{"asOf":"2026-07-25T02:02:27.497Z","block":"1600-1699 ELLSWORTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-ellsworth-st","address":"1609 ELLSWORTH ST","parcelNumber":"365265900","source":"https://property.phila.gov/?p=365265900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"COCOS CHICKEN AND WAFFLES LLC","coOwner":null,"marketValue":516700,"landAssessment":103340,"improvementAssessment":413360,"livableArea":1698,"yearBuilt":1923,"lastSale":{"price":25000,"date":"2021-03-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"4995688","date":"2017-01-27","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4995686","date":"2017-01-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4995689","date":"2017-01-27","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4995687","date":"2017-01-27","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4626707","date":"2018-04-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2020-048346","date":"2020-11-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-01-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"570870","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-01-27","completedDate":"2019-10-03","violations":[{"number":"4995688","date":"2017-01-27","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4995686","date":"2017-01-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4995689","date":"2017-01-27","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4995687","date":"2017-01-27","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"627029","type":"STANDARD","priority":"STANDARD","responsibility":"DS","status":"CLOSED","createdDate":"2018-04-02","completedDate":"2018-04-04","violations":[{"number":"4626707","date":"2018-04-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-081010","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-17","completedDate":"2021-01-06","violations":[{"number":"VI-2020-048346","date":"2020-11-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-01-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"n":1,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"570870","date":"2017-01-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2017-03-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2017-06-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2018-01-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2018-01-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"627029","date":"2018-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"627029","date":"2018-04-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"570870","date":"2018-04-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2018-10-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2018-12-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2019-04-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"570870","date":"2019-10-02","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2020-081010","date":"2020-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-081010","date":"2021-01-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":6,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93745797613415,"lng":-75.17057260618228,"geom":{"type":"Polygon","coordinates":[[[-75.170528269,39.937537775],[-75.170563325,39.937371079],[-75.170617042,39.937379251],[-75.170581859,39.9375443],[-75.170528269,39.937537775]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":3,"stories":3,"lotArea":940,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1609 ELLSWORTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE PARTIAL DEMOLITION AND ERECTION OF A REAR ADDITION AND PILOTHOUSE (HEIGHT NTE 10 FEET; AREA NTE 125 SF; FOR STAIR ACCESS ONLY) TO ACCESS ROOF DECK WITH 42-INCH GUARD RAILS, FOR USE AS HOUSEHOLD LIVING (THREE (3) DWELLING UNIT","status":"Completed","outcome":"Granted with conditions","date":"2021-11-24","number":"ZP-2021-003908","relatedPermit":"ZP-2021-003908"}],"taxYears":[{"year":2014,"total":540.73,"principal":0,"interest":262.14,"penalty":139.28},{"year":2015,"total":2720.32,"principal":2096.88,"interest":229.38,"penalty":153.39},{"year":2016,"total":2579.01,"principal":2289.1,"interest":34.34,"penalty":22.89}],"taxNet":5840.06,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":142200,"taxable":142200,"land":13248,"improvement":128952,"taxableLand":13248,"taxableImprovement":128952,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":142200,"taxable":142200,"land":29151,"improvement":113049,"taxableLand":29151,"taxableImprovement":113049,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":142200,"taxable":112200,"land":29151,"improvement":113049,"taxableLand":29151,"taxableImprovement":83049,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":201300,"taxable":161300,"land":41266,"improvement":160034,"taxableLand":41266,"taxableImprovement":120034,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":216500,"taxable":171500,"land":44382,"improvement":172118,"taxableLand":44382,"taxableImprovement":127118,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":216500,"taxable":171500,"land":44382,"improvement":172118,"taxableLand":44382,"taxableImprovement":127118,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":216500,"taxable":216500,"land":44382,"improvement":172118,"taxableLand":44382,"taxableImprovement":172118,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":282600,"taxable":282600,"land":56520,"improvement":226080,"taxableLand":56520,"taxableImprovement":226080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":282600,"taxable":282600,"land":56520,"improvement":226080,"taxableLand":56520,"taxableImprovement":226080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":306900,"taxable":306900,"land":61380,"improvement":245520,"taxableLand":61380,"taxableImprovement":245520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":306900,"taxable":306900,"land":61380,"improvement":245520,"taxableLand":61380,"taxableImprovement":245520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":516700,"taxable":516700,"land":103340,"improvement":413360,"taxableLand":103340,"taxableImprovement":413360,"exemptLand":0,"exemptImprovement":0}],"taxNow":4296,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1002988","date":"2019-08-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-03","scope":"MAKE SAFE PERMIT- FOR THE REMOVAL OF REAR BAY ROOF AND REPAIR FRACTURE ON SECOND FLOOR WALL TO RESOLVE CASE 570870. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 570870.*HOMEOWNER PERFORMING THE WORK*"},{"number":"GM-2021-009033","date":"2021-08-20","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-02-24","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2021-003908","date":"2021-11-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-06-10","scope":"FOR THE PARTIAL DEMOLITION AND ERECTION OF A REAR ADDITION AND PILOTHOUSE (HEIGHT NTE 10 FEET; AREA NTE 125 SF; FOR STAIR ACCESS ONLY) TO ACCESS ROOF DECK WITH 42-INCH GUARD RAILS, FOR USE AS HOUSEHOLD LIVING (TWO (2) DWELLING UNITS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"RP-2022-008678","date":"2022-09-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-06-10","scope":"FOR THE CONSTRUCTION OF A REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A TWO-FAMILY HOUSEHOLD LIVING. AS PER PLANS. ***********SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH. OR ELECTRICAL WORK. ******************************"},{"number":"PP-2023-002643","date":"2023-03-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-10","scope":"Install waste and drain lines into sewage ejector in basement, for full bathroom, toilet, lav, shower stall. Install waste lines and drain for 1/2 bath in 1st floor hall way-toilet, sink. Install new kitchen drain and water supply lines. Install full bathroom in second floor hall toilet, lav, tub. New waste and drain lines, hot and cold supply lines. New kitchen drain and water supply lines in rear, 2 hot water tanks in basement. 13 TOTAL FIXTURES"},{"number":"FP-2023-000559","date":"2023-05-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-10","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1 1/2-INCH COMBINED DOMESTIC /FIRE WATER LINE. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS AND SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-003945","date":"2023-05-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-08","scope":"Install all new wiring and devices throughout both units. Install new 200amp service w/ all new wiring, new 200amp 3gang meter socket, 2 100a panels & 1 60amp in accordance with NEC 2017. Install new hardwire smoke/carbon detectors"},{"number":"PP-2023-009142","date":"2023-07-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-31","scope":"Install 1.5\" RFSS domestic, storm and sanitary curb trap complete with fresh air and main house drains."},{"number":"MP-2023-004034","date":"2023-09-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-10","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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install (2) 70K btu furnaces, (2) 2-1/2 ton AC units, ductwork, and 16 registers."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"sale","p":25000},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"856983","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BEATRICE  LEEPER","legalName":"BEATRICE  LEEPER ","address":"1609 ELLSWORTH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-12-08","latestIssueDate":"2020-12-08","expirationDate":"2021-12-07","inactiveDate":"2022-02-05"},{"number":"881447","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Cocos Chicken and Waffles LLC.","legalName":"Cocos Chicken and Waffles LLC.","address":"1609 ELLSWORTH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-11-15","latestIssueDate":"2021-11-15","expirationDate":"2022-11-14","inactiveDate":"2023-01-13"},{"number":"0964055","type":"Rental","status":"Inactive","businessName":"Cocos Chicken and Waffles LLC","legalName":"Cocos Chicken and Waffles LLC","address":"1609 ELLSWORTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-10-24","latestIssueDate":"2024-10-24","expirationDate":"2025-10-23","inactiveDate":"2025-12-22"}],"licenseActivity":[{"number":"0964055","type":"Rental","businessName":"Cocos Chicken and Waffles LLC","legalName":"Cocos Chicken and Waffles LLC","issuedDate":"2024-10-24","latestIssueDate":"2024-10-24","closureDate":"2025-12-22","expirationDate":"2025-10-23","inactiveDate":"2025-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"881447","type":"Vacant Residential Property / Lot","businessName":"Cocos Chicken and Waffles LLC.","legalName":"Cocos Chicken and Waffles LLC.","issuedDate":"2021-11-15","latestIssueDate":"2021-11-15","closureDate":"2023-01-13","expirationDate":"2022-11-14","inactiveDate":"2023-01-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"856983","type":"Vacant Residential Property / Lot","businessName":"BEATRICE  LEEPER","legalName":"BEATRICE  LEEPER ","issuedDate":"2020-12-08","latestIssueDate":"2020-12-08","closureDate":"2022-02-05","expirationDate":"2021-12-07","inactiveDate":"2022-02-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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 2021","permit activity in 2021, 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 68% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $306,900 to $516,700","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-003908: Completed · Granted with conditions; related permit ZP-2021-003908.","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":"1 permit not marked completed: GM-2021-009033 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"11 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 6, 2021.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #856983: Inactive since Feb 5, 2022; Vacant Residential Property / Lot #881447: Inactive since Jan 13, 2023","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}