{"asOf":"2026-07-25T11:34:09.578Z","block":"800-899 WYNNEWOOD RD","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-wynnewood-rd","address":"813 WYNNEWOOD RD","parcelNumber":"344211500","source":"https://property.phila.gov/?p=344211500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"N50","buildingCodeNew":"32","buildingClass":"S/D CONV APT 3 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"INTERTATE HOLDINGS LP","coOwner":null,"marketValue":305200,"landAssessment":61040,"improvementAssessment":244160,"livableArea":2710,"yearBuilt":1925,"lastSale":{"price":68100,"date":"2015-02-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"1881725","date":"2010-06-23","code":"PM-102.1/1","title":"LICENSE-RES 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FIXTURES-RES","status":null,"resolutionDate":null,"resolution":null},{"number":"1881731","date":"2010-07-05","code":"PM-405.3/4","title":"INT-WATER MAINTAIN HEAT-RES","status":null,"resolutionDate":null,"resolution":null},{"number":"1881727","date":"2010-07-05","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":null,"resolutionDate":null,"resolution":null},{"number":"2875532","date":"2012-09-21","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2875533","date":"2012-09-21","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3539778","date":"2015-04-30","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"240871","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-06-25","completedDate":null,"violations":[{"number":"1881725","date":"2010-06-23","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":null,"resolutionDate":null,"resolution":null},{"number":"1881723","date":"2010-06-23","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":null,"resolutionDate":null,"resolution":null},{"number":"1881722","date":"2010-06-23","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":null,"resolutionDate":null,"resolution":null},{"number":"1881726","date":"2010-06-23","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":null,"resolutionDate":null,"resolution":null},{"number":"1881724","date":"2010-06-23","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":null,"resolutionDate":null,"resolution":null},{"number":"1881728","date":"2010-07-05","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":null,"resolutionDate":null,"resolution":null},{"number":"1881730","date":"2010-07-05","code":"PM-405.3/13","title":"INT-PLMBG MAINT FIXTURES-RES","status":null,"resolutionDate":null,"resolution":null},{"number":"1881731","date":"2010-07-05","code":"PM-405.3/4","title":"INT-WATER MAINTAIN HEAT-RES","status":null,"resolutionDate":null,"resolution":null},{"number":"1881727","date":"2010-07-05","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":null,"resolutionDate":null,"resolution":null}]},{"number":"351553","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-21","completedDate":"2017-01-31","violations":[{"number":"2875532","date":"2012-09-21","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2875533","date":"2012-09-21","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"477407","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2015-04-30","completedDate":null,"violations":[{"number":"3539778","date":"2015-04-30","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":9,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"240871","date":"2010-06-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"240871","date":"2010-07-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"240871","date":"2010-09-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"240871","date":"2010-09-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"240871","date":"2010-11-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"351553","date":"2012-09-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"351553","date":"2012-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"351553","date":"2013-04-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"351553","date":"2013-07-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"258518","date":"2013-08-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"240871","date":"2014-04-23","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"477407","date":"2015-04-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"477407","date":"2015-05-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"351553","date":"2017-01-30","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":4,"passes":1},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":2},{"y":2015,"fails":1,"passes":1},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975750038331434,"lng":-75.24657672764081,"geom":{"type":"Polygon","coordinates":[[[-75.246345076,39.975776838],[-75.246338919,39.975740371],[-75.246802856,39.975689851],[-75.24681572,39.975759235],[-75.246350771,39.97581049],[-75.246345076,39.975776838]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-008296","type":"Fire Alarm Certification","inspectionDate":"2022-06-15","result":"Certified","expirationDate":"2023-06-15","buildingId":"1522490"},{"number":"BC-2023-012856","type":"Fire Alarm Certification","inspectionDate":"2023-06-01","result":"Certified","expirationDate":"2024-06-01","buildingId":"1522490"},{"number":"BC-2024-018098","type":"Fire Alarm Certification","inspectionDate":"2024-05-22","result":"Certified","expirationDate":"2025-05-22","buildingId":"1522490"},{"number":"BC-2025-013531","type":"Fire Alarm Certification","inspectionDate":"2025-05-20","result":"Certified","expirationDate":"2026-05-20","buildingId":"1522490"},{"number":"BC-2026-013428","type":"Fire Alarm Certification","inspectionDate":"2026-05-07","result":"Certified","expirationDate":"2027-05-07","buildingId":"1522490"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":3,"lotArea":3250,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 460, UWCHLAND PA, 19480","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":213500,"taxable":213500,"land":22110,"improvement":191390,"taxableLand":22110,"taxableImprovement":191390,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":213500,"taxable":213500,"land":32025,"improvement":181475,"taxableLand":32025,"taxableImprovement":181475,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":213500,"taxable":213500,"land":32025,"improvement":181475,"taxableLand":32025,"taxableImprovement":181475,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":183500,"taxable":183500,"land":27525,"improvement":155975,"taxableLand":27525,"taxableImprovement":155975,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":190600,"taxable":190600,"land":28590,"improvement":162010,"taxableLand":28590,"taxableImprovement":162010,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":190600,"taxable":190600,"land":28590,"improvement":162010,"taxableLand":28590,"taxableImprovement":162010,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":190600,"taxable":190600,"land":28590,"improvement":162010,"taxableLand":28590,"taxableImprovement":162010,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":299000,"taxable":299000,"land":59800,"improvement":239200,"taxableLand":59800,"taxableImprovement":239200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":299000,"taxable":299000,"land":59800,"improvement":239200,"taxableLand":59800,"taxableImprovement":239200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":302700,"taxable":302700,"land":60500,"improvement":242200,"taxableLand":60500,"taxableImprovement":242200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":302700,"taxable":302700,"land":60500,"improvement":242200,"taxableLand":60500,"taxableImprovement":242200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":305200,"taxable":305200,"land":61040,"improvement":244160,"taxableLand":61040,"taxableImprovement":244160,"exemptLand":0,"exemptImprovement":0}],"taxNow":4237,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"607754","date":"2015-05-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-06-16","scope":"LEVEL I ALTERATIONS TO EXISTING THREE FAMILY DWELLING WORK TO INCLUDE: INTERIOR AND EXTERIOR CARPENTRY.REMOVAL OF INTERIOR NON-LOAD BEARING PARTITION WALLS TO OPEN ROOM AREAS,INTERIOR DRYWALL REPLACEMENT (WILL MAINTAIN 1 HR. FIRE RATING BETWEEN DWELLING UNITS) NEW FLOOR COVERINGS, NEW KITCHEN CABINETS AND VANITIES, NEW WINDOWS AND DOORS IN EXISTING OPENINGS AND DEMO AND CLEANOUT AS NEEDED TO PERFORM WORK.(SEPARATE PERMITS TO BE PULLED FOR MECH., ELEC. AND PLUMBING IF NEEDED."},{"number":"632890","date":"2015-08-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-28","scope":"RE-ROUGH INTERIOR WASTE AND WATER PIPING FOR 12 FIXTURES -ALL WORK TO COMPLY WITH 2004 PHILADELPHIA PLUMBING CODE"},{"number":"634320","date":"2015-08-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-28","scope":"INSTALL 3 GAS HIGH EFF.FURNACE WITH RELATED DUCT WORK.(1)FURNACE IN THE FIRST FLR.APT.BASEMENT.(1)FURNACE IN THE 2ND FLR.APT.UTILITY ROOM AND (1)FURNACE IN THE 3RD FLR.APT.UTILITY ROOM NO EQUIPMENT OR DUCTS WILL HAVE ANY FIRE STOP PENATRATIONS."},{"number":"635944","date":"2015-10-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA 72 WEST DISTRICT"},{"number":"631638","date":"2015-10-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"200AMP AND COMPLETE REWIRE OF 3 APTS UNITS PER 2008 NEC *NO FIRE ALARM*(3 FAMILY)WEST DISTRICT"},{"number":"745279","date":"2016-12-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-04","scope":"REPLACE CURB TRAP,FAI AND PARTIAL MAIN DRAIN PA20163500943 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":-0.27,"timeline":[{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2015,"k":"sale","p":68100},{"y":2015,"k":"permit","w":"Addition and/or Alteration"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"216741","type":"Rental","status":"Inactive","businessName":"ANTHONY FORMATO (LAURICE)","legalName":"ANTHONY FORMATO","address":"813 WYNNEWOOD RD","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2003-03-10","latestIssueDate":"2003-03-10","expirationDate":"2004-02-29","inactiveDate":null},{"number":"268641","type":"Rental","status":"Inactive","businessName":"AUBREY C POWERS (LAVERNE E POWERS)","legalName":"AUBREY C POWERS","address":"813 WYNNEWOOD RD","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-07-08","latestIssueDate":"2007-02-27","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"637886","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"OCWEN FINANCIAL SERVICES","legalName":"OCWEN FINANCIAL SERVICES","address":"813 WYNNEWOOD RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-08-09","latestIssueDate":"2015-03-14","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"665811","type":"Rental","status":"Active","businessName":"INTERSTATE HOLDINGS LP (INTERSTATE HOLDINGS LP)","legalName":"INTERSTATE HOLDINGS LP","address":"813 WYNNEWOOD RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-05-23","latestIssueDate":"2026-04-29","expirationDate":"2027-05-31","inactiveDate":null}],"licenseActivity":[{"number":"665811","type":"Rental","businessName":"INTERSTATE HOLDINGS LP (INTERSTATE HOLDINGS LP)","legalName":"INTERSTATE HOLDINGS LP","issuedDate":"2015-05-23","latestIssueDate":"2026-04-29","closureDate":null,"expirationDate":"2027-05-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"637886","type":"Vacant Residential Property / Lot","businessName":"OCWEN FINANCIAL SERVICES","legalName":"OCWEN FINANCIAL SERVICES","issuedDate":"2014-08-09","latestIssueDate":"2015-03-14","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"268641","type":"Rental","businessName":"AUBREY C POWERS (LAVERNE E POWERS)","legalName":"AUBREY C POWERS","issuedDate":"2004-07-08","latestIssueDate":"2007-02-27","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"216741","type":"Rental","businessName":"ANTHONY FORMATO (LAURICE)","legalName":"ANTHONY FORMATO","issuedDate":"2003-03-10","latestIssueDate":"2003-03-10","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 57% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $190,600 to $299,000","no permit shown in 2022-2024"],"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":"1 permit not marked completed: 607754 (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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 460, UWCHLAND PA, 19480).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 30, 2017.","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 #637886: Inactive since Apr 29, 2016","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 12 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 May 7, 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. 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"}]}