{"asOf":"2026-07-25T18:19:56.096Z","block":"2600-2699 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-latona-st","address":"2640 LATONA ST","parcelNumber":"362059600","source":"https://property.phila.gov/?p=362059600","ownerType":"owner-occupied","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":"COPSON TAYLOR MARIE","coOwner":null,"marketValue":407100,"landAssessment":81420,"improvementAssessment":325680,"livableArea":1512,"yearBuilt":2022,"lastSale":{"price":365000,"date":"2021-12-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"2557666","date":"2011-01-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2557665","date":"2011-01-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3719293","date":"2015-07-13","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3719294","date":"2015-07-13","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4123767","date":"2015-07-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4123768","date":"2015-07-13","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"263074","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-01-04","completedDate":"2015-12-16","violations":[{"number":"2557666","date":"2011-01-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2557665","date":"2011-01-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"491258","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-07-14","completedDate":null,"violations":[{"number":"3719293","date":"2015-07-13","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3719294","date":"2015-07-13","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"491259","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-07-14","completedDate":null,"violations":[{"number":"4123767","date":"2015-07-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4123768","date":"2015-07-13","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2015,"n":4,"worst":null}],"investigations":[{"caseNumber":"19519","date":"2003-11-04","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"19519","date":"2004-12-30","type":"L_COMPLY","status":"CLOSED"},{"caseNumber":"263074","date":"2011-01-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"263074","date":"2011-02-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"263074","date":"2011-04-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"263074","date":"2012-08-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"263074","date":"2015-07-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"491258","date":"2015-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"491259","date":"2015-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"491258","date":"2015-08-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"491259","date":"2015-08-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"491258","date":"2015-09-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"491259","date":"2015-09-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"491259","date":"2016-07-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"491259","date":"2016-10-24","type":"PRECOURT","status":"FAILED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2015,"fails":4,"passes":1},{"y":2016,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937449431906366,"lng":-75.18828759499816,"geom":{"type":"Polygon","coordinates":[[[-75.188273823,39.937395406],[-75.188324841,39.937389646],[-75.188299282,39.937514938],[-75.188250063,39.937508535],[-75.188273823,39.937395406]]]},"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":651,"zoning":"RM1","grade":"S","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2640 LATONA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":673.67,"principal":535.45,"interest":8.04,"penalty":5.35}],"taxNet":673.67,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":66800,"taxable":66800,"land":7421,"improvement":59379,"taxableLand":7421,"taxableImprovement":59379,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":66800,"taxable":66800,"land":16166,"improvement":50634,"taxableLand":16166,"taxableImprovement":50634,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":66800,"taxable":66800,"land":16166,"improvement":50634,"taxableLand":16166,"taxableImprovement":50634,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65200,"taxable":65200,"land":15700,"improvement":49500,"taxableLand":15700,"taxableImprovement":49500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":70100,"taxable":70100,"land":16880,"improvement":53220,"taxableLand":16880,"taxableImprovement":53220,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":70100,"taxable":70100,"land":16880,"improvement":53220,"taxableLand":16880,"taxableImprovement":53220,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":70100,"taxable":70100,"land":16880,"improvement":53220,"taxableLand":16880,"taxableImprovement":53220,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":365000,"taxable":73000,"land":73000,"improvement":292000,"taxableLand":73000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":292000},{"y":2024,"v":365000,"taxable":73000,"land":73000,"improvement":292000,"taxableLand":73000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":292000},{"y":2025,"v":368700,"taxable":73740,"land":73740,"improvement":294960,"taxableLand":73740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":294960},{"y":2026,"v":368700,"taxable":73740,"land":73740,"improvement":294960,"taxableLand":73740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":294960},{"y":2027,"v":407100,"taxable":81420,"land":81420,"improvement":325680,"taxableLand":81420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":325680}],"taxNow":1032,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"66036","date":"2007-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-13","scope":"INSTALL 200AMP SERVICE AND REWIRE SINGLE FAMILY DWELLING AS PER 2005 NEC (SOUTH DISTRICT)"},{"number":"863613","date":"2018-04-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"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. REPLACE ONE (1) HEATING/COOLING UNIT WITH SIX (6) DIFFUSERS. NO DUCTWORK."},{"number":"863610","date":"2018-04-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"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."},{"number":"863616","date":"2018-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL ONE 200 AMP SERVICE, NEW GROUNDING SYSTEM AS PER 2008 NEC CODE. NEW LIGHTS AND OUTLETS RUN NEW BRANCH CIRCUITS INSTALL NEW SMOKE DETECTOR."},{"number":"864054","date":"2018-04-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"1 BATH/SHOWER,1 LAV,1 WC,1 KITCHEN AND LAUNDRY BOX (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"987092","date":"2019-06-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-05-05","scope":"EZ PERMIT STADARD 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 INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)"},{"number":"990837","date":"2019-07-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-10-15","scope":"INSTALL 2-WATER CLOSET, 2-LAVS, 1-TUB, 1-KITCHEN SINK, 1-LAUNDRY TUB THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 (SFD)"},{"number":"991202","date":"2019-07-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-09-24","scope":"INSTALL ONE 200 AMP SERVICE, NEW GROUNDING SYSTEM AS PER 2014 NEC CODE. REWIRE LIGHTS AND OUTLETS & SWITCHES NEW BRANCH CIRCUITS INSTALL NEW SMOKE DETECTOR."},{"number":"992519","date":"2019-07-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-29","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS 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 INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)"},{"number":"1046701","date":"2020-02-24","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"FOR THE EXRECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS PER PLANS.FOR A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"1046703","date":"2020-02-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-12-23","scope":"FOR THE CONSTRUCTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE AND ALTERATIONS THROUGHOUT STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS. AMENDMENT: The scope of work on this permit includes underpinning and digging out the basement. This was never done. We need to close out this permit so we request to amend the scope of work to remove the underpinning portion and egress well."},{"number":"EP-2020-004158","date":"2020-07-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-15","scope":"complete rewire new recepticals, swithces, lihgt fixtures, new 200 amp service are all other required electrical wiring to meet the NEC 2014"},{"number":"PP-2020-002945","date":"2020-07-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-21","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."},{"number":"PP-2021-010784","date":"2021-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-05","scope":"Install 5\" curb trap, 4\" vent, 4\" house drain"},{"number":"MP-2020-004403","date":"2021-12-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-21","scope":"Install Gas furnace, Air Conditioning and ductwork AS PER EZ STANDARDS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"land","p":123000},{"y":2020,"k":"permit","w":"Zoning"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"land","p":365000}],"rented":true,"licenses":[{"number":"276540","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HAKIM HAYNES","legalName":"HAKIM HAYNES","address":"2640 LATONA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-06-01","latestIssueDate":"2004-06-01","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"678349","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RICARDO MCKENDRICK","legalName":"RICARDO MCKENDRICK","address":"2640 LATONA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-09-22","latestIssueDate":"2016-11-30","expirationDate":"2017-09-30","inactiveDate":"2017-11-29"},{"number":"0975831","type":"Rental","status":"Active","businessName":"Taylor Copson","legalName":"Taylor Copson","address":"2640 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-04-09","latestIssueDate":"2026-03-15","expirationDate":"2027-04-08","inactiveDate":null}],"licenseActivity":[{"number":"0975831","type":"Rental","businessName":"Taylor Copson","legalName":"Taylor Copson","issuedDate":"2025-04-09","latestIssueDate":"2026-03-15","closureDate":null,"expirationDate":"2027-04-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"678349","type":"Vacant Residential Property / Lot","businessName":"RICARDO MCKENDRICK","legalName":"RICARDO MCKENDRICK","issuedDate":"2015-09-22","latestIssueDate":"2016-11-30","closureDate":"2017-11-29","expirationDate":"2017-09-30","inactiveDate":"2017-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276540","type":"Vacant Residential Property / Lot","businessName":"HAKIM HAYNES","legalName":"HAKIM HAYNES","issuedDate":"2004-06-01","latestIssueDate":"2004-06-01","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 421% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $70,100 to $365,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: 863613 (EXPIRED), 863610 (EXPIRED), 864054 (EXPIRED), 987092 (Expired), 990837 (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":"9 failed, 1 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 24, 2016.","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 #276540: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #678349: Inactive since Nov 29, 2017","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 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}