{"asOf":"2026-07-23T16:37:20.681Z","block":"3400-3499 BRADDOCK ST","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-braddock-st","address":"3474 BRADDOCK ST","parcelNumber":"452313901","source":"https://property.phila.gov/?p=452313901","ownerType":"absentee","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":"PATINO JORGE PATRICIO PER","coOwner":"MONTALVAN ROSA MARLENE AR","marketValue":45300,"landAssessment":9060,"improvementAssessment":36240,"livableArea":916,"yearBuilt":1920,"lastSale":{"price":3500,"date":"2016-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"1632869","date":"2007-02-13","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1632870","date":"2007-02-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1632872","date":"2010-03-29","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1632871","date":"2010-12-13","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2228310","date":"2011-08-22","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2228312","date":"2011-08-22","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2228311","date":"2011-08-22","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2333422","date":"2011-11-03","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2333420","date":"2011-11-03","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2333421","date":"2011-11-03","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4026290","date":"2012-08-08","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2729058","date":"2013-02-28","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2729059","date":"2013-02-28","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2729100","date":"2013-02-28","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606940","date":"2015-10-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606941","date":"2015-10-19","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606942","date":"2016-06-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606943","date":"2017-03-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4096550","date":"2016-06-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5199488","date":"2019-10-01","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"101753","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-02-13","completedDate":"2010-03-29","violations":[{"number":"1632869","date":"2007-02-13","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1632870","date":"2007-02-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1632872","date":"2010-03-29","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1632871","date":"2010-12-13","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"293098","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-22","completedDate":"2011-11-04","violations":[{"number":"2228310","date":"2011-08-22","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2228312","date":"2011-08-22","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2228311","date":"2011-08-22","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"305024","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-11-04","completedDate":"2012-09-05","violations":[{"number":"2333422","date":"2011-11-03","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2333420","date":"2011-11-03","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2333421","date":"2011-11-03","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"343222","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-09","completedDate":"2019-12-07","violations":[{"number":"4026290","date":"2012-08-08","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"371203","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-01","completedDate":"2013-04-19","violations":[{"number":"2729058","date":"2013-02-28","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2729059","date":"2013-02-28","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"371205","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-01","completedDate":"2013-04-19","violations":[{"number":"2729100","date":"2013-02-28","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"507077","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-10-20","completedDate":"2018-08-27","violations":[{"number":"4606940","date":"2015-10-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606941","date":"2015-10-19","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606942","date":"2016-06-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4606943","date":"2017-03-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"540238","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-06-20","completedDate":null,"violations":[{"number":"4096550","date":"2016-06-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"709438","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-10-01","completedDate":null,"violations":[{"number":"5199488","date":"2019-10-01","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":6,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2015,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2017,"n":1,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"1014","date":"2002-07-30","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"19390","date":"2003-11-09","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"53711","date":"2006-03-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"101753","date":"2007-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"101753","date":"2007-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"53711","date":"2008-12-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"101753","date":"2008-12-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"101753","date":"2010-03-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"101753","date":"2010-03-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"293098","date":"2011-08-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"293098","date":"2011-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"293098","date":"2011-11-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"305024","date":"2011-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"305024","date":"2011-12-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"305024","date":"2012-01-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"305024","date":"2012-08-08","type":"PRECOURT","status":"PASSED"},{"caseNumber":"343222","date":"2012-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"371203","date":"2013-02-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"371205","date":"2013-02-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"371203","date":"2013-04-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"371205","date":"2013-04-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"343222","date":"2015-06-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"507077","date":"2015-10-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"540238","date":"2016-06-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"507077","date":"2016-06-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507077","date":"2016-06-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"343222","date":"2016-07-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"540238","date":"2016-08-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"540238","date":"2016-09-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"507077","date":"2016-12-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507077","date":"2017-03-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507077","date":"2017-06-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507077","date":"2017-10-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507077","date":"2017-10-18","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"507077","date":"2018-03-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"507077","date":"2018-03-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"507077","date":"2018-08-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"709438","date":"2019-10-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"709438","date":"2019-11-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":4,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":2},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":5,"passes":0},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.997385571066225,"lng":-75.10459666643281,"geom":{"type":"Polygon","coordinates":[[[-75.104557103,39.997319451],[-75.104676626,39.997424069],[-75.104635078,39.99745166],[-75.104516624,39.997345971],[-75.104557103,39.997319451]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":3,"baths":1,"stories":2,"lotArea":763,"zoning":"RSA5","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1859 EAST TIOGA ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":30100,"taxable":17558,"land":7773,"improvement":22327,"taxableLand":4534,"taxableImprovement":13024,"exemptLand":3239,"exemptImprovement":9303},{"y":2017,"v":30100,"taxable":30100,"land":9030,"improvement":21070,"taxableLand":9030,"taxableImprovement":21070,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":30100,"taxable":30100,"land":9030,"improvement":21070,"taxableLand":9030,"taxableImprovement":21070,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17500,"taxable":17500,"land":5250,"improvement":12250,"taxableLand":5250,"taxableImprovement":12250,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":18800,"taxable":18800,"land":5640,"improvement":13160,"taxableLand":5640,"taxableImprovement":13160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":18800,"taxable":18800,"land":5640,"improvement":13160,"taxableLand":5640,"taxableImprovement":13160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":18800,"taxable":18800,"land":5640,"improvement":13160,"taxableLand":5640,"taxableImprovement":13160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":26600,"taxable":26600,"land":5320,"improvement":21280,"taxableLand":5320,"taxableImprovement":21280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":26600,"taxable":26600,"land":5320,"improvement":21280,"taxableLand":5320,"taxableImprovement":21280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":33900,"taxable":33900,"land":6780,"improvement":27120,"taxableLand":6780,"taxableImprovement":27120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":33900,"taxable":33900,"land":6780,"improvement":27120,"taxableLand":6780,"taxableImprovement":27120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":45300,"taxable":45300,"land":9060,"improvement":36240,"taxableLand":9060,"taxableImprovement":36240,"exemptLand":0,"exemptImprovement":0}],"taxNow":475,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"854034","date":"2018-03-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-27","scope":"MAKE SAFE PERMIT- FOR (MAKE REPAIR TO REAR SHED ADDITION AS PER ENGINEER'S REPORT) TO RESOLVE CASE #507077. 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 #507077."},{"number":"960759","date":"2019-03-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-05-27","scope":"Interior Alterations to include installation of sheetrock. Remodel kitchen and bathroom. 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; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). Applicant agrees to limit the construction to comply with EZ Permit Standard for Interior Alterations, dated January 2011. Deviation from the Standard will result in revocation of this permit and imposition of further penalties. All necessary mechanical, electrical, plumbing and fire suppression permits to be obtained, as necessary."},{"number":"1023965","date":"2019-11-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-05-23","scope":"EZ PLUMBING PERMIT - INSTALL WATER SUPPLY PIPING TO FIXTURES, WASTE PIPING FROM FIXTURES, 2 W/C, 2 LAVS, 1 TUB, 1 KITCHEN SINK, 1 LAUNDRY TUB PER THE 2004 PHILADELPHIA PLUMBING CODE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2016,"k":"sale","p":3500},{"y":2016,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2016,"k":"insp","w":"Inspection failed ×5"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 960759 (Expired), 1023965 (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 20 historical violations across 9 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":"25 failed, 6 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 5, 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/"}],"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"}]}