{"asOf":"2026-07-24T05:21:34.688Z","block":"1900-1999 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-watkins-st","address":"1913 WATKINS ST","parcelNumber":"363132200","source":"https://property.phila.gov/?p=363132200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"DMG PROPERTY 63 LLC","coOwner":null,"marketValue":152200,"landAssessment":30440,"improvementAssessment":121760,"livableArea":1060,"yearBuilt":1925,"lastSale":{"price":100000,"date":"2020-07-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1259444","date":"2009-03-04","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1259445","date":"2009-03-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1259446","date":"2009-03-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2853450","date":"2013-07-08","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2853449","date":"2013-07-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-079050","date":"2021-11-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-01-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-028193","date":"2023-04-28","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028194","date":"2023-04-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028195","date":"2023-04-28","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028196","date":"2023-04-28","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028197","date":"2023-04-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-005537","date":"2024-01-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-01-29","resolution":"SVN ISSUED"},{"number":"VI-2024-100600","date":"2024-12-27","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2025-01-03","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-032318","date":"2025-05-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-05-14","resolution":"SVN ISSUED"}],"violationCases":[{"number":"193259","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-05","completedDate":"2012-07-20","violations":[{"number":"1259444","date":"2009-03-04","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1259445","date":"2009-03-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1259446","date":"2009-03-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"390051","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-07-08","completedDate":"2013-08-17","violations":[{"number":"2853450","date":"2013-07-08","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2853449","date":"2013-07-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-109475","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-12","completedDate":"2024-01-29","violations":[{"number":"VI-2021-079050","date":"2021-11-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-01-29","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-036952","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-28","completedDate":"2023-10-03","violations":[{"number":"VI-2023-028193","date":"2023-04-28","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028194","date":"2023-04-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028195","date":"2023-04-28","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028196","date":"2023-04-28","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-028197","date":"2023-04-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-10-03","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-006705","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-01-29","completedDate":null,"violations":[{"number":"VI-2024-005537","date":"2024-01-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-01-29","resolution":"SVN ISSUED"}]},{"number":"CF-2024-129850","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-27","completedDate":"2025-01-03","violations":[{"number":"VI-2024-100600","date":"2024-12-27","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2025-01-03","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-042929","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-14","completedDate":"2026-04-18","violations":[{"number":"VI-2025-032318","date":"2025-05-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-05-14","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"193259","date":"2009-03-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"193259","date":"2012-07-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-109475","date":"2021-11-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-036952","date":"2023-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-036952","date":"2023-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-036952","date":"2023-10-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-109475","date":"2024-01-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-006705","date":"2024-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-129850","date":"2024-12-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-129850","date":"2025-01-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-042929","date":"2025-05-14","type":null,"status":null}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":1},{"y":2024,"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":39.93002138606049,"lng":-75.17708943055466,"geom":{"type":"Polygon","coordinates":[[[-75.177050746,39.930079213],[-75.177078363,39.929956968],[-75.177127939,39.929963239],[-75.177100729,39.930085751],[-75.177050746,39.930079213]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":2,"baths":1,"stories":2,"lotArea":675,"zoning":"RSA5","grade":"C","basement":"C","heater":"H","centralAir":false,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"3417 TUSCANY DR, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of an attached structure with roof deck accessed from pilothouse, size and location as shown on the approved plans. For use as two-family household living.","status":"Completed","outcome":"Denied","date":"2022-10-24","number":"ZP-2021-004226","relatedPermit":"ZP-2021-004226"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":85100,"taxable":85100,"land":7762,"improvement":77338,"taxableLand":7762,"taxableImprovement":77338,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":85100,"taxable":85100,"land":15658,"improvement":69442,"taxableLand":15658,"taxableImprovement":69442,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":85100,"taxable":85100,"land":15658,"improvement":69442,"taxableLand":15658,"taxableImprovement":69442,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":128000,"taxable":128000,"land":23500,"improvement":104500,"taxableLand":23500,"taxableImprovement":104500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":97500,"taxable":97500,"land":19734,"improvement":77766,"taxableLand":19734,"taxableImprovement":77766,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":97500,"taxable":97500,"land":19734,"improvement":77766,"taxableLand":19734,"taxableImprovement":77766,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":97500,"taxable":97500,"land":19734,"improvement":77766,"taxableLand":19734,"taxableImprovement":77766,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":153800,"taxable":153800,"land":30760,"improvement":123040,"taxableLand":30760,"taxableImprovement":123040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":153800,"taxable":153800,"land":30760,"improvement":123040,"taxableLand":30760,"taxableImprovement":123040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":152200,"taxable":152200,"land":30440,"improvement":121760,"taxableLand":30440,"taxableImprovement":121760,"exemptLand":0,"exemptImprovement":0}],"taxNow":2153,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2023-005640","date":"2023-07-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-10-04","scope":"**MAKE SAFE PERMIT** FOR PARTIAL DEMOLITION AT THE REAR, THE ERECTION OF TEMPORARY EXTERIOR REAR WALL AND TEMPORARY JOIST AND ROOF OVER BASEMENT TO COMPLY WITH VIOLATION CASE #CF-2023-036952. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"PP-2024-008021","date":"2024-06-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-19","scope":"Lateral Seal"},{"number":"ZP-2024-006515","date":"2024-06-20","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":null},{"number":"ZP-2023-011650","date":"2024-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"DP-2024-000686","date":"2024-07-02","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-10-30","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE AT 1913 WATKINS STREET (TO BE DEMOLISHED CONCURRENTLY WITH STRUCTURE AT 1911 WATKINS STREET). STRUCTURE TO BE DEMOLISHED BY HAND AND HAND-HELD EQUIPMENT ONLY PER APPROVED PLANS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"RP-2024-009053","date":"2024-10-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE STORY STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"SP-2024-001160","date":"2024-12-06","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-03-02","scope":"Site / Utility Permit for RP-2024-009053"},{"number":"PP-2024-014086","date":"2025-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-14","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2024-009053"},{"number":"PP-2024-014085","date":"2025-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-03","scope":"Plumbing Permit (Water Distribution) for combo RP-2024-009053"},{"number":"PP-2024-014087","date":"2025-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2024-009053"},{"number":"FP-2025-001335","date":"2025-07-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF A ONE-INCH COMBINED FIRE/DOMESTIC WATER SERVICE LINE AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"EP-2024-009856","date":"2026-01-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2024-009053"},{"number":"MP-2024-004662","date":"2026-03-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2024-009053"},{"number":"ZP-2021-004226","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-10-26","scope":null}],"storyTag":"Torn down & rebuilt","storyDelta":3,"timeline":[{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"demo"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-004226: Completed · Denied; related permit ZP-2021-004226.","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: RP-2024-009053 (Issued), PP-2024-014087 (Issued), FP-2025-001335 (Issued), EP-2024-009856 (Issued), MP-2024-004662 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on May 14, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 7 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}