{"asOf":"2026-07-11T07:31:13.308Z","block":"1800-1899 N 27TH ST","blockUrl":"https://blockreport.homes/block/1800-1899-n-27th-st","address":"1801 N 27TH ST","parcelNumber":"871403430","source":"https://property.phila.gov/?p=871403430","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"TAVERN OR BAR MASONRY","useLabel":"Mixed-use","owner":"LIN YAN FENG","coOwner":null,"marketValue":197100,"livableArea":2496,"yearBuilt":1915,"lastSale":{"price":65000,"date":"2017-03-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1188394","date":"2008-12-16","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1188400","date":"2008-12-16","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1188401","date":"2008-12-16","code":"FC-914.1/5","title":"ANNUAL CERT 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HAZARD-NR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1188395","date":"2008-12-16","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1188399","date":"2008-12-16","code":"PM-303.2/1","title":"INT A-TRASH REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"231101","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"NTF","status":"CLOSED","createdDate":"2010-04-12","completedDate":"2010-04-15","violations":[{"number":"1645220","date":"2010-04-12","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1645219","date":"2010-04-12","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"322756","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-04-10","completedDate":"2012-09-06","violations":[{"number":"2462876","date":"2012-04-09","code":"FC-304.1/1","title":"INT COMBUSTIBLE WASTE ACCUMUL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"333197","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-06-14","completedDate":"2017-03-01","violations":[{"number":"2677391","date":"2012-06-06","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2677392","date":"2012-06-06","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2677393","date":"2012-12-28","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"384781","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-06-07","completedDate":"2017-03-01","violations":[{"number":"2879462","date":"2013-06-07","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"587840","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-06-09","completedDate":"2018-03-02","violations":[{"number":"4434421","date":"2017-06-07","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4434420","date":"2017-06-07","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4434419","date":"2017-06-07","code":"A-301.1/23","title":"PERMB- OPENIN CONNECT PROPS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":12,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":4,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"187904","date":"2008-12-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"187904","date":"2008-12-14","type":"CI INSP","status":"CLOSED"},{"caseNumber":"187904","date":"2009-09-03","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"231101","date":"2010-04-09","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"231101","date":"2010-04-09","type":"NTF INSP","status":"FAILED"},{"caseNumber":"231101","date":"2010-04-13","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"322756","date":"2012-04-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"322756","date":"2012-06-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"333197","date":"2012-06-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"322756","date":"2012-08-15","type":"CI INSP","status":"PASSED"},{"caseNumber":"333197","date":"2012-09-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"333197","date":"2012-12-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"333197","date":"2013-02-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"384781","date":"2013-06-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"384781","date":"2013-07-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"384781","date":"2013-10-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"587840","date":"2017-06-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"587840","date":"2017-08-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"587840","date":"2018-02-07","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2012,"fails":5,"passes":1},{"y":2013,"fails":2,"passes":2},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98300936497185,"lng":-75.1782965624432,"geom":{"type":"Polygon","coordinates":[[[-75.178184661,39.982952879],[-75.178426218,39.982984632],[-75.17840781,39.983067333],[-75.178166616,39.983033719],[-75.178184661,39.982952879]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1096,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4847 RORER ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":76200,"taxable":76200},{"y":2017,"v":76200,"taxable":76200},{"y":2018,"v":84700,"taxable":84700},{"y":2019,"v":84900,"taxable":84900},{"y":2020,"v":84900,"taxable":84900},{"y":2021,"v":84900,"taxable":84900},{"y":2022,"v":84900,"taxable":84900},{"y":2023,"v":136800,"taxable":136800},{"y":2024,"v":136800,"taxable":136800},{"y":2025,"v":190900,"taxable":190900},{"y":2026,"v":190900,"taxable":190900},{"y":2027,"v":197100,"taxable":197100}],"taxNow":2672,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"194332","date":"2008-12-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-14","scope":"REPLACE (2) 100A 30 CIRCUIT PANELS AND BREAKERS, NEW GROUNDING OF SYSTEM, REPAIRS FOR EMERGENCY AND EXIT LIGHT, REPAIR OPEN WIRING AND REPAIR TO WIRES AS PER SITE VIO #187904, AS PER 2005 NEC, NO FIRE ALARM WORK (NORTH DIST)"},{"number":"448892","date":"2013-01-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-04-14","scope":"STUCCO FRONT AND SIDE OF BUILDING"},{"number":"787885","date":"2017-06-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-23","scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS- FOR THE LIMITED DEMOLITION AND COMMERCIAL ALTERATIONS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"793155","date":"2017-11-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"TO ADDRESS L&I CASE#587840 FOR WORKING WITHOUT PERMITS, BREACH IN PARTY WALL W/1803 N 27TH ST; FOR LEVEL II INTERIOR ALTERATIONS (WITH NO CHANGE IN OCCUPANCY), TO THE EXISTING TAVERN ON THE 1ST FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; TO INCLUDE SEALING OF BREACHED PARTY WALL AT FIRST FLOOR, NO WORK TO VACANT RESIDENTIAL UNITS ABOVE; SEPARATE PERMITS REQUIRED FOR ALL MEP WORK; BUILDING IS CURRENTLY NOT SPRINKLERED; NO SIGNS ON THIS PERMIT."},{"number":"835376","date":"2017-11-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-21","scope":"REPLACE AND RELOCATE 1-WATER CLOSET AND 1 LAV IN AN EXISTING RESTROOM.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"844114","date":"2018-01-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"TO INSTALL 4TON HIGH EFFICIENCY HVAC SYSTEM (6 DIFFUSERS) AN DDUCTWORK WITHIN THE 1ST FLOOR TENANT. NO CHIMNEY REQUIRED. THE SYSTEM AND DUCTWORK TO REMAIN SELF-CONTAINED WITHIN THIS TENANT SPACE NO VERTICAL/HORIZONTAL PENETRATIONS.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":"835660","date":"2018-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"REWIRE AN EXISTING BAR AS PER PLAN; REPLACE A 200 AMP PANEL AND A 200 AMP ELECTRICAL SERVICE AS PER NEC 2008 NORTH DISTRICT"},{"number":"866089","date":"2018-04-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-10","scope":"FOR A SINGLE FAMILY HOUSEHOLD LIVING FROM SECOND FLOOR THROUGH THIRD FLOOR IN THE SAME BUILDING WITH EXISTING TAVERN AT FIRST FLOOR.( NO CHANGE IN FIRST FLOOR). NO SIGN ON THIS APPLICATION."},{"number":"851281","date":"2018-04-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"FOR THE DOCUMENTATION OF REMOVING AN EXISTING (UNDOCUMENTED) PROJECTING SIGN; AND FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED EXTERIOR FLAT WALL (CHANNEL LETTERS) SIGN ACCESSORY TO AN EXISTING TAVERN AT FIRST FLOOR OF AN EXISTING STRUCTURE, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"851284","date":"2018-04-24","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-05-31","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED EXTERIOR FLAT WALL (CHANNEL LETTERS) SIGN ACCESSORY TO AN EXISTING TAVERN AT FIRST FLOOR OF AN EXISTING STRUCTURE AS PER PLAN. ** SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK **"},{"number":"852553","date":"2018-04-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"FOR INTERIOR ALTERATIONS TO EXISTING SECOND AND THIRD FLOOR SINGLE-FAMILY DWELLING, TO INCLUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS. *NO CHANGE IN OCCUPANCY CLASSIFICATION* NO WORK ON THE FIRST FLOOR."},{"number":"872032","date":"2018-04-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-31","scope":"EZ EXTERIOR WALL COVERINGS-LAMINATE FRONT AND SIDE EXTERIOR WALL ON 1ST FLOOR WITH CERAMIC TILE. FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"877183","date":"2018-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"UPGRADE EXISTING ELECTRICAL SERVICE TO 300AMP,ADD TWO METERS,ONE FOR HOUSE PANEL AND THE OTHER FOR EXISTING 100AMP PANEL ON 2ND AND 3RD FLOOR FOR SFD. INSTALL 4 ELECTRIC BASEBOARD HEATERS ON 2ND AND 3RD FLOORS.PARTIALLY REWIRE 2ND AND 3RD FLOOR PER 2008 NEC (MIXED USE)"}],"storyTag":"Improved","storyDelta":0.08,"timeline":[{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Sign"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"282850","type":"Dumpster License - Private Property","status":"Inactive","businessName":"27TH ST CAFE INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-07-20","latestIssueDate":"2000-07-20","expirationDate":"2010-07-31","inactiveDate":null},{"number":"205441","type":"Food Preparing and Serving","status":"Inactive","businessName":"27TH ST CAFE INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-02","latestIssueDate":"2007-08-28","expirationDate":"2008-04-30","inactiveDate":"2008-12-03"},{"number":"463432","type":"Food Preparing and Serving","status":"Inactive","businessName":"1801 BERHANE INC (27TH ST CAFE)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-12-26","latestIssueDate":"2013-08-09","expirationDate":"2014-04-30","inactiveDate":null},{"number":"622936","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SHUNNY HAN","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2014-03-26","latestIssueDate":"2017-03-02","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"779057","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SUCCESS BEVERAGE INC","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-06-05","latestIssueDate":"2026-05-29","expirationDate":"2027-06-04","inactiveDate":null}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 61% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $84,900 to $136,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #866089: 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":"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":"11 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 7, 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":"2 fire/suppression-related permits 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":"Dumpster License - Private Property #282850: Inactive; Food Preparing and Serving #205441: Inactive since Dec 3, 2008; Food Preparing and Serving #463432: Inactive; Vacant Residential Property / Lot #622936: Inactive since Apr 29, 2018","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":"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 22 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"}]}