{"asOf":"2026-07-23T17:43:07.107Z","block":"1700-1799 ALTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-alter-st","address":"1714 ALTER ST","parcelNumber":"365260000","source":"https://property.phila.gov/?p=365260000","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":"PATEL KANAY V","coOwner":null,"marketValue":534700,"landAssessment":106940,"improvementAssessment":427760,"livableArea":1665,"yearBuilt":1923,"lastSale":{"price":575000,"date":"2022-05-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"1713955","date":"2010-05-05","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713956","date":"2010-05-05","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713954","date":"2010-05-05","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2645451","date":"2011-12-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3487066","date":"2014-11-21","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3487065","date":"2014-11-21","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3487064","date":"2014-11-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4915305","date":"2018-01-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4579208","date":"2018-01-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4579209","date":"2018-01-18","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220123","date":"2018-09-05","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220121","date":"2018-09-05","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220122","date":"2018-09-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220124","date":"2018-09-05","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220125","date":"2018-09-05","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"234170","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-05-06","completedDate":"2010-06-11","violations":[{"number":"1713955","date":"2010-05-05","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713956","date":"2010-05-05","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713954","date":"2010-05-05","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"308803","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-09","completedDate":"2019-02-11","violations":[{"number":"2645451","date":"2011-12-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"461752","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-11-26","completedDate":"2019-02-22","violations":[{"number":"3487066","date":"2014-11-21","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3487065","date":"2014-11-21","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3487064","date":"2014-11-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"617258","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-01-02","completedDate":"2019-02-22","violations":[{"number":"4915305","date":"2018-01-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"617259","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-01-02","completedDate":"2018-02-28","violations":[{"number":"4579208","date":"2018-01-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4579209","date":"2018-01-18","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"652963","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-09-05","completedDate":"2020-02-06","violations":[{"number":"5220123","date":"2018-09-05","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220121","date":"2018-09-05","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220122","date":"2018-09-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220124","date":"2018-09-05","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5220125","date":"2018-09-05","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2018,"n":8,"worst":null}],"investigations":[{"caseNumber":"234170","date":"2010-05-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"234170","date":"2010-06-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"234170","date":"2010-06-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"308803","date":"2011-12-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"308803","date":"2012-01-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"308803","date":"2012-03-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"308803","date":"2012-03-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"308803","date":"2012-11-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"308803","date":"2014-11-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"461752","date":"2014-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"461752","date":"2014-12-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"461752","date":"2015-02-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"617258","date":"2018-01-02","type":"VAC INSP","status":"FAILED"},{"caseNumber":"617259","date":"2018-01-18","type":"VAC INSP","status":"FAILED"},{"caseNumber":"617259","date":"2018-02-28","type":"VAC INSP","status":"PASSED"},{"caseNumber":"617258","date":"2018-08-06","type":"VAC INSP","status":"FAILED"},{"caseNumber":"652963","date":"2018-09-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"617258","date":"2018-09-13","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"652963","date":"2018-10-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"652963","date":"2018-11-16","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"617258","date":"2019-01-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"617258","date":"2019-02-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"461752","date":"2019-02-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"652963","date":"2019-10-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"652963","date":"2020-01-15","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":3,"passes":0},{"y":2014,"fails":2,"passes":1},{"y":2018,"fails":5,"passes":1},{"y":2019,"fails":2,"passes":2},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93784807323319,"lng":-75.1724111467703,"geom":{"type":"Polygon","coordinates":[[[-75.172371792,39.93790531],[-75.172397544,39.937783959],[-75.172450553,39.937790389],[-75.172424557,39.937912654],[-75.172371792,39.93790531]]]},"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":675,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1714 ALTER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF REAR AND THIRD FLOOR ADDITIONS TO AN EXISTING ATTACHED BUILDING TO INCLUDE ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS EXISTING SINGLE-FAMI","status":"OPEN","outcome":"Granted","date":"2018-06-20","number":"33077","relatedPermit":"831699"}],"taxYears":[{"year":2008,"total":485.09,"principal":99.3,"interest":72.98,"penalty":6.95},{"year":2009,"total":700.58,"principal":334.52,"interest":215.77,"penalty":23.42},{"year":2010,"total":665.05,"principal":334.52,"interest":185.66,"penalty":23.42},{"year":2011,"total":689.51,"principal":367.64,"interest":170.96,"penalty":25.73},{"year":2012,"total":674.63,"principal":381.81,"interest":143.18,"penalty":26.73},{"year":2013,"total":656.02,"principal":395.53,"interest":112.73,"penalty":27.69},{"year":2014,"total":1820.6,"principal":1151.13,"interest":224.47,"penalty":80.58},{"year":2015,"total":1698.35,"principal":1151.13,"interest":120.87,"penalty":80.58},{"year":2016,"total":1398.43,"principal":1202.5,"interest":18.04,"penalty":12.03}],"taxNet":8788.26,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74700,"taxable":74700,"land":8842,"improvement":65858,"taxableLand":8842,"taxableImprovement":65858,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74700,"taxable":74700,"land":30627,"improvement":44073,"taxableLand":30627,"taxableImprovement":44073,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74700,"taxable":74700,"land":30627,"improvement":44073,"taxableLand":30627,"taxableImprovement":44073,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":48800,"taxable":48800,"land":20008,"improvement":28792,"taxableLand":20008,"taxableImprovement":28792,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":52500,"taxable":52500,"land":21525,"improvement":30975,"taxableLand":21525,"taxableImprovement":30975,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":52500,"taxable":52500,"land":21525,"improvement":30975,"taxableLand":21525,"taxableImprovement":30975,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":52500,"taxable":52500,"land":21525,"improvement":30975,"taxableLand":21525,"taxableImprovement":30975,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":565000,"taxable":131000,"land":113000,"improvement":452000,"taxableLand":113000,"taxableImprovement":18000,"exemptLand":0,"exemptImprovement":434000},{"y":2024,"v":565000,"taxable":131000,"land":113000,"improvement":452000,"taxableLand":113000,"taxableImprovement":18000,"exemptLand":0,"exemptImprovement":434000},{"y":2025,"v":493300,"taxable":114376,"land":98660,"improvement":394640,"taxableLand":98660,"taxableImprovement":15716,"exemptLand":0,"exemptImprovement":378924},{"y":2026,"v":493300,"taxable":114376,"land":98660,"improvement":394640,"taxableLand":98660,"taxableImprovement":15716,"exemptLand":0,"exemptImprovement":378924},{"y":2027,"v":534700,"taxable":123975,"land":106940,"improvement":427760,"taxableLand":106940,"taxableImprovement":17035,"exemptLand":0,"exemptImprovement":410725}],"taxNow":1601,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"831699","date":"2018-07-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-07-11","scope":"FOR THE ERECTION OF REAR AND THIRD FLOOR ADDITIONS TO AN EXISTING ATTACHED BUILDING TO INCLUDE ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS EXISTING SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"900120","date":"2019-04-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-01-31","scope":"ALTERATION, RENOVATION AND 3RD FL ADDITION. REPAIR/REPALCE 1ST - 2ND FLOOR JOISTES- NEW STAIRWAYS. INTERIRO ALTERATIONS."},{"number":"1014482","date":"2020-01-10","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-01-26","scope":"AMEND PERMIT#900120.PROPOSE REAR UNDERPINNING"},{"number":"FP-2020-001117","date":"2020-07-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-01-21","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM WITH A ONE (1) INCH COMBINED FIRE & DOMESTIC SERVICE LINE THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING WITH BASEMENT AND ROOF DECK ACCESS STRUCTURE PER PLANS AND IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2020-002105","date":"2020-08-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-21","scope":"For the rough in (1) laundry sink, (1) kitchen sink, (2) water closets, (2) lavatories, and (2) shower/tub as per 2018 Philadelphia Plumbing Code."},{"number":"EP-2020-002646","date":"2020-10-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-08","scope":"Complete 200 amp service Smoke through out Rewire as per 2014 NEC code"},{"number":"MP-2021-000417","date":"2021-01-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. 2 Gas heater 92% 40kbtu, coil, ac units 13seer located in the back yard.."}],"storyTag":"New construction","storyDelta":16.69,"timeline":[{"y":2018,"k":"viol","w":"8 L&I violations"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":575000}],"rented":false,"licenses":[{"number":"312699","type":"Rental","status":"Inactive","businessName":"HOMAYUN NIKNAM","legalName":"HOMAYUN NIKNAM","address":"1714 ALTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-04-07","latestIssueDate":"2005-04-07","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"802218","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"V Properties LLC","legalName":"V Properties LLC ","address":"1714 ALTER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-02-11","latestIssueDate":"2019-02-11","expirationDate":"2020-02-10","inactiveDate":"2020-04-10"}],"licenseActivity":[{"number":"802218","type":"Vacant Residential Property / Lot","businessName":"V Properties LLC","legalName":"V Properties LLC ","issuedDate":"2019-02-11","latestIssueDate":"2019-02-11","closureDate":"2020-04-10","expirationDate":"2020-02-10","inactiveDate":"2020-04-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"312699","type":"Rental","businessName":"HOMAYUN NIKNAM","legalName":"HOMAYUN NIKNAM","issuedDate":"2005-04-07","latestIssueDate":"2005-04-07","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 976% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $52,500 to $565,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33077: OPEN · Granted; related permit 831699.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 5 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 15, 2020.","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 #802218: Inactive since Apr 10, 2020","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 15 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. 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"}]}