{"asOf":"2026-07-24T22:41:45.334Z","block":"3200-3299 N PARK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3200-3299-n-park-ave","address":"3265 N PARK AVE","parcelNumber":"431173400","source":"https://property.phila.gov/?p=431173400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"MOI HOUSE LLC","coOwner":null,"marketValue":140400,"landAssessment":28080,"improvementAssessment":112320,"livableArea":1890,"yearBuilt":1940,"lastSale":{"price":80000,"date":"2025-09-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-056182","date":"2022-08-01","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER 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REPAIR"},{"number":"VI-2022-056188","date":"2022-08-01","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056189","date":"2022-08-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2026-04-13","resolution":"SVN ISSUED"},{"number":"VI-2022-056320","date":"2022-08-02","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-056321","date":"2022-08-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-048384","date":"2024-06-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-048385","date":"2024-06-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-038394","date":"2025-06-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-06-02","resolution":"SVN ISSUED"},{"number":"VI-2025-038409","date":"2025-06-02","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-038410","date":"2025-06-02","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-076731","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-01","completedDate":"2026-04-14","violations":[{"number":"VI-2022-056182","date":"2022-08-01","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056183","date":"2022-08-01","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056184","date":"2022-08-01","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056185","date":"2022-08-01","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056186","date":"2022-08-01","code":"F-106.5","title":"RENDERING EQUIPMENT INOPERABLE","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056187","date":"2022-08-01","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056188","date":"2022-08-01","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-056189","date":"2022-08-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2026-04-13","resolution":"SVN ISSUED"}]},{"number":"CF-2022-077027","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-02","completedDate":"2022-09-28","violations":[{"number":"VI-2022-056320","date":"2022-08-02","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-056321","date":"2022-08-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-060948","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-06-11","completedDate":"2025-01-31","violations":[{"number":"VI-2024-048384","date":"2024-06-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-048385","date":"2024-06-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-051172","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-06-02","completedDate":null,"violations":[{"number":"VI-2025-038394","date":"2025-06-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-06-02","resolution":"SVN ISSUED"}]},{"number":"CF-2025-051185","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-02","completedDate":"2026-04-13","violations":[{"number":"VI-2025-038409","date":"2025-06-02","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-038410","date":"2025-06-02","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":10,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-076731","date":"2022-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-077027","date":"2022-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076731","date":"2022-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-077027","date":"2022-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-060948","date":"2024-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-060948","date":"2024-11-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-060948","date":"2025-01-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-051172","date":"2025-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051185","date":"2025-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051185","date":"2026-04-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-076731","date":"2026-04-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":3,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":2152.58,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2152.58,"principalDue":1590.91,"penaltyDue":103.25,"interestDue":153.68,"otherChargesDue":304.74,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-08-11","assessmentYear":2022,"totalAssessment":50400,"taxableAssessment":50400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":705.5,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00289642318873,"lng":-75.15102255687029,"geom":{"type":"Polygon","coordinates":[[[-75.150843511,40.002887495],[-75.150850771,40.002852808],[-75.151203555,40.002897983],[-75.151194318,40.002939977],[-75.150843511,40.002887495]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":7,"baths":4,"stories":2,"lotArea":1500,"zoning":"RM1","grade":"C","basement":"D","heater":"C","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"670 MEETINGHOUSE RD, ELKINS PARK PA, 19027","mailOut":true,"appeals":[],"taxYears":[{"year":2009,"total":255.76,"principal":0,"interest":165.88,"penalty":30.87},{"year":2010,"total":237.03,"principal":15.5,"interest":134.91,"penalty":30.87},{"year":2011,"total":809.7,"principal":484.61,"interest":225.34,"penalty":33.92},{"year":2012,"total":792.09,"principal":503.29,"interest":188.73,"penalty":35.23},{"year":2013,"total":559.92,"principal":357.31,"interest":123.99,"penalty":36.5},{"year":2014,"total":17.89,"principal":0,"interest":7.24,"penalty":9.64},{"year":2015,"total":15.67,"principal":12.58,"interest":1.32,"penalty":0.88},{"year":2016,"total":1186.79,"principal":1007.71,"interest":15.12,"penalty":10.08}],"taxNet":3874.85,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62600,"taxable":62600,"land":5700,"improvement":56900,"taxableLand":5700,"taxableImprovement":56900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":62600,"taxable":62600,"land":12708,"improvement":49892,"taxableLand":12708,"taxableImprovement":49892,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":62600,"taxable":62600,"land":12708,"improvement":49892,"taxableLand":12708,"taxableImprovement":49892,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65900,"taxable":65900,"land":13378,"improvement":52522,"taxableLand":13378,"taxableImprovement":52522,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":50400,"taxable":50400,"land":10231,"improvement":40169,"taxableLand":10231,"taxableImprovement":40169,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":50400,"taxable":50400,"land":10231,"improvement":40169,"taxableLand":10231,"taxableImprovement":40169,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":50400,"taxable":50400,"land":10231,"improvement":40169,"taxableLand":10231,"taxableImprovement":40169,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":108700,"taxable":108700,"land":21740,"improvement":86960,"taxableLand":21740,"taxableImprovement":86960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":108700,"taxable":108700,"land":21740,"improvement":86960,"taxableLand":21740,"taxableImprovement":86960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":133800,"taxable":133800,"land":26760,"improvement":107040,"taxableLand":26760,"taxableImprovement":107040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":133800,"taxable":133800,"land":26760,"improvement":107040,"taxableLand":26760,"taxableImprovement":107040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":140400,"taxable":140400,"land":28080,"improvement":112320,"taxableLand":28080,"taxableImprovement":112320,"exemptLand":0,"exemptImprovement":0}],"taxNow":1873,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2024-008864","date":"2024-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-03","scope":"CURB TRAP AND FAI"},{"number":"PP-2024-009411","date":"2024-07-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-22","scope":"HALF WATER SERVICE"},{"number":"GM-2025-009118","date":"2025-09-26","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-03-27","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2025-009678","date":"2025-09-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2025-010592","date":"2025-11-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-03-07","scope":"FOR THE INTERIOR ALTERATIONS AND RENOVATION TO CONVERT A SINGLE FAMILY TO TWO (2) FAMILY DWELLING IN AN EXISTING STRUCTURE AS PER PLANS, ** NO CHANGE IN BUILDING FOOT-PRINT IS PERMITTED IN THIS PERMIT. **"},{"number":"EP-2025-011065","date":"2025-11-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-02","scope":"200amp service--rewire outlets and switches and fixture"},{"number":"PP-2025-015802","date":"2025-12-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-07","scope":"Install piping for 3 toilets, 3 lavatories, 2 tubs, 1 shower, 2 water heaters, 2 kitchens"},{"number":"MP-2025-006412","date":"2025-12-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-07","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install 2 HVAC systems, one for each dwelling. Each system will have an air handler, heat pump, new ductwork and 6 registers (12 total)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"sale","p":80000},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"265745","type":"Rental","status":"Inactive","businessName":"FAFALIOS JOHN","legalName":"FAFALIOS JOHN","address":"3265 N PARK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-03","latestIssueDate":"2004-06-03","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"265745","type":"Rental","businessName":"FAFALIOS JOHN","legalName":"FAFALIOS JOHN","issuedDate":"2004-06-03","latestIssueDate":"2004-06-03","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["$2,153 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE.”","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-2025-009118 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,152.58 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"8 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 13, 2026.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 historical violations across 5 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"}]}