{"asOf":"2026-07-28T15:23:47.189Z","block":"2200-2299 N 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-12th-st","address":"2230 N 12TH ST","parcelNumber":"371229500","source":"https://property.phila.gov/?p=371229500","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"MURCHINSON ERIC","coOwner":null,"marketValue":203800,"landAssessment":40760,"improvementAssessment":163040,"livableArea":1546,"yearBuilt":1920,"lastSale":{"price":176900,"date":"2018-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"2126372","date":"2011-05-25","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265433","date":"2011-10-11","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265436","date":"2011-11-01","code":"A-302.10/8","title":"PERMB- RAFTER SPACIN TOO GREAT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265437","date":"2011-11-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265438","date":"2011-11-01","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265435","date":"2011-11-01","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265434","date":"2011-11-01","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2617000","date":"2012-06-01","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":null,"resolutionDate":null,"resolution":null},{"number":"2512709","date":"2012-07-20","code":"E-1201.1/103","title":"TAPS/SPLICES-MAKE PROPERLY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2512772","date":"2012-07-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2025-038876","date":"2025-06-03","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-06-03","resolution":"SVN ISSUED"},{"number":"VI-2025-038879","date":"2025-06-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-06-03","resolution":"SVN ISSUED"},{"number":"2306563","date":"2011-12-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"279142","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2011-05-25","completedDate":"2011-10-18","violations":[{"number":"2126372","date":"2011-05-25","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"301301","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2011-10-11","completedDate":"2011-12-09","violations":[{"number":"2265433","date":"2011-10-11","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265436","date":"2011-11-01","code":"A-302.10/8","title":"PERMB- RAFTER SPACIN TOO GREAT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265437","date":"2011-11-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265438","date":"2011-11-01","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265435","date":"2011-11-01","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2265434","date":"2011-11-01","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"330784","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-06-01","completedDate":null,"violations":[{"number":"2617000","date":"2012-06-01","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":null,"resolutionDate":null,"resolution":null}]},{"number":"340043","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-23","completedDate":"2012-10-09","violations":[{"number":"2512709","date":"2012-07-20","code":"E-1201.1/103","title":"TAPS/SPLICES-MAKE PROPERLY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"340053","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-23","completedDate":null,"violations":[{"number":"2512772","date":"2012-07-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-051894","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-06-03","completedDate":null,"violations":[{"number":"VI-2025-038876","date":"2025-06-03","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-06-03","resolution":"SVN ISSUED"}]},{"number":"CF-2025-051900","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-06-03","completedDate":null,"violations":[{"number":"VI-2025-038879","date":"2025-06-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-06-03","resolution":"SVN ISSUED"}]},{"number":"369896","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2306563","date":"2011-12-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":8,"worst":null},{"y":2012,"n":3,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"279142","date":"2011-05-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"279142","date":"2011-06-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"279142","date":"2011-06-28","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"301301","date":"2011-10-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"279142","date":"2011-10-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"301301","date":"2011-11-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"301301","date":"2011-12-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"330784","date":"2012-05-29","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"340043","date":"2012-07-20","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"340053","date":"2012-07-20","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"340043","date":"2012-10-09","type":"EP_ELEC","status":"CLOSED"},{"caseNumber":"330784","date":"2012-10-22","type":"EP_ELEC","status":"CLOSED"},{"caseNumber":"CF-2025-051894","date":"2025-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051900","date":"2025-06-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":3,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98657232288292,"lng":-75.15257199644688,"geom":{"type":"Polygon","coordinates":[[[-75.152424632,39.986574087],[-75.152433246,39.986534611],[-75.152720369,39.986571204],[-75.152712254,39.986609692],[-75.152424632,39.986574087]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":3,"baths":1,"stories":2,"lotArea":1196,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"4","garage":null,"homestead":true,"mail":"2230 N 12TH ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":53700,"taxable":53700,"land":5739,"improvement":47961,"taxableLand":5739,"taxableImprovement":47961,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":53700,"taxable":53700,"land":15036,"improvement":38664,"taxableLand":15036,"taxableImprovement":38664,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":53700,"taxable":53700,"land":15036,"improvement":38664,"taxableLand":15036,"taxableImprovement":38664,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":77300,"taxable":77300,"land":21600,"improvement":55700,"taxableLand":21600,"taxableImprovement":55700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":59100,"taxable":59100,"land":16514,"improvement":42586,"taxableLand":16514,"taxableImprovement":42586,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":59100,"taxable":59100,"land":16514,"improvement":42586,"taxableLand":16514,"taxableImprovement":42586,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":59100,"taxable":59100,"land":16514,"improvement":42586,"taxableLand":16514,"taxableImprovement":42586,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":182500,"taxable":102500,"land":36500,"improvement":146000,"taxableLand":36500,"taxableImprovement":66000,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":182500,"taxable":102500,"land":36500,"improvement":146000,"taxableLand":36500,"taxableImprovement":66000,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":239300,"taxable":139300,"land":47860,"improvement":191440,"taxableLand":47860,"taxableImprovement":91440,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":239300,"taxable":139300,"land":47860,"improvement":191440,"taxableLand":47860,"taxableImprovement":91440,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":203800,"taxable":103800,"land":40760,"improvement":163040,"taxableLand":40760,"taxableImprovement":63040,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1950,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"363365","date":"2011-09-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-18","scope":"MAKE SAFE PERMIT TO REPAIR COLLAPSED ROOF ONLY AND COMPLY VIOLATION, CASE AP# 279142. NO OTHER WORK IS AUTHORIZED UNDER THIS PERMIT. SEPARATE PERMIT(S) ARE REQUIRED FOR ANY/ALL INTERIOR ALTERATIONS. ZONING APPROVAL REQUIRED FOR USE AS A TWO FAMILY DWELLING."},{"number":"369827","date":"2011-10-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-10-21","scope":"FOR USE AS TWO FAMILY DWELLING."},{"number":"363375","date":"2011-10-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-10-21","scope":"FOR THE PARTIAL DEMOLITION OF THE ONE STORY STRUCTURE ON THE REAR"},{"number":"369805","date":"2011-10-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-11-23","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING ASSEMBLIES ONLY."},{"number":"372695","date":"2011-11-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-16","scope":"(2)THREE PIECE BATHROOMS, (2)KITCHEN SINKS, (2)LAUNDRY BOXES"},{"number":"369896","date":"2011-11-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-16","scope":"INTERIOR ALTERATIONS TO CREATE A TWO FAMILY DWELLING WITHIN AN EXISTING ATTACHED STRUCTURE. EACH OF THE TWO UNITS SHALL CONTAIN TWO BEDROOMS ONLY ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. THIS WORK ACTIVITY SHALL BE PERFORMED BY A CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"373472","date":"2011-11-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-16","scope":"INSTALL TWO 1 1/2 TON HEAT PUMPS INCLUDING DUCT WORK"},{"number":"375425","date":"2011-11-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"NEW 200AMP 2 METER SERVICE, 12 CEILING LIGHTS, 12 SWITCHES, 2 HOT WATER HEATERS, 2 WASHER OUTLETS, 2 DRYER OUTLETS, 2 CENTRAL AIR UNITS, 2 DISHWASHERS, 2 REFRIGERATORS, 50 OUTLETS, ARC FAULT CIRCUITS, 2 OUTDOOR LIGHTS, 8 SMOKE DETECTORS AS PER 2008 NEC (NORTH DISTRICT) TWO FAMILY DWELLING"},{"number":"421667","date":"2012-08-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-02","scope":"ADDITION OF LAUNDRY CIRCUIT FOR WASHER 1ST FL GFI 20AMP, ADDITION OF DRYER CIRCUIT FOR 1ST FL 30AMP CIRCUIT RECP, ADDITION OF SERVICE DISCONNECT FOR 2ND FL WATER HEATER 30AMP ONLY AS PER 2008 NEC(DUPLEX) (EXISTING ELECTRICAL WORK COMPLETED BY OTHERS)"},{"number":"GM-2026-001741","date":"2026-03-16","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-05-18","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures. SHEATHING MUST COMPLY WITH STANDARD AND NOT EXCEED ALLOWABLE AMOUNT OR NEED A NEW PERMIT WITH PLANS."},{"number":"PP-2026-003322","date":"2026-03-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-13","scope":"REPAIR/REPLACE SECTION OF PIPE IN BASEMENT."},{"number":"EP-2026-002728","date":"2026-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-14","scope":"Install Baseboard heaters and replace 4 baseboard heaters All Wires Are Fished"}],"storyTag":"Renovated & sold on","storyDelta":2.54,"timeline":[{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"Inspection failed ×3"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2018,"k":"sale","p":176900},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Roof Covering Replacement"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"559434","type":"Rental","status":"Inactive","businessName":"SMART PROPERTY LLC","legalName":"SMART PROPERTY LLC","address":"2230 N 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-03-30","latestIssueDate":"2017-03-23","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"874714","type":"Rental","status":"Active","businessName":"Eric Murchison","legalName":"Eric Murchison","address":"2230 N 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-08-06","latestIssueDate":"2026-07-17","expirationDate":"2027-08-05","inactiveDate":null}],"licenseActivity":[{"number":"874714","type":"Rental","businessName":"Eric Murchison","legalName":"Eric Murchison","issuedDate":"2021-08-06","latestIssueDate":"2026-07-17","closureDate":null,"expirationDate":"2027-08-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"559434","type":"Rental","businessName":"SMART PROPERTY LLC","legalName":"SMART PROPERTY LLC","issuedDate":"2012-03-30","latestIssueDate":"2017-03-23","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"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":["3 permit events 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":"Use permit #369827: COMPLETED.","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: 375425 (ABANDONED).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 3, 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 8 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"}]}