{"asOf":"2026-07-27T12:16:26.218Z","block":"2200-2299 TITAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-titan-st","address":"2220 TITAN ST","parcelNumber":"361293600","source":"https://property.phila.gov/?p=361293600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"MA EMPIRE LLC","coOwner":null,"marketValue":523600,"landAssessment":104720,"improvementAssessment":418880,"livableArea":2100,"yearBuilt":2021,"lastSale":{"price":385000,"date":"2023-02-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"1992687","date":"2011-02-28","code":"PM-302.7/1","title":"EXT A-MOTOR VEH MUST BE REMOV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1992684","date":"2011-02-28","code":"CP-01","title":"CLIP 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3682765","date":"2015-08-19","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4369435","date":"2017-07-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4369434","date":"2017-07-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5161656","date":"2019-08-27","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5161657","date":"2019-08-27","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"267633","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-02-28","completedDate":"2011-03-29","violations":[{"number":"1992687","date":"2011-02-28","code":"PM-302.7/1","title":"EXT A-MOTOR VEH MUST BE REMOV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1992684","date":"2011-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1992685","date":"2011-02-28","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"349180","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-09-10","completedDate":"2013-12-17","violations":[{"number":"2569680","date":"2012-09-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2569679","date":"2012-09-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"404374","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-27","completedDate":"2013-12-17","violations":[{"number":"2994638","date":"2013-08-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2994639","date":"2013-08-28","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"498205","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-19","completedDate":"2015-12-16","violations":[{"number":"3682764","date":"2015-08-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3682765","date":"2015-08-19","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"591595","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-07-01","completedDate":"2017-10-17","violations":[{"number":"4369435","date":"2017-07-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4369434","date":"2017-07-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"703684","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-08-27","completedDate":null,"violations":[{"number":"5161656","date":"2019-08-27","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5161657","date":"2019-08-27","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"703684","date":"2019-08-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"703684","date":"2019-10-08","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.936188048962364,"lng":-75.18119179890661,"geom":{"type":"Polygon","coordinates":[[[-75.1811545,39.936245865],[-75.18117903,39.936124291],[-75.181229251,39.93613022],[-75.181204312,39.93625209],[-75.1811545,39.936245865]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":585,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"225 CHERRY ST 42A, NEW YORK NY, 10002","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"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 Zoning Code. (Codes can b","status":"Completed","outcome":"Granted with conditions","date":"2024-02-12","number":"ZP-2023-003697","relatedPermit":"ZP-2023-003697"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7100,"taxable":7100,"land":7100,"improvement":0,"taxableLand":7100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":43300,"taxable":43300,"land":43300,"improvement":0,"taxableLand":43300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":43300,"taxable":43300,"land":43300,"improvement":0,"taxableLand":43300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":43300,"taxable":43300,"land":43300,"improvement":0,"taxableLand":43300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":43300,"taxable":43300,"land":43300,"improvement":0,"taxableLand":43300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":43300,"taxable":43300,"land":43300,"improvement":0,"taxableLand":43300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":43300,"taxable":43300,"land":43300,"improvement":0,"taxableLand":43300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":504600,"taxable":504600,"land":100920,"improvement":403680,"taxableLand":100920,"taxableImprovement":403680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":504600,"taxable":504600,"land":100920,"improvement":403680,"taxableLand":100920,"taxableImprovement":403680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":390000,"taxable":390000,"land":78000,"improvement":312000,"taxableLand":78000,"taxableImprovement":312000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":390000,"taxable":390000,"land":78000,"improvement":312000,"taxableLand":78000,"taxableImprovement":312000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":523600,"taxable":523600,"land":104720,"improvement":418880,"taxableLand":104720,"taxableImprovement":418880,"exemptLand":0,"exemptImprovement":0}],"taxNow":5459,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"694922","date":"2016-08-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"REVOKED","completedDate":"2016-08-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"835468","date":"2018-01-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"REVOKED","completedDate":"2018-01-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAX HEIGHT NTE 38 FT) WITH CELLAR AND EIGHT FEET FRONT SETBACK ABOVE 2ND FLOOR; AND ACCESSORY ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES: FOR HOUSEHOLD LIVING SINGLE FAMILY DWELLING."},{"number":"844399","date":"2018-04-09","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF A NEW LIGHT-FRAMED, ATTACHED STRUCTURE TO INCLUDE FIRE-RATED EXTERIOR WALLS, EGRESS WINDOW WELL INSTALLATION, FOOTING INSTALLATION WITH DOWEL CONNECTIONS TO PROPOSED SLAB INSTALLATION, ACCESS PILOT HOUSE, AND ROOF DECK INSTALLATION. **SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS.**"},{"number":"892896","date":"2018-07-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS/APPLICATION. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"902257","date":"2018-10-10","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-05","scope":"ERECTION OF A NEW 3 STORY SFD WITH FINISHED CELLAR AND ROOFTOP DECK"},{"number":"1002358","date":"2019-08-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-03-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13R, WITH A TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLTION OF A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1040890","date":"2020-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-05","scope":"INSTALL 16 FIXTURES AS PER 2004 PPC"},{"number":"1041434","date":"2020-01-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-01","scope":"200AMP MAIN ELECTRICAL SYSTEM NEW WIRING/DEVICES AS PER 2014 NEC"},{"number":"1045199","date":"2020-01-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-05","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"ZP-2023-003697","date":"2023-12-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2023,"k":"sale","p":385000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"440999","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DECAPOINT LP (LAWNDALE CONSTRUCTION- AGT)","legalName":"DECAPOINT LP","address":"2220 TITAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-04-10","latestIssueDate":"2008-04-10","expirationDate":"2009-04-10","inactiveDate":"2012-08-31"},{"number":"483190","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DECAPOINT LP (BLUELINE INVESTMENTS)","legalName":"DECAPOINT LP","address":"2220 TITAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-09-15","latestIssueDate":"2009-09-15","expirationDate":"2010-02-28","inactiveDate":"2010-03-10"},{"number":"495218","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DECAPOINT L P","legalName":"DECAPOINT L P","address":"2220 TITAN ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2010-03-09","latestIssueDate":"2017-02-21","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"876600","type":"Rental","status":"Inactive","businessName":"Z&R Group LLC","legalName":"Z&R Group LLC","address":"2220 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-09-02","latestIssueDate":"2021-09-02","expirationDate":"2022-09-01","inactiveDate":"2022-10-31"},{"number":"946877","type":"Rental","status":"Active","businessName":"MA Empire LLC","legalName":"MA Empire LLC","address":"2220 TITAN ST","revenueCode":"3202","rentalCategory":"Hotel","units":1,"issuedDate":"2024-03-15","latestIssueDate":"2026-03-26","expirationDate":"2027-03-14","inactiveDate":null}],"licenseActivity":[{"number":"946877","type":"Rental","businessName":"MA Empire LLC","legalName":"MA Empire LLC","issuedDate":"2024-03-15","latestIssueDate":"2026-03-26","closureDate":null,"expirationDate":"2027-03-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"876600","type":"Rental","businessName":"Z&R Group LLC","legalName":"Z&R Group LLC","issuedDate":"2021-09-02","latestIssueDate":"2021-09-02","closureDate":"2022-10-31","expirationDate":"2022-09-01","inactiveDate":"2022-10-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"495218","type":"Vacant Residential Property / Lot","businessName":"DECAPOINT L P","legalName":"DECAPOINT L P","issuedDate":"2010-03-09","latestIssueDate":"2017-02-21","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"483190","type":"Vacant Residential Property / Lot","businessName":"DECAPOINT LP (BLUELINE INVESTMENTS)","legalName":"DECAPOINT LP","issuedDate":"2009-09-15","latestIssueDate":"2009-09-15","closureDate":"2010-03-10","expirationDate":"2010-02-28","inactiveDate":"2010-03-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"440999","type":"Vacant Residential Property / Lot","businessName":"DECAPOINT LP (LAWNDALE CONSTRUCTION- AGT)","legalName":"DECAPOINT LP","issuedDate":"2008-04-10","latestIssueDate":"2008-04-10","closureDate":"2012-08-31","expirationDate":"2009-04-10","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 34% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $390,000 to $523,600","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":"Appeal #ZP-2023-003697: Completed · Granted with conditions; related permit ZP-2023-003697. Use permit #694922: REVOKED.","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":"6 permits not marked completed: 694922 (REVOKED), 835468 (REVOKED), 844399 (EXPIRED), 902257 (Expired), 1040890 (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 (225 CHERRY ST 42A, NEW YORK NY, 10002).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 8, 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 #440999: Inactive since Aug 31, 2012; Vacant Residential Property / Lot #483190: Inactive since Mar 10, 2010; Vacant Residential Property / Lot #495218: Inactive since Apr 29, 2018","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 13 historical violations across 6 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.","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"}]}