68,"penalty":73.86},{"year":2013,"total":1591.23,"principal":1093.1,"interest":311.54,"penalty":76.52},{"year":2014,"total":1864.82,"principal":1322.18,"interest":257.83,"penalty":92.55},{"year":2015,"total":1738.68,"principal":1322.18,"interest":138.83,"penalty":92.55},{"year":2016,"total":1592.55,"principal":1381.18,"interest":20.72,"penalty":13.81}],"taxNet":12334.72,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":85800,"taxable":85800,"land":11022,"improvement":74778,"taxableLand":11022,"taxableImprovement":74778,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":85800,"taxable":85800,"land":12870,"improvement":72930,"taxableLand":12870,"taxableImprovement":72930,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":85800,"taxable":85800,"land":12870,"improvement":72930,"taxableLand":12870,"taxableImprovement":72930,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":111500,"taxable":111500,"land":16700,"improvement":94800,"taxableLand":16700,"taxableImprovement":94800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":120100,"taxable":120100,"land":17988,"improvement":102112,"taxableLand":17988,"taxableImprovement":102112,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":120100,"taxable":120100,"land":17988,"improvement":102112,"taxableLand":17988,"taxableImprovement":102112,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":120100,"taxable":120100,"land":17988,"improvement":102112,"taxableLand":17988,"taxableImprovement":102112,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":127900,"taxable":127900,"land":25580,"improvement":102320,"taxableLand":25580,"taxableImprovement":102320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":127900,"taxable":127900,"land":25580,"improvement":102320,"taxableLand":25580,"taxableImprovement":102320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":145400,"taxable":145400,"land":29080,"improvement":116320,"taxableLand":29080,"taxableImprovement":116320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":145400,"taxable":145400,"land":29080,"improvement":116320,"taxableLand":29080,"taxableImprovement":116320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":158400,"taxable":158400,"land":31680,"improvement":126720,"taxableLand":31680,"taxableImprovement":126720,"exemptLand":0,"exemptImprovement":0}],"taxNow":2035,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"851599","date":"2018-03-26","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2020-01-03","scope":"EZ PERMIT STANDARDS ALTERATIONS- COMPLETE RENOVATION, REMOVE PLASTER AND LAMINATE WALLS WITH DRYWALL, INSULATE ROOF AND WALLS, NEW WINDOWS/ DOORS NEWKICHEN/ BATH FLOORING FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.SEPERATE PERRMITS FOR ELECTRICAL., PLUMBING AND MECHANICAL REQUIRED"},{"number":"RP-2024-003632","date":"2024-05-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-09-17","scope":"For interior and exterior alterations to an existing attached single-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only."},{"number":"PP-2024-009957","date":"2024-07-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-17","scope":"2 bathrooms 1 powder room 1 kitchen sink 1washer 10 FIXTURES"},{"number":"MP-2024-003430","date":"2024-08-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-17","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install new 80% forced air heater (80,000 BTU) 3 Ton A coil & 3 Ton Condenser. Install new duct work, 8 diffusers. Bubble wrap duct work. Condenser will be in the back yard."},{"number":"EP-2024-009149","date":"2024-09-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-11","scope":"New 100amp main service cable and grounding system. New 100amp meter and panel w/breakers. Install doorbell system, new wall outlets and lighting system throughout."},{"number":"ZP-2025-000705","date":"2025-02-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR INFILL OF AN EXISTING REAR GARAGE DOOR OPENING (REMOVAL OF EXISTING OFF-STREET INTERIOR ACCESSORY PARKING). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2024-011172","date":"2025-03-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-09-17","scope":"For interior and exterior alterations to an existing attached single-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"859058","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SYED R HASAN","legalName":"SYED R HASAN","address":"3934 HOWLAND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-01-12","latestIssueDate":"2024-12-26","expirationDate":"2026-01-11","inactiveDate":"2026-03-12"}],"licenseActivity":[{"number":"859058","type":"Vacant Residential Property / Lot","businessName":"SYED R HASAN","legalName":"SYED R HASAN","issuedDate":"2021-01-12","latestIssueDate":"2024-12-26","closureDate":"2026-03-12","expirationDate":"2026-01-11","inactiveDate":"2026-03-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["6 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":"1 permit not marked completed: 851599 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 8, 2021.","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 #859058: Inactive since Mar 12, 2026","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 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"}]}