{"asOf":"2026-07-27T18:06:04.705Z","block":"1900-1999 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-cecil-b-moore-ave","address":"1902 CECIL B MOORE AVE","parcelNumber":"472057400","source":"https://property.phila.gov/?p=472057400","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U70","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 4 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"EBAH AELBAHRAH","coOwner":null,"marketValue":418500,"landAssessment":83700,"improvementAssessment":334800,"livableArea":3744,"yearBuilt":1915,"lastSale":{"price":215000,"date":"2013-11-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"782084","date":"2007-12-20","code":"A.CNE.000","title":"COULD NOT 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ISSUED"}],"violationCases":[{"number":"139964","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-12-24","completedDate":"2008-01-11","violations":[{"number":"782084","date":"2007-12-20","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"218064","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-10-20","completedDate":"2012-06-13","violations":[{"number":"1589397","date":"2009-10-22","code":"FC-704.1/1","title":"FIRE-DOOR STAIR 1HR RATING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589396","date":"2009-10-22","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589393","date":"2009-10-22","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589394","date":"2009-10-22","code":"FC-1025.1/1","title":"EGRESS WINDOW EVERY BEDROOM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589395","date":"2009-10-22","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"550390","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-08-16","completedDate":"2017-04-24","violations":[{"number":"4104051","date":"2016-08-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4104049","date":"2016-08-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4104050","date":"2016-08-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-092052","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-07","completedDate":"2023-11-28","violations":[{"number":"VI-2023-067644","date":"2023-09-06","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2023-11-22","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2023-121359","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-11-28","completedDate":null,"violations":[{"number":"VI-2023-091821","date":"2023-11-22","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-11-28","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2009,"n":5,"worst":null},{"y":2016,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"1870","date":"2002-09-01","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"96035","date":"2006-12-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"116870","date":"2007-06-13","type":"BC INSP","status":"CLOSED"},{"caseNumber":"139964","date":"2007-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"96035","date":"2008-01-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"139964","date":"2008-01-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"166983","date":"2008-06-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"218064","date":"2009-10-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"218064","date":"2009-10-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"218064","date":"2009-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"218064","date":"2009-10-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"218064","date":"2009-11-12","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"218064","date":"2010-01-13","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"218064","date":"2010-01-19","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"218064","date":"2010-02-05","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"218064","date":"2012-06-12","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"550390","date":"2016-08-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"550390","date":"2016-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"550390","date":"2017-04-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2023-092052","date":"2023-09-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-092052","date":"2023-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-092052","date":"2023-11-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-121359","date":"2023-11-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":2},{"y":2009,"fails":4,"passes":0},{"y":2010,"fails":3,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97954232246349,"lng":-75.16607451139302,"geom":{"type":"Polygon","coordinates":[[[-75.166017501,39.97965018],[-75.166067635,39.979425648],[-75.166131261,39.979434189],[-75.166081846,39.979658512],[-75.166017501,39.97965018]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":9,"baths":3,"stories":4,"lotArea":1494,"zoning":"CMX2","grade":"B-","basement":"D","heater":"C","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"1116 OLD YORK RD, ABINGTON PA, 19001","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A ROOMING HOUSE FOR A MAXIMUM 9 ROOMING UNITS WITH A MAXIMUM 24 OCCUPANTS WITHIN AN EXISTING FOUR (4) STORY ATTACHED STRUCTURE; ALL OCCUPANTS ARE CAPABLE OF SELF PRESERVATION AND SELF SUSTAINING, NO OCCUPANT IS UNDER THE JURISDIC","status":"CLOSED","outcome":"Withdrawn","date":"2010-06-16","number":"11048","relatedPermit":"252965"},{"type":"RB_LIRB","grounds":"TENANTS OPERATED BUILDING IN VIOLATION OF THE LEASE CAUSING VIOLATIONS OF CITY CODES.","status":"OPEN","outcome":"City affirmed","date":"2010-11-16","number":"13140","relatedPermit":"2188064"},{"type":"RB_LIRB","grounds":"I BELIEVE THAT I AM NOT RESPONSIBLE FOR THIS MATTER BECAUSE IT IS THE CITY'S RESPONSIBILITY TO REPAIR THE STREET WATER SEWER LINE.","status":"OPEN","outcome":"City affirmed","date":"2016-03-09","number":"26476","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":252100,"taxable":237100,"land":10757,"improvement":241343,"taxableLand":10757,"taxableImprovement":226343,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":252100,"taxable":237100,"land":70084,"improvement":182016,"taxableLand":70084,"taxableImprovement":167016,"exemptLand":0,"exemptImprovement":15000},{"y":2018,"v":252100,"taxable":237100,"land":70084,"improvement":182016,"taxableLand":70084,"taxableImprovement":167016,"exemptLand":0,"exemptImprovement":15000},{"y":2019,"v":287600,"taxable":267600,"land":79953,"improvement":207647,"taxableLand":79953,"taxableImprovement":187647,"exemptLand":0,"exemptImprovement":20000},{"y":2020,"v":297500,"taxable":252500,"land":82705,"improvement":214795,"taxableLand":82705,"taxableImprovement":169795,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":297500,"taxable":252500,"land":82705,"improvement":214795,"taxableLand":82705,"taxableImprovement":169795,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":297500,"taxable":252500,"land":82705,"improvement":214795,"taxableLand":82705,"taxableImprovement":169795,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":342700,"taxable":262700,"land":68500,"improvement":274200,"taxableLand":68500,"taxableImprovement":194200,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":342700,"taxable":262700,"land":68500,"improvement":274200,"taxableLand":68500,"taxableImprovement":194200,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":260300,"taxable":160300,"land":52060,"improvement":208240,"taxableLand":52060,"taxableImprovement":108240,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":260300,"taxable":160300,"land":52060,"improvement":208240,"taxableLand":52060,"taxableImprovement":108240,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":418500,"taxable":318500,"land":83700,"improvement":334800,"taxableLand":83700,"taxableImprovement":234800,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2244,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"86582","date":"2007-06-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"APPLY STUCCO TO EXTERIOR,INSTALL NEW WINDOWS AND DOORS,REPAIR /REPLACE ROOF AND SUBROOF REPLACE JOISTS AS NEEDED"},{"number":"125528","date":"2008-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-27","scope":"100AMP SERVICE, 2 METERS, 2 PANELS, 16 OUTLETS, 16 FIXTURES, 16 SWITCHES, HARD WIRED SMOKES AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"171304","date":"2008-08-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-08-14","scope":"CHANGE USE FROM A THREE FAMILY DWELLING TO A DUPLEX"},{"number":"253013","date":"2010-05-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL FIRE ALARM SYSTEM AND EMERGENCY LIGHTS AS PER NFPA 72 (NORTH DISTRICT)"},{"number":"693604","date":"2016-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-25","scope":"REPLACE WATER DISTRIBUTION PA20161381843 (TWO FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"724553","date":"2016-10-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-24","scope":"MAKE SAFE PERMIT - FOR ALTERATIONS TO FRONT FACADE TO COMPLY CASE #550390 PER ENGINEER'S DRAWINGS. SEPARATE STREETS DEPARTMENT REQUIRED FOR SIDEWALK CLOSURE. SEPARATE PERMIT REQUIRED FOR ALTERATIONS OUTSIDE THE SCOPE OF THE ENGINEER'S DRAWINGS."},{"number":"735527","date":"2016-12-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-24","scope":"AMEND PERMIT # 724553 TO INCLUDE STAR BOLTS FOR FRONT FACADE AS PER APPROVED PLANS."},{"number":"758466","date":"2017-02-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-24","scope":"AMEND PERMIT NUMBER 724553 AS PER APPROVED PLANS TO COMPLY CASE NO. 550390."},{"number":"897778","date":"2018-07-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-01","scope":"CURB TRAP, FAI PA20182072586 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"PP-2022-000772","date":"2022-01-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-03","scope":"Main drain repair outside & in the basement"},{"number":"PP-2026-005733","date":"2026-05-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPAIR/REPLACE CT, FAI & MD."},{"number":"PP-2026-008105","date":"2026-06-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Curb trap, fresh air inlet & main drain."}],"storyTag":"Renovated & sold on","storyDelta":2.47,"timeline":[{"y":2016,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"430552","type":"Rental","status":"Inactive","businessName":"KAROL ELIOT B","legalName":"KAROL ELIOT B","address":"1902 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-12-10","latestIssueDate":"2007-12-10","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"433199","type":"Rental","status":"Inactive","businessName":"MICHAEL H CLEMENTS","legalName":"MICHAEL H CLEMENTS","address":"1902 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-01-15","latestIssueDate":"2013-02-02","expirationDate":"2014-02-28","inactiveDate":"2013-12-26"},{"number":"613387","type":"Rental","status":"Inactive","businessName":"AELBAHRAH EBAH","legalName":"AELBAHRAH EBAH","address":"1902 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-12-26","latestIssueDate":"2021-05-08","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"licenseActivity":[{"number":"613387","type":"Rental","businessName":"AELBAHRAH EBAH","legalName":"AELBAHRAH EBAH","issuedDate":"2013-12-26","latestIssueDate":"2021-05-08","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"433199","type":"Rental","businessName":"MICHAEL H CLEMENTS","legalName":"MICHAEL H CLEMENTS","issuedDate":"2008-01-15","latestIssueDate":"2013-02-02","closureDate":"2013-12-26","expirationDate":"2014-02-28","inactiveDate":"2013-12-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"430552","type":"Rental","businessName":"KAROL ELIOT B","legalName":"KAROL ELIOT B","issuedDate":"2007-12-10","latestIssueDate":"2007-12-10","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11048: CLOSED · Withdrawn; related permit 252965. Use permit #171304: COMPLETED. The history also contains “PERM Z- 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":"2 permits not marked completed: PP-2026-005733 (Issued), PP-2026-008105 (Issued).","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 11 historical violations across 5 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-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":"14 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 28, 2023.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"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. 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"}]}