{"asOf":"2026-07-26T21:29:07.009Z","block":"1300-1399 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-23rd-st","address":"1309 S 23RD ST","parcelNumber":"361336800","source":"https://property.phila.gov/?p=361336800","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":"MAYAS COUCH 1031 KH LLC","coOwner":null,"marketValue":564600,"landAssessment":112920,"improvementAssessment":451680,"livableArea":2016,"yearBuilt":2024,"lastSale":{"price":160000,"date":"2020-07-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-028090","date":"2020-08-17","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2021-04-21","resolution":"COMPLIED - PERMIT 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OBTAINED"}]},{"number":"CF-2021-046117","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-01","completedDate":"2021-10-28","violations":[{"number":"VI-2021-033921","date":"2021-05-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-027139","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2022-04-01","completedDate":"2025-02-25","violations":[{"number":"VI-2022-063620","date":"2022-08-23","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2024-01-08","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-040977","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-09","completedDate":"2023-01-11","violations":[{"number":"VI-2022-040396","date":"2022-06-08","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSED","resolutionDate":"2023-01-11","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-074545","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-13","completedDate":"2024-08-12","violations":[{"number":"VI-2024-058117","date":"2024-07-13","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-07-13","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-051259","date":"2020-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051259","date":"2020-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051259","date":"2020-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051259","date":"2020-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051259","date":"2021-01-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051259","date":"2021-04-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-046117","date":"2021-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046117","date":"2021-10-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-027139","date":"2022-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-040977","date":"2022-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027139","date":"2022-08-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027139","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-040977","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027139","date":"2022-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-040977","date":"2023-01-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-027139","date":"2023-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027139","date":"2023-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074545","date":"2024-07-13","type":null,"status":null},{"caseNumber":"CF-2022-027139","date":"2025-01-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":2,"passes":2},{"y":2022,"fails":6,"passes":0},{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93574325796427,"lng":-75.18214066588554,"geom":{"type":"Polygon","coordinates":[[[-75.182025148,39.935751691],[-75.182035098,39.935706714],[-75.182256936,39.935735571],[-75.182247641,39.935779305],[-75.182025148,39.935751691]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":1008,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1254 POINT BREEZE AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":79200,"taxable":79200,"land":12398,"improvement":66802,"taxableLand":12398,"taxableImprovement":66802,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":79200,"taxable":79200,"land":20830,"improvement":58370,"taxableLand":20830,"taxableImprovement":58370,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":79200,"taxable":79200,"land":20830,"improvement":58370,"taxableLand":20830,"taxableImprovement":58370,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":117100,"taxable":117100,"land":30700,"improvement":86400,"taxableLand":30700,"taxableImprovement":86400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":125900,"taxable":125900,"land":33007,"improvement":92893,"taxableLand":33007,"taxableImprovement":92893,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":125900,"taxable":125900,"land":33007,"improvement":92893,"taxableLand":33007,"taxableImprovement":92893,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":125900,"taxable":125900,"land":33007,"improvement":92893,"taxableLand":33007,"taxableImprovement":92893,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":205600,"taxable":205600,"land":41120,"improvement":164480,"taxableLand":41120,"taxableImprovement":164480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":470000,"taxable":94000,"land":94000,"improvement":376000,"taxableLand":94000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":376000},{"y":2025,"v":458200,"taxable":91640,"land":91640,"improvement":366560,"taxableLand":91640,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":366560},{"y":2026,"v":458200,"taxable":274920,"land":91640,"improvement":366560,"taxableLand":91640,"taxableImprovement":183280,"exemptLand":0,"exemptImprovement":183280},{"y":2027,"v":564600,"taxable":564600,"land":112920,"improvement":451680,"taxableLand":112920,"taxableImprovement":451680,"exemptLand":0,"exemptImprovement":0}],"taxNow":3848,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"75964","date":"2007-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-03","scope":"5\" CURB TRAP INTO THE HOUSE"},{"number":"RP-2020-007190","date":"2020-07-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-03-21","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. EZ PERMIT STANDARDS ALTERATIONS - For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations; including underpinning, excavation, and removal of foundation slab. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing."},{"number":"RP-2020-014117","date":"2021-04-20","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-08-09","scope":"Alterations and addition to existing structure including Underpinning. Size and location as shown on plans."},{"number":"MP-2022-001898","date":"2022-03-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-03-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (90% 75,000 btu gas furnace with 3 ton condenser and coil. Ductwork, 12 supply registers)."},{"number":"EP-2022-003649","date":"2022-04-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-03-21","scope":"INSTALL 200AMP SERVICE, WIRING THROUGHOUT, INSTALL OUTLETS, SWITCHES, SMOKE DETECTORS, LIGHT FIXTURES, GROUNDING AS PER 2014 NEC"},{"number":"PP-2022-006565","date":"2022-05-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-21","scope":"REPLACE Lavs, showers, water closet, kitchen sink, laundry, hot water heater. AS PER PPC 2018"},{"number":"ZP-2023-011173","date":"2023-10-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-09","scope":"new construction on existing foundation of an existing single family attached structure. Includes structural demolition and third floor addition and rear three-story addition (size and location as shown on plan)."},{"number":"ZP-2023-012352","date":"2023-11-16","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"demo of structural framing members, foundation and walls to remain."},{"number":"RP-2023-007693","date":"2023-12-07","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-02-09","scope":"For the erection of an attached structure (new construction on existing) foundation to use as single-family dwelling, details as shown on plan. underpinning and excavation completed under permit RP-2020-014117: Permit amended on 1/2/24 for minor change in the 2 side walls with adjacent properties at the rear area as shown in the pictures and will be installing gutters to collect the rainwater away from the neighbors. see revised plan for details.."},{"number":"FP-2024-000170","date":"2024-02-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-01-09","scope":"INSTALLATION OF RESIDENTIAL FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-D THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT AND PILOT HOUSE. THIS IS A MULTI-PURPOSE SYSTEM UTILIZING A EXISTING COMBINED 3/4 INCH DOMESTIC AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"MP-2023-005315","date":"2024-03-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-29","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-007693"},{"number":"PP-2023-016543","date":"2024-03-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-007693"},{"number":"PP-2023-016542","date":"2024-03-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-09","scope":"AMENDMENT 8/12/25 REVISE DOMESTIC SERVICE SIZE FROM 1 1/2\" TO 1\". Plumbing Permit (Water Distribution) for combo RP-2023-007693"},{"number":"PP-2023-016544","date":"2024-03-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-09","scope":"Plumbing Permit (Interior) for combo RP-2023-007693"},{"number":"EP-2024-002320","date":"2024-03-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-14","scope":"200amp service, wiring throughout, install light fixtures, outlets, switches, smoke detectors, grounding"},{"number":"FP-2025-001062","date":"2025-05-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-29","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AND RESIDENTIAL FIRE PUMP AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2026-004396","date":"2026-05-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"sale","p":240000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"640344","type":"Rental","status":"Inactive","businessName":"TIERRE R WELTON","legalName":"TIERRE R WELTON","address":"1309 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-09-03","latestIssueDate":"2018-07-24","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"872090","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Mayas Couch 1031 KH LLC","legalName":"Mayas Couch 1031 KH LLC","address":"1309 S 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-07-01","latestIssueDate":"2021-07-01","expirationDate":"2022-06-30","inactiveDate":null},{"number":"0956578","type":"Rental","status":"Inactive","businessName":"Mayas Couch 1031 KH LLC","legalName":"Mayas Couch 1031 KH LLC","address":"1309 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-07-17","latestIssueDate":"2024-07-17","expirationDate":"2025-07-16","inactiveDate":"2025-09-14"},{"number":"0965781","type":"Rental","status":"Active","businessName":"Sila Homes LLC (Sila Home LLC)","legalName":"Sila Homes LLC","address":"1309 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-11-18","latestIssueDate":"2025-12-03","expirationDate":"2026-11-17","inactiveDate":null}],"licenseActivity":[{"number":"0965781","type":"Rental","businessName":"Sila Homes LLC (Sila Home LLC)","legalName":"Sila Homes LLC","issuedDate":"2024-11-18","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0956578","type":"Rental","businessName":"Mayas Couch 1031 KH LLC","legalName":"Mayas Couch 1031 KH LLC","issuedDate":"2024-07-17","latestIssueDate":"2024-07-17","closureDate":"2025-09-14","expirationDate":"2025-07-16","inactiveDate":"2025-09-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"872090","type":"Vacant Residential Property / Lot","businessName":"Mayas Couch 1031 KH LLC","legalName":"Mayas Couch 1031 KH LLC","issuedDate":"2021-07-01","latestIssueDate":"2021-07-01","closureDate":"2022-06-30","expirationDate":"2022-06-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"640344","type":"Rental","businessName":"TIERRE R WELTON","legalName":"TIERRE R WELTON","issuedDate":"2014-09-03","latestIssueDate":"2018-07-24","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: RP-2020-007190 (Expired), RP-2020-014117 (Expired), MP-2022-001898 (Expired), EP-2022-003649 (Expired), PP-2022-006565 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 24, 2025.","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 #872090: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 5 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"}]}