{"asOf":"2026-07-11T05:40:40.749Z","block":"300-399 SOUTH ST","blockUrl":"https://blockreport.homes/block/300-399-south-st","address":"326 SOUTH ST","parcelNumber":"871012450","source":"https://property.phila.gov/?p=871012450","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"RICHARD KAGAN","coOwner":null,"marketValue":744900,"livableArea":4162,"yearBuilt":1900,"lastSale":{"price":1,"date":"1978-04-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"646054","date":"2007-07-31","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"646064","date":"2007-07-31","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"731632","date":"2007-11-09","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946551","date":"2011-01-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946554","date":"2011-01-10","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946553","date":"2011-01-10","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946552","date":"2011-01-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1946550","date":"2011-01-10","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3227123","date":"2014-06-23","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4108107","date":"2016-06-25","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4108105","date":"2016-06-25","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4108106","date":"2016-06-25","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"123198","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-08-07","completedDate":"2007-08-07","violations":[{"number":"646054","date":"2007-07-31","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"123201","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-08-07","completedDate":null,"violations":[{"number":"646064","date":"2007-07-31","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"134354","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-11-09","completedDate":"2007-11-09","violations":[{"number":"731632","date":"2007-11-09","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"263703","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-01-11","completedDate":null,"violations":[{"number":"1946551","date":"2011-01-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946554","date":"2011-01-10","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946553","date":"2011-01-10","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946552","date":"2011-01-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1946550","date":"2011-01-10","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"438577","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2014-06-23","completedDate":"2014-08-14","violations":[{"number":"3227123","date":"2014-06-23","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"541508","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-06-25","completedDate":null,"violations":[{"number":"4108107","date":"2016-06-25","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4108105","date":"2016-06-25","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4108106","date":"2016-06-25","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2011,"n":5,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"123198","date":"2007-07-31","type":"BC INSP","status":"PASSED"},{"caseNumber":"123201","date":"2007-07-31","type":"BC INSP","status":"FAILED"},{"caseNumber":"123201","date":"2007-10-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"134354","date":"2007-11-01","type":"BC INSP","status":"PASSED"},{"caseNumber":"263703","date":"2011-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"263703","date":"2011-04-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"438577","date":"2014-06-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"438577","date":"2014-08-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"334906","date":"2015-06-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"541508","date":"2016-06-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"541508","date":"2016-08-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"541508","date":"2016-10-07","type":"CI INSP","status":"CLOSED"},{"caseNumber":"541508","date":"2016-12-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"541508","date":"2017-01-05","type":"PRECOURT","status":"NONE"}],"inspYears":[{"y":2007,"fails":1,"passes":3},{"y":2011,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941309991489774,"lng":-75.14850589217288,"geom":{"type":"Polygon","coordinates":[[[-75.148436216,39.941467003],[-75.148503372,39.94114603],[-75.148576633,39.941155736],[-75.148506442,39.941476139],[-75.148436216,39.941467003]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-015949","type":"Sprinkler Certification","inspectionDate":"2022-08-30","result":"Certified","expirationDate":"2023-08-30","buildingId":"1545166"},{"number":"BC-2023-002397","type":"Fire Alarm Certification","inspectionDate":"2022-08-31","result":"Certified","expirationDate":"2023-08-31","buildingId":"1545166"},{"number":"BC-2023-018790","type":"Special Hazards Certification","inspectionDate":"2023-08-01","result":"Certified","expirationDate":"2024-08-01","buildingId":"1545166"},{"number":"BC-2025-002591","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-01-24","result":"Certified","expirationDate":"2026-01-24","buildingId":"1545166"},{"number":"BC-2025-002590","type":"Fire Alarm Certification","inspectionDate":"2025-01-24","result":"Certified","expirationDate":"2026-01-24","buildingId":"1545166"},{"number":"BC-2025-022615","type":"Special Hazards Certification","inspectionDate":"2025-07-29","result":"Certified","expirationDate":"2026-07-29","buildingId":"1545166"},{"number":"BC-2026-002148","type":"Fire Alarm Certification","inspectionDate":"2026-01-22","result":"Certified","expirationDate":"2027-01-22","buildingId":"1545166"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":2340,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":true,"mail":"326 SOUTH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR LEGALIZATION OF CLOSE BREECH WALL BETWEEN 326 AND 328 SOUTH ST. REMOVAL OF FLAT WALL SIGN AND DOOR SIGN AND LEGALIZATION OF THE ERECTION OF AWNING/FLAT WALL SIGN AND FOR THE ERECTION OF ONE (1) ACCESSORY FLAT WALL SIGN ACCESSORY ","status":"CLOSED","outcome":"Granted","date":"2011-02-08","number":"14338","relatedPermit":"315048"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":703300,"taxable":703300},{"y":2017,"v":703300,"taxable":684100},{"y":2018,"v":725000,"taxable":705800},{"y":2019,"v":874400,"taxable":848800},{"y":2020,"v":883100,"taxable":857500},{"y":2021,"v":883100,"taxable":838100},{"y":2022,"v":883100,"taxable":838100},{"y":2023,"v":813200,"taxable":733200},{"y":2024,"v":813200,"taxable":733200},{"y":2025,"v":818000,"taxable":718000},{"y":2026,"v":818000,"taxable":718000},{"y":2027,"v":744900,"taxable":644900}],"taxNow":10051,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"320236","date":"2011-01-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-04-07","scope":"DEMOLITION OF EXISTING FLOOR TILE AND ENTRANCE TO RESTROOM."},{"number":"321479","date":"2011-01-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-21","scope":"REPLACEMENT ONLY: TWO WATER CLOSETS, TWO LAVATORIES"},{"number":"315048","date":"2011-02-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-17","scope":"USE TO EAT IN/TAKE OUT RESTAURANT. NEW FACE ON EXISTING SIGN"},{"number":"326890","date":"2011-03-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-04-26","scope":"FOR INTERIOR ALTERATIONS TO CREATE TWO (2) TOILET ROOMS INCLUDING ONE (1) ACCESSIBLE TOILET ROOM ON THE FIRST FLOOR OF AN EXISTING STRUCTURE AS PER PLAN AND FOR A CERTIFICATE OF OCCUPANCY."},{"number":"333425","date":"2011-04-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-29","scope":"INSTALL (4)120V, 20 AMP GFI CIRCUITS FOR KITCHE OUTLETS, INSTALL (2) BATHROOM EXHAUST/LIGHT UNITS WITH SWITCH AND (2)GFI OUTLETS,(2) CIRCUITS FOR EXHAUSE, (2) WALL LIGHTS IN BATHROOM, AS PER 2008 NEC"},{"number":"333677","date":"2011-04-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-23","scope":"RESTAURANT FITOUT: (3) SINKS, (1) LAUNDRY TUB, (1) INDIRECT WASTE, PREVIOUS - WATER CLOSET,LAV & HOT WATER HEATE ON SEPARATE PERMIT)"},{"number":"331165","date":"2011-04-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-06-21","scope":"INSTALL PYRO CHEM AND WET CHEM SYSTEM IN A COMMERCIAL KITCHEN HOOD. SEE AP #333292 FOR KITCHEN HOOD AND EXHAUST SYSTEM PERMIT."},{"number":"333292","date":"2011-07-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"INSTALL EXHAUST HOOD AS PER DRAWINGS. SEPARATE PERMIT FOR DUCTS AND FANS."},{"number":"460107","date":"2013-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-27","scope":"INSTALLING OUTLETS FOR BAR EQUIPTMENT & BACK BAR AND KITCHEN APPLIANCES .PWR FOR COOLERS AND FREEZER BOXES. REPLACING EXISTING LIGHTS IN KITCHEN WITH NEW AS PER 2008 NEC (RESTAURANT/BAR)"},{"number":"544508","date":"2014-08-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE INSTALLATION OF NEW WINDOWS IN THE EXISTING OPENING OF THE FIRST FLOOR (FLOOR). NO STRUCTURAL WORK. ALL WORK TO BE COMPLETED PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"viol","w":"5 L&I violations"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"532540","type":"Food Preparing and Serving","status":"Inactive","businessName":"BURGER ORG INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-05-09","latestIssueDate":"2012-06-15","expirationDate":"2013-04-30","inactiveDate":"2013-05-03"},{"number":"592257","type":"Food Preparing and Serving","status":"Inactive","businessName":"HOAGIES HEROES","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-05-03","latestIssueDate":"2017-04-26","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"680051","type":"Sidewalk Cafe","status":"Inactive","businessName":"HOAGIES HEROES (PRIMO HOAGIES SOUTH STREET)","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2015-10-08","latestIssueDate":"2015-10-08","expirationDate":"2016-06-30","inactiveDate":"2016-08-29"},{"number":"689111","type":"Dumpster License - Private Property","status":"Active","businessName":"HOAGIES HEROES","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2016-01-20","latestIssueDate":"2016-01-20","expirationDate":null,"inactiveDate":null},{"number":"737568","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"PRIMO HOAGIES","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2017-05-05","latestIssueDate":"2017-05-05","expirationDate":"2017-05-06","inactiveDate":null},{"number":"907946","type":"Food Preparing and Serving","status":"Inactive","businessName":"Brasas BBQ Philly, LLC (Brazas BBQ Chicken)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-10-06","latestIssueDate":"2022-10-06","expirationDate":"2023-10-05","inactiveDate":"2023-12-04"}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #315048: 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":"1 permit not marked completed: 544508 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Aug 30, 2023; Fire Alarm Certification: Certified through Jan 22, 2027; Special Hazards Certification: Certified through Jul 29, 2026; Emergency and Standby Power Systems Certification: Certified through Jan 24, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"5 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was NONE on Jan 5, 2017.","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":"Food Preparing and Serving #532540: Inactive since May 3, 2013; Food Preparing and Serving #592257: Inactive since Jun 29, 2018; Sidewalk Cafe #680051: Inactive since Aug 29, 2016; Food Estab, Retail Non-Permanent Location (Event) #737568: Inactive","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":"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 mixed-use. 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 12 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}