{"asOf":"2026-07-25T05:10:32.786Z","block":"1300-1399 N CARLISLE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-carlisle-st","address":"1306-08 N CARLISLE ST","parcelNumber":"471168010","source":"https://property.phila.gov/?p=471168010","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"31","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"TWIN CONTEMPORARY","useLabel":"Apartment building","owner":"WELAMA LLC","coOwner":null,"marketValue":766200,"landAssessment":153240,"improvementAssessment":612960,"livableArea":3180,"yearBuilt":2018,"lastSale":{"price":795000,"date":"2022-04-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"2585940","date":"2012-09-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2585941","date":"2012-09-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3085250","date":"2014-02-12","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3483747","date":"2015-03-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3483746","date":"2015-03-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-014074","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014073","date":"2026-03-12","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"351750","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-09-24","completedDate":"2020-02-13","violations":[{"number":"2585940","date":"2012-09-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2585941","date":"2012-09-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"418991","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-02-12","completedDate":"2014-03-25","violations":[{"number":"3085250","date":"2014-02-12","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"470027","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-03-02","completedDate":"2020-02-13","violations":[{"number":"3483747","date":"2015-03-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3483746","date":"2015-03-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-022549","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-12","completedDate":"2026-06-16","violations":[{"number":"VI-2026-014074","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014073","date":"2026-03-12","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"418991","date":"2014-02-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"418991","date":"2014-03-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2026-022549","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022549","date":"2026-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022549","date":"2026-06-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97365419537825,"lng":-75.16015192541813,"geom":{"type":"Polygon","coordinates":[[[-75.160061315,39.973608777],[-75.16025706,39.973634686],[-75.160242541,39.973699615],[-75.160046796,39.973673707],[-75.160061315,39.973608777]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-014191","type":"Sprinkler Certification","inspectionDate":"2026-04-10","result":"Certified","expirationDate":"2027-04-10","buildingId":"3000044"},{"number":"BC-2026-010252","type":"Fire Alarm Certification","inspectionDate":"2026-04-10","result":"Certified","expirationDate":"2027-04-10","buildingId":"3000044"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":6,"stories":3,"lotArea":1336,"zoning":"RM1","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1827 SOUTHRUN DRIVE, LANCASTER PA, 17602","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON\nPLANS/APPLICATION.\nFOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS).","status":"CLOSED","outcome":"Granted","date":"2016-11-29","number":"28889","relatedPermit":"703104"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9100,"taxable":9100,"land":9100,"improvement":0,"taxableLand":9100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9100,"taxable":9100,"land":9100,"improvement":0,"taxableLand":9100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9100,"taxable":9100,"land":9100,"improvement":0,"taxableLand":9100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":556500,"taxable":161385,"land":161385,"improvement":395115,"taxableLand":161385,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395115},{"y":2020,"v":556500,"taxable":161385,"land":161385,"improvement":395115,"taxableLand":161385,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395115},{"y":2021,"v":556500,"taxable":161385,"land":161385,"improvement":395115,"taxableLand":161385,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395115},{"y":2022,"v":556500,"taxable":161385,"land":161385,"improvement":395115,"taxableLand":161385,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395115},{"y":2023,"v":1033500,"taxable":206700,"land":206700,"improvement":826800,"taxableLand":206700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":826800},{"y":2024,"v":1033500,"taxable":206700,"land":206700,"improvement":826800,"taxableLand":206700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":826800},{"y":2025,"v":1052500,"taxable":210500,"land":210500,"improvement":842000,"taxableLand":210500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":842000},{"y":2026,"v":1052500,"taxable":210500,"land":210500,"improvement":842000,"taxableLand":210500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":842000},{"y":2027,"v":766200,"taxable":153240,"land":153240,"improvement":612960,"taxableLand":153240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":612960}],"taxNow":2947,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"703104","date":"2016-12-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-12-06","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS)."},{"number":"801146","date":"2017-09-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"FOR THE CONSTRUCTION OF A THREE (3) STORY SEMI-DETACHED STRUCTURE OF TYPE VB CONSTRUCTION AS PER PLANS. SEPARATE PERMIT REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"832099","date":"2018-01-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"FOR THE INSTALLATION OF A \"TWO (2) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORJ SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"846340","date":"2018-01-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"859012","date":"2018-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"INSTALL A FIRE ALARM SYSTEM AS PER NFPA72 (NORTH DISTRICT)"},{"number":"849719","date":"2018-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"NEW CONSTRUCTION: INTERIOR/EXTERIOR PLUMBING; 3 STORY STRUCTURE; (3) DWELLING UNITS; 5\" EXTERIOR MAIN HOUSE DRAIN & CURB TRAP; 4\" CAST IRON INTERIOR MAIN HOUSE DRAIN; ONE 3/4 INCH DOMESTIC WATER SERVICE MAIN TO BLDG; PLASTIC PIPING PROHIBITED IN THIS OCCUPANCY P902.5; P1005.5; P1102.3, PPC; CODE BULLETIN 901R3; 3 WH, 2 WC, 2 LAVATORIES, 2 SHOWERS, & 1 KS FOR EACH FLOOR -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"844882","date":"2018-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"INSTALL SERVICE 300 AMP WITH 4 METERS, PANELS TO BE 150 AMP SINGLE PHASE & WIRE APARTMENT AS PER NEC 2008 NORTH DISTRICT"},{"number":"ZP-2023-009443","date":"2023-09-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"620825","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"QING FENG LLC CO","legalName":"QING FENG LLC CO","address":"1306-08 N CARLISLE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-03-10","latestIssueDate":"2016-02-21","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"836890","type":"Rental","status":"Inactive","businessName":"STANLEY LAU & QI YI CHEN","legalName":"STANLEY LAU & QI YI CHEN","address":"1306-08 N CARLISLE ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-02-13","latestIssueDate":"2021-02-19","expirationDate":"2022-02-12","inactiveDate":"2022-04-13"},{"number":"899720","type":"Rental","status":"Active","businessName":"WELAMA LLC","legalName":"WELAMA LLC","address":"1306-08 N CARLISLE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-06-29","latestIssueDate":"2026-06-17","expirationDate":"2027-06-28","inactiveDate":null},{"number":"934174","type":"Limited Lodging Operator","status":"Inactive","businessName":"Victor Shoyelu","legalName":"Victor Shoyelu","address":"1306-08 N CARLISLE ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-09-26","latestIssueDate":"2023-09-26","expirationDate":"2024-09-25","inactiveDate":"2024-11-24"},{"number":"0965078","type":"Limited Lodging Operator","status":"Active","businessName":"James Jackson","legalName":"James Jackson","address":"1306-08 N CARLISLE ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-11-07","latestIssueDate":"2026-03-12","expirationDate":"2026-11-06","inactiveDate":null}],"licenseActivity":[{"number":"0965078","type":"Limited Lodging Operator","businessName":"James Jackson","legalName":"James Jackson","issuedDate":"2024-11-07","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2026-11-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"934174","type":"Limited Lodging Operator","businessName":"Victor Shoyelu","legalName":"Victor Shoyelu","issuedDate":"2023-09-26","latestIssueDate":"2023-09-26","closureDate":"2024-11-24","expirationDate":"2024-09-25","inactiveDate":"2024-11-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"899720","type":"Rental","businessName":"WELAMA LLC","legalName":"WELAMA LLC","issuedDate":"2022-06-29","latestIssueDate":"2026-06-17","closureDate":null,"expirationDate":"2027-06-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"836890","type":"Rental","businessName":"STANLEY LAU & QI YI CHEN","legalName":"STANLEY LAU & QI YI CHEN","issuedDate":"2020-02-13","latestIssueDate":"2021-02-19","closureDate":"2022-04-13","expirationDate":"2022-02-12","inactiveDate":"2022-04-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"620825","type":"Vacant Residential Property / Lot","businessName":"QING FENG LLC CO","legalName":"QING FENG LLC CO","issuedDate":"2014-03-10","latestIssueDate":"2016-02-21","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28889: CLOSED · Granted; related permit 703104. Use permit #703104: 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":"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 (1827 SOUTHRUN DRIVE, LANCASTER PA, 17602).","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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 16, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #620825: Inactive since Apr 29, 2017; Limited Lodging Operator #934174: Inactive since Nov 24, 2024","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 10, 2027; Fire Alarm Certification: Certified through Apr 10, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}