{"asOf":"2026-07-23T17:06:09.675Z","block":"300-399 E ALBANUS ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-e-albanus-st","address":"316 E ALBANUS ST","parcelNumber":"421147800","source":"https://property.phila.gov/?p=421147800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"24","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"HENRY TRACEY-ANN","coOwner":null,"marketValue":241800,"landAssessment":48360,"improvementAssessment":193440,"livableArea":1460,"yearBuilt":1940,"lastSale":{"price":146000,"date":"2019-04-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"3422830","date":"2014-09-10","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3422829","date":"2014-09-10","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3671126","date":"2015-01-21","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3790071","date":"2015-06-10","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":null,"resolutionDate":null,"resolution":null},{"number":"3790072","date":"2015-06-10","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":null,"resolutionDate":null,"resolution":null},{"number":"4329114","date":"2017-05-26","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4109703","date":"2016-01-13","code":"A-301.1/24","title":"PERMB- EXT SIDING INSUL ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4109706","date":"2016-01-13","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4109704","date":"2016-01-13","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4048255","date":"2016-02-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4048254","date":"2016-02-19","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4048253","date":"2016-02-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3869369","date":"2016-03-15","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3869368","date":"2016-03-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211944038","date":"2017-11-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211944040","date":"2017-11-16","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2025-01-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211944039","date":"2017-11-16","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"CLOSED","resolutionDate":"2025-01-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"4601086","date":"2018-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4601088","date":"2018-02-28","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4601087","date":"2018-02-28","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-100886","date":"2024-12-30","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-03-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"452092","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-09-11","completedDate":null,"violations":[{"number":"3422830","date":"2014-09-10","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3422829","date":"2014-09-10","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"466742","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-01-22","completedDate":"2016-07-20","violations":[{"number":"3671126","date":"2015-01-21","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"484716","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2015-06-10","completedDate":"2015-11-25","violations":[{"number":"3790071","date":"2015-06-10","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":null,"resolutionDate":null,"resolution":null},{"number":"3790072","date":"2015-06-10","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":null,"resolutionDate":null,"resolution":null}]},{"number":"498280","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-08-20","completedDate":"2017-05-30","violations":[{"number":"4329114","date":"2017-05-26","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"516380","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-01-13","completedDate":null,"violations":[{"number":"4109703","date":"2016-01-13","code":"A-301.1/24","title":"PERMB- EXT SIDING INSUL ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4109706","date":"2016-01-13","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4109704","date":"2016-01-13","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"520699","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-02-19","completedDate":null,"violations":[{"number":"4048255","date":"2016-02-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4048254","date":"2016-02-19","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4048253","date":"2016-02-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"523929","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-03-15","completedDate":"2016-04-01","violations":[{"number":"3869369","date":"2016-03-15","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3869368","date":"2016-03-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"612512","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2017-11-16","completedDate":"2025-01-18","violations":[{"number":"211944038","date":"2017-11-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211944040","date":"2017-11-16","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2025-01-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211944039","date":"2017-11-16","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"CLOSED","resolutionDate":"2025-01-18","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"623802","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-02-28","completedDate":"2018-04-03","violations":[{"number":"4601086","date":"2018-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4601088","date":"2018-02-28","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4601087","date":"2018-02-28","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-130202","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-12-30","completedDate":"2025-03-25","violations":[{"number":"VI-2024-100886","date":"2024-12-30","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-03-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2016,"n":8,"worst":null},{"y":2017,"n":4,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"452092","date":"2014-09-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452092","date":"2014-10-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452092","date":"2014-12-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"452092","date":"2015-01-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"466742","date":"2015-01-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"466742","date":"2015-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"466742","date":"2015-04-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"484716","date":"2015-06-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"484716","date":"2015-07-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"466742","date":"2015-08-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"466742","date":"2015-08-20","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"484716","date":"2015-08-25","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"484716","date":"2015-11-25","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"484716","date":"2015-12-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"484716","date":"2016-01-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"516380","date":"2016-01-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"520699","date":"2016-02-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"520699","date":"2016-04-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"516380","date":"2016-06-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"520699","date":"2016-06-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"516380","date":"2016-07-15","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"520699","date":"2016-08-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"520699","date":"2016-09-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"516380","date":"2016-10-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"516380","date":"2016-10-12","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"498280","date":"2017-05-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"612512","date":"2017-11-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"511750","date":"2018-02-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"612512","date":"2018-02-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"612512","date":"2018-04-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"559076","date":"2018-04-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2024-130202","date":"2024-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-130202","date":"2025-01-16","type":null,"status":"FAILED"},{"caseNumber":"612512","date":"2025-01-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-130202","date":"2025-03-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":6,"passes":1},{"y":2016,"fails":7,"passes":0},{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":2},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02717250672672,"lng":-75.11886956539963,"geom":{"type":"Polygon","coordinates":[[[-75.118816641,40.027071767],[-75.118869133,40.027064022],[-75.118922554,40.027272985],[-75.118869867,40.027280934],[-75.118816641,40.027071767]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":3,"baths":1,"stories":2,"lotArea":1125,"zoning":"RSA5","grade":"C","basement":"F","heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"316 E ALBANUS ST, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":2115.52,"principal":1664.5,"interest":24.96,"penalty":16.65}],"taxNet":2115.52,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":103400,"taxable":103400,"land":7538,"improvement":95862,"taxableLand":7538,"taxableImprovement":95862,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":103400,"taxable":103400,"land":15510,"improvement":87890,"taxableLand":15510,"taxableImprovement":87890,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":103400,"taxable":103400,"land":15510,"improvement":87890,"taxableLand":15510,"taxableImprovement":87890,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":37200,"taxable":37200,"land":5500,"improvement":31700,"taxableLand":5500,"taxableImprovement":31700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":100300,"taxable":100300,"land":15045,"improvement":85255,"taxableLand":15045,"taxableImprovement":85255,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":100300,"taxable":100300,"land":15045,"improvement":85255,"taxableLand":15045,"taxableImprovement":85255,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":100300,"taxable":100300,"land":15045,"improvement":85255,"taxableLand":15045,"taxableImprovement":85255,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":204900,"taxable":124900,"land":40980,"improvement":163920,"taxableLand":40980,"taxableImprovement":83920,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":204900,"taxable":124900,"land":40980,"improvement":163920,"taxableLand":40980,"taxableImprovement":83920,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":255600,"taxable":155600,"land":51120,"improvement":204480,"taxableLand":51120,"taxableImprovement":104480,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":255600,"taxable":155600,"land":51120,"improvement":204480,"taxableLand":51120,"taxableImprovement":104480,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":241800,"taxable":141800,"land":48360,"improvement":193440,"taxableLand":48360,"taxableImprovement":93440,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2178,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"627602","date":"2015-07-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-15","scope":"INSTALLATION OF RETAINING WALL FRONT/EXTERIOR AND REPAIRS OF DAMAGED FRONT STEPS (HOMEOWNER PERFORMING WORK)"},{"number":"GM-2025-003472","date":"2025-04-15","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-11-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2025-003594","date":"2025-04-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-15","scope":"Installation of a 7.74kWdc solar photo-voltaic system, including solar modules, solar edge inverter, and racking equipment In Accordance with attached EZ standard In Accordance with attached EZ standard"},{"number":"PP-2026-001729","date":"2026-02-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-27","scope":"REPAIR/REPLACE 3/4\" WATER DISTRIBUTION PIPE."}],"storyTag":"Renovated & sold on","storyDelta":2.74,"timeline":[{"y":2016,"k":"viol","w":"8 L&I violations"},{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2019,"k":"sale","p":146000},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 104% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $100,300 to $204,900","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2025-003472 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"19 failed, 6 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 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 21 historical violations across 10 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"}]}