{"asOf":"2026-07-11T08:17:15.078Z","block":"900-999 CANAL ST","blockUrl":"https://blockreport.homes/block/900-999-canal-st","address":"901 CANAL ST","parcelNumber":"881000106","source":"https://property.phila.gov/?p=881000106","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"NON PD PKG LOT COMMERCIAL","useLabel":"Apartments","owner":"GY POPLAR D DEVELOPMENT LP","coOwner":null,"marketValue":23698600,"livableArea":59563,"yearBuilt":2024,"lastSale":{"price":4680000,"date":"2021-09-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-013139","date":"2023-03-03","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013156","date":"2023-03-03","code":"A-203.1/1","title":"UNAPPROVED MATERIALS","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013157","date":"2023-03-03","code":"F-3304.5.1","title":"FIRE WATCH DURING CONSTRUCTION","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013158","date":"2023-03-03","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013159","date":"2023-03-03","code":"A-301.1/29","title":"INSTALL STANDPIPE","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2023-017385","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-03","completedDate":"2023-09-27","violations":[{"number":"VI-2023-013139","date":"2023-03-03","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-07-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-017400","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-03","completedDate":"2023-10-27","violations":[{"number":"VI-2023-013156","date":"2023-03-03","code":"A-203.1/1","title":"UNAPPROVED MATERIALS","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013157","date":"2023-03-03","code":"F-3304.5.1","title":"FIRE WATCH DURING CONSTRUCTION","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013158","date":"2023-03-03","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013159","date":"2023-03-03","code":"A-301.1/29","title":"INSTALL STANDPIPE","status":"COMPLIED","resolutionDate":"2023-10-26","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2023,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2023-017385","date":"2023-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017400","date":"2023-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017385","date":"2023-09-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-017400","date":"2023-10-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96310779434761,"lng":-75.13692992313698,"geom":{"type":"Polygon","coordinates":[[[-75.137104257,39.962880638],[-75.137082434,39.963331936],[-75.136698853,39.963295397],[-75.136789259,39.962983709],[-75.136841575,39.962987652],[-75.136859224,39.962850258],[-75.137104257,39.962880638]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":7,"lotArea":14824,"zoning":"CMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"901 PENN ST REEF TOWER UNIT FC1, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-11-10","number":"HA-2023-001985","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":1164900,"taxable":1164900},{"y":2023,"v":2467500,"taxable":2467500},{"y":2024,"v":2343800,"taxable":2343800},{"y":2025,"v":17000000,"taxable":1700000},{"y":2026,"v":17000000,"taxable":1700000},{"y":2027,"v":23698600,"taxable":2369800}],"taxNow":23797,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-005724","date":"2021-02-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-03","scope":"NEW CONSTRUCTION OF A SEVEN (7) STORY STRUCTURE (BUILDING 'D') TO INCLUDE VACANT COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY), SEVENTY TWO (72) DWELLING UNITS AND ACCESSORY PARKING GARAGE AS PER APPROVED PLANS. BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (1ST & 2ND FLOORS - TYPE IA AND 3RD THROUGH 7TH FLOORS - TYPE IIIA). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING LOCATED WITHIN THE ZONE AE SFHA AND TO INCLUDE MANUAL FLOODPROOFING WITH EMERGENCY OPERATIONS PLAN. ELEVATION CERTIFICATE REQUIRED TO BE SUBMITTED TO FIELD INSPECTOR UPON COMPLETION OF FIRST FLOOR. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 6/20/23 AMEND NEW CONSTRUCTION PERMIT CP-2020-005724 FOR CHANGES TO BUILDING LAYOUTS INCLUDING THE ADDITION OF HORIZONTAL EXITS AS PER APPROVED PLANS."},{"number":"ZP-2021-015960","date":"2021-12-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"PP-2022-016199","date":"2022-11-14","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-03-08","scope":"Rough-In Permit for PP-2022-016118 Installation of 72 kitchens, 72 laundries, 115 toilets, 115 lavatories, 84 tubs, 72 water heaters"},{"number":"MP-2022-003781","date":"2022-12-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-03","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2023-000262","date":"2023-01-11","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2023-03-24","scope":"Rough-In Permit for EP-2023-000172 Install 2000 Amp 3 Phase service with 72 gang meter pack. Wiring for power and lighting for 72 dwelling units, 1 retail commercial space, 2 elevators and parking garage. Install 30kw backup generator. Install light fixtures, switches, receptacles and 120volt interconnected cos and smoke detectors. Install low voltage fire alarm system. All work as per drawings and NEC 2017, NFPA 72 and City of Philadelphia Code requirements."},{"number":"EP-2023-000472","date":"2023-01-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-15","scope":"INSTALL 200AMP SERVICE FOR TEMPORARY POWER DURING CONSTRUCTION. ALL WORK AS PER NEC 2017 AND CITY OF PHILADELPHIA CODE REQUIREMENTS."},{"number":"SP-2023-000212","date":"2023-03-28","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-07-03","scope":"FOR SITE WORK IN ASSOCIATION WITH NEW CONSTRUCTION PERMIT CP-2020-005724 FOR BUILDING 'D' TO INCLUDE AN EIGHT (8) INCH FIRE SERVICE LINE (SEPARATE PERMIT REQUIRED FOR REMAINDER OF INTERIOR FIRE SUPPRESSION WORK) AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ALL INTERIOR UTILITY WORK**"},{"number":"FP-2023-000739","date":"2023-03-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-08","scope":"Fire Suppression System Permit for combo SP-2023-000212"},{"number":"PP-2023-004108","date":"2023-03-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-03","scope":"Plumbing Permit for combo SP-2023-000212"},{"number":"PP-2022-016118","date":"2023-04-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-03","scope":"INSTALL 84 SHOWER/TUBS, 115 WATER CLOSETS, 115 LAVATORIES, 72 WASHING MACHINE BOXES, 72 KITCHEN SINKS, 6 FLOOR DRAINS, 1 MOP SINK, 4 ROOF DRAINS, 2 BACKFLOW PREVENTERS, 2 BOOSTER PUMPS, 72 DISHWASHERS AND 72 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"EP-2023-003035","date":"2023-06-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-31","scope":"INSTALL MAIN SERVICE, INSTALL SERVICE EQUIPMENTS AND ALL METERS, WIRING THROUGHOUT, INSTALL OUTLETS, SWITCHES, LIGHT FIXTURES, SMOKE ALARMS,SMOKE DETECTION& EXITS, EMERGENCY LIGHTS, EXIT SIGN , GROUNDING AND FIRE ALARM SYSTEM ,INSTALL RESCUE ASSISTANCE SYSTEM. ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS 2017 NEC CODE , 2016 NFPA-72, 2018 PHILA FIRE CODE."},{"number":"FP-2023-000291","date":"2023-07-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-03","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE EIGHT (8) INCH MAIN FIRE SERVICE LINE WITH EIGHT (8) INCH AMES 4000SS BACKFLOW PREVENTER ASSEMBLY, AC FIRE PUMP AND TWO (2) STANDPIPES INTERCONNECTED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2024-002669","date":"2024-03-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2024-001050","date":"2024-04-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-26","scope":"FOR LEVEL II ALTERATIONS AND CHANGE OF USE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2024-006220","date":"2024-07-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-09","scope":"INSTALL (3) FIRE ALARM STROBES & (1) HORN STROBE ON THE EXISTING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2024-010888","date":"2024-08-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-26","scope":"Install 1 toilet, 1 lavatory, 1 kitchen sink"},{"number":"EP-2024-007629","date":"2024-08-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-25","scope":"Commercial space ELECTRICAL fit out ,from existing 400a service , by sealed drawings-2017 NEC. **SEPARATE FIRE ALARM PERMIT REQ'D**"},{"number":"MP-2024-003611","date":"2024-08-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-26","scope":"INSTALLATION OF HVAC SYSTEM FOR OFFICE SPACE FIT-OUT ON THE GROUND FLOOR OF A NEW CONSTRUCTION BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"FP-2024-001853","date":"2024-09-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-26","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 20 existing sprinkler heads to accommodate new wall and ceiling layouts."},{"number":"ZP-2024-006128","date":"2024-09-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) DOUBLE FACE FLAT-WALL SIGN AND FOR ONE (1) DOUBLE FACED FREE-STANDING SIGNS."},{"number":"GP-2024-007938","date":"2024-10-01","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2026-04-02","scope":"FOR THE ERECTION OF ONE (1) DOUBLE FACE FLAT-WALL SIGN AND FOR ONE (1) DOUBLE FACED FREE-STANDING SIGN. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"0968963","type":"Rental","status":"Active","businessName":"GY Poplar D Development LP (FIve on Canal - Provence Tower)","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":72,"issuedDate":"2025-01-08","latestIssueDate":"2025-12-08","expirationDate":"2027-01-07","inactiveDate":null}],"units":72,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["10 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 39% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $17,000,000 to $23,698,600","no permit shown in 2026-2028"],"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":"The record identifies more than one dwelling/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":"3 permits not marked completed: PP-2022-016199 (Expired), EP-2023-000262 (Cancelled), GP-2024-007938 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 27, 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":"11 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":"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 apartments. 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 5 historical violations across 2 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.","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"}]}