{"asOf":"2026-07-23T05:17:56.698Z","block":"1300-1399 S CAPITOL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-capitol-st","address":"1320 S CAPITOL ST","parcelNumber":"361195300","source":"https://property.phila.gov/?p=361195300","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"BUNDY1242 LLC","coOwner":null,"marketValue":512600,"landAssessment":102520,"improvementAssessment":410080,"livableArea":1734,"yearBuilt":1920,"lastSale":{"price":1,"date":"2022-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"2357654","date":"2011-04-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2357655","date":"2011-04-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3821637","date":"2016-01-14","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3821636","date":"2016-01-14","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3821635","date":"2016-01-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4579597","date":"2018-01-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5112114","date":"2019-07-17","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5112113","date":"2019-07-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"274439","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-27","completedDate":null,"violations":[{"number":"2357654","date":"2011-04-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2357655","date":"2011-04-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"516745","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-01-15","completedDate":"2016-07-13","violations":[{"number":"3821637","date":"2016-01-14","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3821636","date":"2016-01-14","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3821635","date":"2016-01-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"621072","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-02-02","completedDate":"2018-04-09","violations":[{"number":"4579597","date":"2018-01-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"696177","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-07-17","completedDate":"2019-07-19","violations":[{"number":"5112114","date":"2019-07-17","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5112113","date":"2019-07-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2016,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 9"},{"y":2018,"n":1,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"274439","date":"2011-04-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"274439","date":"2011-05-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"274439","date":"2012-01-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"516745","date":"2016-01-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"516745","date":"2016-07-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"621072","date":"2018-01-02","type":"VAC INSP","status":"FAILED"},{"caseNumber":"621072","date":"2018-04-06","type":"VAC INSP","status":"PASSED"},{"caseNumber":"696177","date":"2019-07-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"696177","date":"2019-07-19","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9350187335439,"lng":-75.17827382640058,"geom":{"type":"Polygon","coordinates":[[[-75.178185587,39.935026812],[-75.178193107,39.934989115],[-75.178360936,39.935013592],[-75.178354587,39.935048559],[-75.178185587,39.935026812]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":658,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2010 LATONA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THIRD FLOOR ADDITION AND A REAR ADDITION ON AN EXISTING\nATTACHED STRUCTURE. FOR THE ERECTION OF A ROOF DECK AND ROOF DECK ACCESS\nSTRUCTURE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING AS PREVIOUSLY APPROVED. SIZE\n","status":"OPEN","outcome":"Granted","date":"2019-02-13","number":"35804","relatedPermit":"923464"},{"type":"ZBA Permit Denial - Variance","grounds":"***MUST BE HEARD***\n\n(PERMIT) APPLICATION IS FOR A VISITOR ACCOMODATIONS IN AN EXISTING STRUCTURE\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zon","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2024-03-25","number":"ZP-2022-009717","relatedPermit":"ZP-2022-009717"}],"taxYears":[{"year":2000,"total":177.91,"principal":54.94,"interest":79.94,"penalty":3.85},{"year":2006,"total":34.83,"principal":13.4,"interest":12.25,"penalty":0.94},{"year":2008,"total":230.86,"principal":97.31,"interest":71.52,"penalty":6.81},{"year":2009,"total":220.53,"principal":97.31,"interest":62.77,"penalty":6.81},{"year":2010,"total":210.19,"principal":97.31,"interest":54.01,"penalty":6.81},{"year":2011,"total":217.32,"principal":106.95,"interest":49.73,"penalty":7.49},{"year":2012,"total":212.98,"principal":111.07,"interest":41.65,"penalty":7.77},{"year":2013,"total":207.57,"principal":115.07,"interest":32.79,"penalty":8.05},{"year":2014,"total":1153.53,"principal":704.24,"interest":137.33,"penalty":49.3},{"year":2015,"total":1078.73,"principal":704.24,"interest":73.94,"penalty":49.3},{"year":2016,"total":891.22,"principal":735.67,"interest":11.04,"penalty":7.36}],"taxNet":4630.01,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45700,"taxable":45700,"land":6514,"improvement":39186,"taxableLand":6514,"taxableImprovement":39186,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":45700,"taxable":45700,"land":19377,"improvement":26323,"taxableLand":19377,"taxableImprovement":26323,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45700,"taxable":45700,"land":19377,"improvement":26323,"taxableLand":19377,"taxableImprovement":26323,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":34900,"taxable":34900,"land":14798,"improvement":20102,"taxableLand":14798,"taxableImprovement":20102,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":37500,"taxable":37500,"land":15900,"improvement":21600,"taxableLand":15900,"taxableImprovement":21600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":37500,"taxable":37500,"land":15900,"improvement":21600,"taxableLand":15900,"taxableImprovement":21600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":395000,"taxable":395000,"land":102700,"improvement":292300,"taxableLand":102700,"taxableImprovement":292300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":446900,"taxable":446900,"land":89380,"improvement":357520,"taxableLand":89380,"taxableImprovement":357520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":446900,"taxable":446900,"land":89380,"improvement":357520,"taxableLand":89380,"taxableImprovement":357520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":463100,"taxable":463100,"land":92620,"improvement":370480,"taxableLand":92620,"taxableImprovement":370480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":463100,"taxable":463100,"land":92620,"improvement":370480,"taxableLand":92620,"taxableImprovement":370480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":512600,"taxable":512600,"land":102520,"improvement":410080,"taxableLand":102520,"taxableImprovement":410080,"exemptLand":0,"exemptImprovement":0}],"taxNow":6482,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"697962","date":"2016-06-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-13","scope":"MAKE SAFE PERMIT TO COMPLY CASE #516745; WORK TO INCLUDE: REPLACE APPROX. 5 SHEETS 3/4\" PLYWOOD SHEATHING ON DAMAGED PORTION OF ROOF AND COVER WITH PROTECTIVE TARP TO MAKE WATER TIGHT."},{"number":"923464","date":"2019-03-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"FOR THE ERECTION OF A THIRD FLOOR ADDITION AND A REAR ADDITION ON AN EXISTING ATTACHED STRUCTURE. FOR THE ERECTION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. ROOF DECK ACCESS STRUCTURE NTE 10 FT IN HEIGHT. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON PLANS/ APPLICATION."},{"number":"923466","date":"2019-03-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"FOR THE ERECTION OF A THIRD FLOOR ADDITION AND A REAR ADDITION ON AN EXISTING ATTACHED STRUCTURE. FOR THE ERECTION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE.SIZE AND LOCATION AS SHOWN ON PLANS/ APPLICATION."},{"number":"971916","date":"2019-05-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"3 TOILETS, 3 LAV SINKS, 2 BATHTUBS, 1 KITCHEN SINK, 1 LAUNDRY WASHER, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"980885","date":"2019-05-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-03","scope":"MAIN DRAIN, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"994507","date":"2019-07-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"ABANDONED","completedDate":null,"scope":"8 PLUMBING FIXTURES WITH PIPING"},{"number":"996835","date":"2019-07-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"TOTAL ELECTRICAL REWIRE/DEVICES AS PER 2014 NEC"},{"number":"999114","date":"2019-08-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"INSTALL ONE 90K BTU, 90% EFF,WITH 3 1/2 TON A/C UNIT WITH ALL DUCT WORK"},{"number":"1004875","date":"2019-08-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"COMPLETE ROUGH-IN ON ALL PVC DRAINS AND PEX WATER LINES INCLUDING 2-VANITIES,2-TOILETS,1-TUB,1-SHOWER,1-KITCHEN SINK,1-WASHER MACHINE,1-YARD DRAIN,1-WATER HEATER AND NEW STACK.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1006361","date":"2019-08-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"INSTALL NEW BRICK VENEER FRONT***STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS;UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)***NO EMPLOYEES)***"},{"number":"983108","date":"2019-10-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"FOR THE INSTALLATION OF A NFPA 13D FIRE SUPRESSION SYSTEM FOR A SINGLE FAMILY DWELLING SERVICED BY A 1-1/2 INCH COMBINED FIRE SERVICE LINE AND A WATER METER 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 WITH NFPA 13D. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2022-009717","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-04-22","scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Addition"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2024,"k":"appeal","w":"Appeal dismissed"}],"rented":true,"licenses":[{"number":"765760","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LADON CARR","legalName":"LADON CARR","address":"1320 S CAPITOL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-02-13","latestIssueDate":"2018-02-13","expirationDate":"2019-02-12","inactiveDate":"2019-04-13"},{"number":"923987","type":"Rental","status":"Active","businessName":"Bundy1242 LLC","legalName":"Bundy1242 LLC","address":"1320 S CAPITOL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-05-18","latestIssueDate":"2026-07-07","expirationDate":"2027-05-17","inactiveDate":null}],"licenseActivity":[{"number":"923987","type":"Rental","businessName":"Bundy1242 LLC","legalName":"Bundy1242 LLC","issuedDate":"2023-05-18","latestIssueDate":"2026-07-07","closureDate":null,"expirationDate":"2027-05-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"765760","type":"Vacant Residential Property / Lot","businessName":"LADON CARR","legalName":"LADON CARR","issuedDate":"2018-02-13","latestIssueDate":"2018-02-13","closureDate":"2019-04-13","expirationDate":"2019-02-12","inactiveDate":"2019-04-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 953% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $37,500 to $395,000","no permit shown in 2021-2023"],"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":"Appeal #35804: OPEN · Granted; related permit 923464.","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":"3 permits not marked completed: 971916 (EXPIRED), 994507 (ABANDONED), ZP-2022-009717 (Refused).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 19, 2019.","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 #765760: Inactive since Apr 13, 2019","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}