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OWNER REPAIR"},{"number":"VI-2022-094681","date":"2022-12-23","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-07-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"523302","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-10","completedDate":"2016-04-20","violations":[{"number":"3900229","date":"2016-02-04","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-078795","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-18","completedDate":"2022-12-27","violations":[{"number":"VI-2021-056963","date":"2021-08-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-11-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-056968","date":"2021-08-11","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"CLOSED","resolutionDate":"2022-12-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-056967","date":"2021-08-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2022-12-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-056966","date":"2021-08-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2022-12-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-056965","date":"2021-08-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2022-12-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-056964","date":"2021-08-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2022-12-23","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2022-125560","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-23","completedDate":"2023-07-03","violations":[{"number":"VI-2022-094675","date":"2022-12-23","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-07-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094676","date":"2022-12-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-04-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094677","date":"2022-12-23","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-07-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094678","date":"2022-12-23","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"COMPLIED","resolutionDate":"2023-04-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094679","date":"2022-12-23","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"COMPLIED","resolutionDate":"2023-04-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094680","date":"2022-12-23","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-04-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094681","date":"2022-12-23","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-07-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2021,"n":6,"worst":null},{"y":2022,"n":7,"worst":null}],"investigations":[{"caseNumber":"523302","date":"2016-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"523302","date":"2016-03-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"523302","date":"2016-04-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"523302","date":"2016-04-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-078795","date":"2021-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-078795","date":"2021-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125560","date":"2022-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-078795","date":"2022-12-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-125560","date":"2023-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125560","date":"2023-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125560","date":"2023-07-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97460666534981,"lng":-75.24580865495227,"geom":{"type":"Polygon","coordinates":[[[-75.24558298,39.974603641],[-75.246023976,39.974556299],[-75.246033349,39.974610648],[-75.245592371,39.974656911],[-75.24558298,39.974603641]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-021504","type":"Fire Alarm Certification","inspectionDate":"2025-08-14","result":"Certified","expirationDate":"2026-08-14","buildingId":"1498182"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":5,"baths":3,"stories":3,"lotArea":2500,"zoning":"RSA3","grade":"B-","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"728 N 63RD ST, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":210200,"taxable":210200,"land":13486,"improvement":196714,"taxableLand":13486,"taxableImprovement":196714,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":210200,"taxable":210200,"land":31530,"improvement":178670,"taxableLand":31530,"taxableImprovement":178670,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":210200,"taxable":210200,"land":31530,"improvement":178670,"taxableLand":31530,"taxableImprovement":178670,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":136100,"taxable":136100,"land":20415,"improvement":115685,"taxableLand":20415,"taxableImprovement":115685,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":141400,"taxable":141400,"land":21210,"improvement":120190,"taxableLand":21210,"taxableImprovement":120190,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":141400,"taxable":141400,"land":21210,"improvement":120190,"taxableLand":21210,"taxableImprovement":120190,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":141400,"taxable":141400,"land":21210,"improvement":120190,"taxableLand":21210,"taxableImprovement":120190,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":118700,"taxable":118700,"land":23740,"improvement":94960,"taxableLand":23740,"taxableImprovement":94960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":118700,"taxable":118700,"land":23740,"improvement":94960,"taxableLand":23740,"taxableImprovement":94960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":173100,"taxable":173100,"land":34620,"improvement":138480,"taxableLand":34620,"taxableImprovement":138480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":173100,"taxable":173100,"land":34620,"improvement":138480,"taxableLand":34620,"taxableImprovement":138480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":510000,"taxable":510000,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":408000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2423,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"977554","date":"2019-05-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-06-21","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"CP-2020-001864","date":"2020-10-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-06","scope":"Interior alterations and structural work as per approved plans. For use as a three (3) family dwelling. *Asbestos Abatement required prior to commencement of work*"},{"number":"FP-2022-002246","date":"2022-09-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-06","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WTH NFPA 13R STANDARD."},{"number":"PP-2022-008524","date":"2022-09-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-06","scope":"Alterations: Interior/exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018. Would like to amend permit to include: **AMEND** Streets Impact and PA One Call Number: 20233310019 for additional work Repair/Replace 3/4\" WDP, CT, FAI Curb to Building plus Curb Trap"},{"number":"PP-2022-017444","date":"2022-12-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-06-23","scope":"REPAIR/REPLACE 3/4\" WDP, CT, FAI CURB TO BUILDING"},{"number":"EP-2023-009875","date":"2023-11-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-12","scope":"Install 400 amp service , new grounding system , install new lights and switches and Outlets , 110v interconnected smoke alarms ,em.lighting,fire alarm.. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC, 2016 NFPA-72,2018 PHILA FIRE CODE. -NOTED:POSITION WASHER GFCI RECEPTACLE SO IT IS READILY ACCESSIBLE(210.8)"},{"number":"MP-2023-002505","date":"2024-01-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-06","scope":"FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-001864 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2024-001924","date":"2024-04-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-06","scope":"FOR THE ERECTION OF A CANOPY STRUCTURE OVER THE EXISTING FRONT AND BACK PORCH. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2024-001045","date":"2024-06-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-06","scope":"FOR THE INSTALLATION OF CANOPY STRUCTURE OVER THE EXISTING FRONT AND REAR PORCH TO AN EXISTING BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. . IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":0.26,"timeline":[{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"355542","type":"Rental","status":"Inactive","businessName":"OLUKOREDE EFUNNUGA","legalName":"OLUKOREDE EFUNNUGA","address":"728 N 63RD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2006-02-08","latestIssueDate":"2012-08-04","expirationDate":"2013-02-28","inactiveDate":null},{"number":"802781","type":"Rental","status":"Inactive","businessName":"AN Properties LLC","legalName":"AN Properties LLC","address":"728 N 63RD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-02-15","latestIssueDate":"2019-02-15","expirationDate":"2020-02-14","inactiveDate":"2020-04-14"},{"number":"811504","type":"Rental","status":"Closed","businessName":"Valiente Group LLC  (Valiente Group)","legalName":"Valiente Group LLC ","address":"728 N 63RD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-05-06","latestIssueDate":"2019-05-06","expirationDate":"2020-05-05","inactiveDate":"2020-07-04"},{"number":"841951","type":"Rental","status":"Inactive","businessName":"Honu Investment Properties LLC","legalName":"Honu Investment Properties LLC","address":"728 N 63RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-05-12","latestIssueDate":"2026-02-20","expirationDate":"2026-05-11","inactiveDate":"2026-07-10"},{"number":"857577","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Honu Investment Properties LLC","legalName":"Honu Investment Properties LLC","address":"728 N 63RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-12-17","latestIssueDate":"2025-02-19","expirationDate":"2025-12-16","inactiveDate":null}],"licenseActivity":[{"number":"857577","type":"Vacant Residential Property / Lot","businessName":"Honu Investment Properties LLC","legalName":"Honu Investment Properties LLC","issuedDate":"2020-12-17","latestIssueDate":"2025-02-19","closureDate":"2025-12-16","expirationDate":"2025-12-16","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"841951","type":"Rental","businessName":"Honu Investment Properties LLC","legalName":"Honu Investment Properties LLC","issuedDate":"2020-05-12","latestIssueDate":"2026-02-20","closureDate":"2026-07-10","expirationDate":"2026-05-11","inactiveDate":"2026-07-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"811504","type":"Rental","businessName":"Valiente Group LLC  (Valiente Group)","legalName":"Valiente Group LLC ","issuedDate":"2019-05-06","latestIssueDate":"2019-05-06","closureDate":"2020-07-04","expirationDate":"2020-05-05","inactiveDate":"2020-07-04","status":"Closed","statusLabel":"Inactive","active":false},{"number":"802781","type":"Rental","businessName":"AN Properties LLC","legalName":"AN Properties LLC","issuedDate":"2019-02-15","latestIssueDate":"2019-02-15","closureDate":"2020-04-14","expirationDate":"2020-02-14","inactiveDate":"2020-04-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"355542","type":"Rental","businessName":"OLUKOREDE EFUNNUGA","legalName":"OLUKOREDE EFUNNUGA","issuedDate":"2006-02-08","latestIssueDate":"2012-08-04","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 195% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $173,100 to $510,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"2 permits not marked completed: 977554 (Expired), PP-2022-017444 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 3, 2023.","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 #857577: Closed","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 14 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":"Fire Alarm Certification: Certified through Aug 14, 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":"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. 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"}]}