{"asOf":"2026-07-25T01:39:48.480Z","block":"600-699 EDGEMORE RD","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-edgemore-rd","address":"626 EDGEMORE RD","parcelNumber":"344389400","source":"https://property.phila.gov/?p=344389400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R31","buildingCodeNew":"23","buildingClass":"ROW B/GAR 2 STY MAS+OTHER","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"TOLIVER WESLEY WAYNE","coOwner":null,"marketValue":214300,"landAssessment":42860,"improvementAssessment":171440,"livableArea":1338,"yearBuilt":1955,"lastSale":{"price":74000,"date":"1999-12-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"4305498","date":"2016-12-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4305497","date":"2016-12-30","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4833311","date":"2018-06-13","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4706644","date":"2018-06-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949036","date":"2019-02-08","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5242495","date":"2019-02-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4949031","date":"2019-02-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949029","date":"2019-02-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949032","date":"2019-02-08","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949028","date":"2019-02-08","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949030","date":"2019-02-08","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5284804","date":"2019-12-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211996713","date":"2020-03-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2021-08-12","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211996712","date":"2020-03-06","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSED","resolutionDate":"2021-08-12","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-033801","date":"2021-05-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033802","date":"2021-05-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033800","date":"2021-05-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033799","date":"2021-05-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-035885","date":"2021-06-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-035884","date":"2021-06-08","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2026-06-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-083217","date":"2024-10-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-10-02","resolution":"SVN ISSUED"}],"violationCases":[{"number":"568374","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-12-30","completedDate":null,"violations":[{"number":"4305498","date":"2016-12-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4305497","date":"2016-12-30","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"638815","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-06-14","completedDate":"2019-01-31","violations":[{"number":"4833311","date":"2018-06-13","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"638816","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-06-14","completedDate":"2018-07-25","violations":[{"number":"4706644","date":"2018-06-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"672238","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-01-31","completedDate":"2019-02-11","violations":[{"number":"4949036","date":"2019-02-08","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"673338","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-02-11","completedDate":null,"violations":[{"number":"5242495","date":"2019-02-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"673342","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-02-11","completedDate":"2019-07-16","violations":[{"number":"4949031","date":"2019-02-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949029","date":"2019-02-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949032","date":"2019-02-08","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949028","date":"2019-02-08","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4949030","date":"2019-02-08","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"720867","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2020-01-08","completedDate":null,"violations":[{"number":"5284804","date":"2019-12-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"726986","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-03-12","completedDate":"2021-08-12","violations":[{"number":"211996713","date":"2020-03-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2021-08-12","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211996712","date":"2020-03-06","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSED","resolutionDate":"2021-08-12","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2021-045880","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-01","completedDate":"2024-11-05","violations":[{"number":"VI-2021-033801","date":"2021-05-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033802","date":"2021-05-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033800","date":"2021-05-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-12-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033799","date":"2021-05-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-05","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2021-049057","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2021-06-08","completedDate":null,"violations":[{"number":"VI-2021-035885","date":"2021-06-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-035884","date":"2021-06-08","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2026-06-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-108091","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-10-02","completedDate":null,"violations":[{"number":"VI-2024-083217","date":"2024-10-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-10-02","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":8,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":6,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"568374","date":"2016-12-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"568374","date":"2017-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"568374","date":"2017-05-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"638815","date":"2018-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"638816","date":"2018-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"638816","date":"2018-06-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"638815","date":"2018-07-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"638815","date":"2018-09-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"638815","date":"2019-01-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"673338","date":"2019-02-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673342","date":"2019-02-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"672238","date":"2019-02-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"673338","date":"2019-03-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673342","date":"2019-03-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"673338","date":"2019-05-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"673338","date":"2019-11-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"673338","date":"2019-12-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"720867","date":"2019-12-31","type":"VAC INSP","status":"FAILED"},{"caseNumber":"720867","date":"2020-02-18","type":"VAC INSP","status":"FAILED"},{"caseNumber":"726986","date":"2020-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2021-045880","date":"2021-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-049057","date":"2021-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045880","date":"2021-08-05","type":null,"status":"FAILED"},{"caseNumber":"726986","date":"2021-08-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-108091","date":"2024-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-049057","date":"2024-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045880","date":"2024-11-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-049057","date":"2025-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-049057","date":"2025-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-049057","date":"2026-06-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":5,"passes":3},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":3,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9731872385702,"lng":-75.25289070487143,"geom":{"type":"Polygon","coordinates":[[[-75.25270493,39.973217404],[-75.25271181,39.973137971],[-75.253113886,39.97316471],[-75.253118027,39.973187126],[-75.25304702,39.973194043],[-75.253052771,39.973235966],[-75.25270493,39.973217404]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":3,"baths":1,"stories":2,"lotArea":3080,"zoning":"RM1","grade":"C","basement":"F","heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"626 EDGEMORE RD, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135800,"taxable":135800,"land":22176,"improvement":113624,"taxableLand":22176,"taxableImprovement":113624,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":135800,"taxable":135800,"land":20370,"improvement":115430,"taxableLand":20370,"taxableImprovement":115430,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":135800,"taxable":135800,"land":20370,"improvement":115430,"taxableLand":20370,"taxableImprovement":115430,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":144300,"taxable":144300,"land":21645,"improvement":122655,"taxableLand":21645,"taxableImprovement":122655,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":149900,"taxable":149900,"land":22485,"improvement":127415,"taxableLand":22485,"taxableImprovement":127415,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":149900,"taxable":149900,"land":22485,"improvement":127415,"taxableLand":22485,"taxableImprovement":127415,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":149900,"taxable":149900,"land":22485,"improvement":127415,"taxableLand":22485,"taxableImprovement":127415,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":178800,"taxable":178800,"land":35760,"improvement":143040,"taxableLand":35760,"taxableImprovement":143040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":178800,"taxable":178800,"land":35760,"improvement":143040,"taxableLand":35760,"taxableImprovement":143040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":212100,"taxable":212100,"land":42420,"improvement":169680,"taxableLand":42420,"taxableImprovement":169680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":212100,"taxable":212100,"land":42420,"improvement":169680,"taxableLand":42420,"taxableImprovement":169680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":214300,"taxable":214300,"land":42860,"improvement":171440,"taxableLand":42860,"taxableImprovement":171440,"exemptLand":0,"exemptImprovement":0}],"taxNow":2969,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":1999,"k":"sale","p":74000},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"574838","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WESLEY TOLIVER (BANK OF AMERICA)","legalName":"WESLEY TOLIVER","address":"626 EDGEMORE RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-10-02","latestIssueDate":"2013-05-21","expirationDate":"2014-02-28","inactiveDate":"2014-08-01"},{"number":"636906","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WESLEY WAYNE TOLIVER (C/O NATIONSTAR MORTGAGE)","legalName":"WESLEY WAYNE TOLIVER","address":"626 EDGEMORE RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-08-01","latestIssueDate":"2014-08-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"904273","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Selene Finance LP","legalName":"Selene Finance LP","address":"626 EDGEMORE RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-08-26","latestIssueDate":"2022-08-26","expirationDate":"2023-08-25","inactiveDate":"2023-10-24"}],"licenseActivity":[{"number":"904273","type":"Vacant Residential Property / Lot","businessName":"Selene Finance LP","legalName":"Selene Finance LP","issuedDate":"2022-08-26","latestIssueDate":"2022-08-26","closureDate":"2023-10-24","expirationDate":"2023-08-25","inactiveDate":"2023-10-24","status":"Closed","statusLabel":"Inactive","active":false},{"number":"636906","type":"Vacant Residential Property / Lot","businessName":"WESLEY WAYNE TOLIVER (C/O NATIONSTAR MORTGAGE)","legalName":"WESLEY WAYNE TOLIVER","issuedDate":"2014-08-01","latestIssueDate":"2014-08-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"574838","type":"Vacant Residential Property / Lot","businessName":"WESLEY TOLIVER (BANK OF AMERICA)","legalName":"WESLEY TOLIVER","issuedDate":"2012-10-02","latestIssueDate":"2013-05-21","closureDate":"2014-08-01","expirationDate":"2014-02-28","inactiveDate":"2014-08-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"19 failed, 6 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 12, 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 #574838: Inactive since Aug 1, 2014; Vacant Residential Property / Lot #636906: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #904273: Closed since Oct 24, 2023","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 21 historical violations across 11 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"}]}