{"asOf":"2026-07-25T11:53:14.418Z","block":"500-599 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-ritner-st","address":"528 RITNER ST","parcelNumber":"392199300","source":"https://property.phila.gov/?p=392199300","ownerType":"owner-occupied","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":"ZOU XUE CHENG","coOwner":null,"marketValue":339400,"landAssessment":67880,"improvementAssessment":271520,"livableArea":1536,"yearBuilt":1920,"lastSale":{"price":150600,"date":"2019-05-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1628267","date":"2010-01-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1628268","date":"2010-01-27","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1628269","date":"2010-01-27","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1720754","date":"2010-06-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1949264","date":"2010-12-02","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1949265","date":"2010-12-02","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428712","date":"2011-12-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2428713","date":"2011-12-30","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428714","date":"2011-12-30","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4137867","date":"2015-09-22","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4137868","date":"2015-09-22","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4846894","date":"2017-07-26","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4846893","date":"2017-07-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"225690","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-01-29","completedDate":"2010-03-25","violations":[{"number":"1628267","date":"2010-01-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1628268","date":"2010-01-27","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1628269","date":"2010-01-27","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"239672","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-06-16","completedDate":"2010-06-16","violations":[{"number":"1720754","date":"2010-06-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"260594","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-12-03","completedDate":"2011-01-13","violations":[{"number":"1949264","date":"2010-12-02","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1949265","date":"2010-12-02","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"311058","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-30","completedDate":null,"violations":[{"number":"2428712","date":"2011-12-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2428713","date":"2011-12-30","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428714","date":"2011-12-30","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"503623","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-09-23","completedDate":null,"violations":[{"number":"4137867","date":"2015-09-22","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4137868","date":"2015-09-22","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"596158","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-07-27","completedDate":"2019-04-08","violations":[{"number":"4846894","date":"2017-07-26","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4846893","date":"2017-07-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":6,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"35832","date":"2005-01-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"225690","date":"2010-01-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"225690","date":"2010-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"225690","date":"2010-03-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"239672","date":"2010-06-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"260594","date":"2010-12-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"260594","date":"2011-01-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"260594","date":"2011-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311058","date":"2011-12-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311058","date":"2012-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311058","date":"2012-05-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"503623","date":"2015-09-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"503623","date":"2015-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"503623","date":"2016-02-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"503623","date":"2016-07-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"503623","date":"2016-09-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"503623","date":"2016-11-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"596158","date":"2017-07-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596158","date":"2018-03-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596158","date":"2018-06-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596158","date":"2018-08-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596158","date":"2018-09-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596158","date":"2018-10-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596158","date":"2018-10-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"596158","date":"2019-01-09","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":5,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9187467987152,"lng":-75.15702051099578,"geom":{"type":"Polygon","coordinates":[[[-75.156975905,39.918819802],[-75.157008834,39.918660685],[-75.157066702,39.918668814],[-75.15703188,39.918832561],[-75.156975905,39.918819802]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":2,"stories":2,"lotArea":960,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":true,"mail":"2524 S 10TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45500,"taxable":45500,"land":14112,"improvement":31388,"taxableLand":14112,"taxableImprovement":31388,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":45500,"taxable":45500,"land":14651,"improvement":30849,"taxableLand":14651,"taxableImprovement":30849,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45500,"taxable":45500,"land":14651,"improvement":30849,"taxableLand":14651,"taxableImprovement":30849,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":62600,"taxable":62600,"land":20157,"improvement":42443,"taxableLand":20157,"taxableImprovement":42443,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":67800,"taxable":67800,"land":21831,"improvement":45969,"taxableLand":21831,"taxableImprovement":45969,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":67800,"taxable":67800,"land":21831,"improvement":45969,"taxableLand":21831,"taxableImprovement":45969,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":67800,"taxable":67800,"land":21831,"improvement":45969,"taxableLand":21831,"taxableImprovement":45969,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":108100,"taxable":108100,"land":21620,"improvement":86480,"taxableLand":21620,"taxableImprovement":86480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":108100,"taxable":108100,"land":21620,"improvement":86480,"taxableLand":21620,"taxableImprovement":86480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":260000,"taxable":160000,"land":52000,"improvement":208000,"taxableLand":52000,"taxableImprovement":108000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":260000,"taxable":160000,"land":52000,"improvement":208000,"taxableLand":52000,"taxableImprovement":108000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":339400,"taxable":239400,"land":67880,"improvement":271520,"taxableLand":67880,"taxableImprovement":171520,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2240,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"928633","date":"2018-12-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"MAKE SAFE PERMIT- FOR (REPAIR EXTERIOR MASONRY SIDE WALL) TO RESOLVE CASE #596158. 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 #596758."},{"number":"983626","date":"2019-06-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-20","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. This is for partial interior demolition. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"997022","date":"2019-07-26","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-13","scope":"EZ PERMIT STANDARDS ALTERATIONS - FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING AND ELECTRICAL WORK AND THE INSTALLATION OF HEATING/COOLING APPLIANCES. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR."},{"number":"997137","date":"2019-07-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-27","scope":"INSTALL 200AMP SERVICE,GROUNDING AND BONDING AND TOTAL REWIRE OF A SFD WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2014 NEC (SOUTH DISTRICT)"},{"number":"997139","date":"2019-07-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-12","scope":"INSTALL HOUSE DRAIN,STACK,WASTE AND WATER LINES FOR 3-TOILETS,3-LAVS,2-TUBS,1-KITCHEN SINK,1-WASHER AND 1-WATER HEATER.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"1021010","date":"2019-10-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"REPLACE 3/4\" WATER SERVICE PA20192873668 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"1022711","date":"2019-10-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-07-22","scope":"INSTALL 60,000 BTU OF HEAT 2 TON OF AIR AND ALL DUCT WORK IN BASEMENT,INSTALL ON 2ND FL 60,000 BTU OF HEAT 2 TON OF AIR AND ALL DUCT WORK"},{"number":"ZP-2022-006169","date":"2022-09-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"insp","w":"Inspection failed ×5"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"sale","p":150600},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"274740","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HELEN KELLY","legalName":"HELEN KELLY","address":"528 RITNER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2010-03-08","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"909356","type":"Limited Lodging Operator","status":"Active","businessName":"Xuecheng Zou","legalName":"Xuecheng Zou","address":"528 RITNER ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2022-10-27","latestIssueDate":"2026-02-20","expirationDate":"2026-10-26","inactiveDate":null}],"licenseActivity":[{"number":"909356","type":"Limited Lodging Operator","businessName":"Xuecheng Zou","legalName":"Xuecheng Zou","issuedDate":"2022-10-27","latestIssueDate":"2026-02-20","closureDate":null,"expirationDate":"2026-10-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"274740","type":"Vacant Residential Property / Lot","businessName":"HELEN KELLY","legalName":"HELEN KELLY","issuedDate":"2004-05-06","latestIssueDate":"2010-03-08","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $260,000 to $339,400","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 983626 (Expired), 1022711 (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 13 historical violations across 6 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 1 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 9, 2019.","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 #274740: Inactive since Dec 22, 2012","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":"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/"}],"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"}]}