{"asOf":"2026-07-27T18:18:28.333Z","block":"1700-1799 INGERSOLL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-ingersoll-st","address":"1735 INGERSOLL ST","parcelNumber":"471100800","source":"https://property.phila.gov/?p=471100800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"1733-1735 INGERSOLL STREE","coOwner":null,"marketValue":504600,"landAssessment":100920,"improvementAssessment":403680,"livableArea":1707,"yearBuilt":2019,"lastSale":{"price":45000,"date":"2016-10-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"3791322","date":"2015-12-07","code":"PM15-302.1","title":"EXTERIOR AREA 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STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"513047","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-12-08","completedDate":"2016-12-23","violations":[{"number":"3791322","date":"2015-12-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3791323","date":"2015-12-07","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3791321","date":"2015-12-07","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"513056","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-12-08","completedDate":"2016-07-20","violations":[{"number":"3895331","date":"2015-12-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"528911","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-04-21","completedDate":"2017-12-04","violations":[{"number":"4491158","date":"2017-06-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"588855","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-06-15","completedDate":"2017-07-31","violations":[{"number":"4351204","date":"2017-06-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4351203","date":"2017-06-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4351205","date":"2017-06-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"601628","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-08-28","completedDate":"2017-09-18","violations":[{"number":"4435367","date":"2017-08-23","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4435366","date":"2017-08-23","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605636","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-09-22","completedDate":"2018-05-07","violations":[{"number":"4461849","date":"2017-09-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4461848","date":"2017-09-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":4,"worst":null},{"y":2017,"n":8,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"1956","date":"2002-09-04","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"513047","date":"2015-12-07","type":"VAC INSP","status":"FAILED"},{"caseNumber":"513056","date":"2015-12-07","type":"VAC INSP","status":"FAILED"},{"caseNumber":"513047","date":"2016-01-15","type":"VAC INSP","status":"PASSED"},{"caseNumber":"513056","date":"2016-01-15","type":"VAC INSP","status":"FAILED"},{"caseNumber":"513056","date":"2016-02-18","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"513056","date":"2016-04-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"513056","date":"2016-04-21","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"528911","date":"2017-06-14","type":"VAC INSP","status":"FAILED"},{"caseNumber":"588855","date":"2017-06-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"588855","date":"2017-07-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"601628","date":"2017-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"601628","date":"2017-09-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"605636","date":"2017-09-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"528911","date":"2017-10-26","type":"VAC INSP","status":"FAILED"},{"caseNumber":"528911","date":"2017-12-04","type":"VAC INSP","status":"PASSED"},{"caseNumber":"605636","date":"2018-05-04","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":5,"passes":3},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97481076525841,"lng":-75.16486842639652,"geom":{"type":"Polygon","coordinates":[[[-75.164828391,39.974893357],[-75.164860015,39.974721991],[-75.164908465,39.974728353],[-75.164876854,39.974899414],[-75.164828391,39.974893357]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":5,"baths":5,"stories":1,"lotArea":882,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2928 HILLSIDE RD, BROOMALL PA, 19008","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":57600,"taxable":57600,"land":5116,"improvement":52484,"taxableLand":5116,"taxableImprovement":52484,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":57600,"taxable":57600,"land":25920,"improvement":31680,"taxableLand":25920,"taxableImprovement":31680,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":508700,"taxable":147523,"land":147523,"improvement":361177,"taxableLand":147523,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":361177},{"y":2021,"v":508700,"taxable":147523,"land":147523,"improvement":361177,"taxableLand":147523,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":361177},{"y":2022,"v":508700,"taxable":147523,"land":147523,"improvement":361177,"taxableLand":147523,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":361177},{"y":2023,"v":478000,"taxable":95600,"land":95600,"improvement":382400,"taxableLand":95600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":382400},{"y":2024,"v":478000,"taxable":95600,"land":95600,"improvement":382400,"taxableLand":95600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":382400},{"y":2025,"v":478000,"taxable":95600,"land":95600,"improvement":382400,"taxableLand":95600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":382400},{"y":2026,"v":478000,"taxable":95600,"land":95600,"improvement":382400,"taxableLand":95600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":382400},{"y":2027,"v":504600,"taxable":100920,"land":100920,"improvement":403680,"taxableLand":100920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":403680}],"taxNow":1338,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"739283","date":"2016-11-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-29","scope":"PROPOSED DEVELOPMENT OF 6 TWO FAMILY DWELLINGS . ALL STRUCTURES ARE TO BE 3 STORY WOOD FRAMED THAT ARE IDENTICAL IN ARCHITECTURE. SEE AP# 736511 FOR APPROVED PLANS"},{"number":"812598","date":"2017-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-29","scope":"SEAL LATERAL-REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA 2004 PLUMBING CODE ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION."},{"number":"817284","date":"2017-09-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-28","scope":"COMPLETE DEMOLTITION OF SFD"},{"number":"817290","date":"2017-10-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-07-03","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"869425","date":"2018-05-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-12-02","scope":"THIS APPLICATION IS FOR THE FOUNDATION OF A PROPOSED THREE STORY DUPLEX (TWO-UNIT RESIDENTIAL) BUILDING TO BE BUILT ON A VACANT LOT. THIS PERMIT IS FOR THE FOUNDATION ONLY."},{"number":"896852","date":"2018-07-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-12-02","scope":"PROPOSED CONSTRUCTION AN ATTACHED STRUCTURE USE AS TWO FAMILY HOUSEHOLD LIVING (SIZE AND LOCATION AS PER PLANS) SEE APPLICATION 879393 FOR PLANS"},{"number":"913424","date":"2018-10-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-25","scope":"FOR THE INSTALLATION OF TWO ONE (1) INCH COMBINED SERVICE LINES FOR FIRE & DOMESTIC SUPPLY LINES. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLAMS. HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. ANY DEVIATIONS WILL REQUIRE A SEPERATE PERMIT."},{"number":"922883","date":"2018-10-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-09","scope":"INSTALL 200AMP SERVICE,2GANG METER SOCKET,2-BREAKER PANELS AND REWIRE TWO FAMILY DWELLING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"927592","date":"2018-11-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-23","scope":"2-1\" COMPLETE WATER SERVICE FROM STREET TO HOUSE PA20183181434 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"933077","date":"2018-12-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"4 BATH 2 KITCHEN 4 TUB 4 SINK 4 TOILET 2 LAUNDRY 2GD"},{"number":"958797","date":"2019-03-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"940522","date":"2019-03-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"THIS APPLICATION IS FOR THE AMENDMENT OF AN EXISTING APPROVED BUILDING APPLICATION #896849. THIS APPLICATION AMENDS THE PREVIOUS APPLICATION BY ADDING A SPIRAL STAIR FROM A THIRD FLOOR BALCONY UP TO THE ROOF. THIS SPIRAL STAIR IS BEING SHOWN ON THE INCLUDED PLANS (SEE APPLICATION 940536 FOR PLANS)."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"demo"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"}],"rented":true,"licenses":[{"number":"757749","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Rahil Raza","legalName":"Rahil Raza","address":"1735 INGERSOLL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-11-20","latestIssueDate":"2017-11-20","expirationDate":"2018-11-19","inactiveDate":"2019-01-18"},{"number":"842955","type":"Rental","status":"Active","businessName":"1733-1735 Ingersoll Street Holdings LLC (RazaLiu Properties LLC (1733-1735 Ingersoll Street Holdings LLC))","legalName":"1733-1735 Ingersoll Street Holdings LLC","address":"1735 INGERSOLL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-06-04","latestIssueDate":"2026-06-03","expirationDate":"2027-06-03","inactiveDate":null}],"licenseActivity":[{"number":"842955","type":"Rental","businessName":"1733-1735 Ingersoll Street Holdings LLC (RazaLiu Properties LLC (1733-1735 Ingersoll Street Holdings LLC))","legalName":"1733-1735 Ingersoll Street Holdings LLC","issuedDate":"2020-06-04","latestIssueDate":"2026-06-03","closureDate":null,"expirationDate":"2027-06-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"757749","type":"Vacant Residential Property / Lot","businessName":"Rahil Raza","legalName":"Rahil Raza","issuedDate":"2017-11-20","latestIssueDate":"2017-11-20","closureDate":"2019-01-18","expirationDate":"2018-11-19","inactiveDate":"2019-01-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #739283: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2928 HILLSIDE RD, BROOMALL PA, 19008).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"9 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 4, 2018.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #757749: Inactive since Jan 18, 2019","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}],"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.","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"}]}