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LOUNGE AREA TO BE A GROUP B USE AND OCCUPANCY CLASSIFICATION WITH AN OCCUPANT LOAD LESS THAN 50. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK."},{"number":"704048","date":"2016-06-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"RELOCATE (20) EXISTING SPRINKLER HEADS. (MIXED USE)"},{"number":"696755","date":"2016-08-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"INTERIOR PLUMBING ALTERATIONS AT THE PENTHOUSE LEVEL - INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"715551","date":"2016-08-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"SHELTER PLATFORM PERMIT- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START OF WORK.TO ANCHOR INTO MORTAR JOINTS OF BUILDING RATHER THAN STONE FACE. ANY DAMAGE TO STONE FACE TO BE REPAIRED IN CONSULTATION WITH PHILADELPHIA HISTORICAL COMMISSION (PHC) STAFF,"},{"number":"687228","date":"2016-09-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"FOR THE REPLACEMENT OF ONE-HUNDRED-AND-TWENTY-SEVEN (127) WINDOWS AS PER PLAN & PHC APPROVAL, ON THE EXTERIOR (EXCEPT THE 2ND FLOOR NORTH ELEVATION) OF AN EXISTING ATTACHED STRUCTURE USED AS PREVIOUSLY APPROVED MULTI-FAMILY HOUSEHOLD LIVING (SIXTY-SEVEN (67) DWELLING UNITS) W/LOUNGE AT PENTHOUSE LEVEL. NO OTHER WORK ON THIS PERMIT."},{"number":"702643","date":"2016-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"INSTALL 86 NEW LIGHT FIXTURES AND 23 NEW RECEPTS IN LOBBY AND PENTHOUSE, ALL CIRCUITS ARE POWERED FROM EXISTING 200AMP PANEL AS PER 2008 NEC (CC DISTRICT)"},{"number":"737841","date":"2016-12-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-02","scope":"NEW 200 AMP, (30) 120/240 PANEL, HOOKUP 2 ELECTRIC WATER HEATERS 20 NEW RECEPTACLES AS PER 2008 NEC (CC DISTRICT)"},{"number":"741807","date":"2016-12-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE EXISTING 60AMP SERVICE, PANEL & WIRE AS PER NEC 2008 CC DISTRICT"},{"number":"731129","date":"2016-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ADD 7 HORN STROBES TO EXISTING SYSTEM.ADD 2 SMOKE DETECTORS AND 1 FIRE PHONE TO EXISTING SYSTEM PER NFPA 72 (APT BLDG)CC DISTRICT"},{"number":"734562","date":"2016-12-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-03","scope":"FOR INTERIOR ALTERATIONS WITHIN GYM TENANT SPACE ON THE FIRST FLOOR OF AN EXISTING MIXED-USE HIGH-RISE STRUCTURE; ADA UPGRADES TO SHOWERS AND WATER CLOSETS AS PER PLANS AND PHC APPROVAL; SEPARATE PERMITS REQUIRED FOR ANY AND ALL PLUMBING WORK; BUILDING IS CURRENTLY SPRINKLERED THROUGHOUT WITH NFPA 13."},{"number":"741351","date":"2016-12-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-16","scope":"FOR INCREASE IN DWELLING UNIT FOR A NEW TOTAL OF SIXTY NINE (69) FAMILY DWELLING (MULTI- FAMILY DWELLING) WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"738061","date":"2016-12-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-01","scope":"FOR THE RENOVATION OF ONE APARTMENT IN TO THREE APARTMENTS FOR A NEW TOTAL OF SIXTY-NINE (69) DWELLING UNITS THROUGHOUT AN EXISTING BUILDING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"744530","date":"2017-01-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-03","scope":"ALTERATIONS:INTERIOR PLUMBING; GYM TENANT SPACE ON THE FIRST FLOOR OF AN MIXED-USE (69 UNIT) HIGH-RISE STRUCTURE - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"705957","date":"2017-01-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-11","scope":"FOR THE LEGALIZATION OF A ROOF DECK ON TOP OF AN EXISTING STRUCTURE, ACCESSED VIA EXISTING PENTHOUSE ELEVATOR AND STAIR TOWER. SIZE AND LOCATION AS SHOWN IN PLANS. FOR ROOF DECK ACCESSORY TO INDIVIDUAL DWELLING UNIT AND COMMON AREA."},{"number":"749579","date":"2017-01-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-06-01","scope":"RELOCATE (21) EXISTING SPRINKLERS. (MIXED USE)"},{"number":"754524","date":"2017-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-06","scope":"ALTERATIONS: INTERIOR PLUMBING; RENOVATION; ONE APARTMENT CONVERTED TO THREE APARTMENTS; NEW TOTAL SIXTY-NINE (69) DWELLING UNITS - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"773830","date":"2017-04-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-20","scope":"SHELTER PLATFORM PERMIT- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START OF WORK.PLATFORM TO BE ANCHORED AT MORTAR JOINTS OF BUILDING FACADE; CONSULT WITH PHC FOR REPAIR AFTER REMOVAL. PLATFORM TO BE REMOVED WITHIN (1) ONE YEAR OF INSTALLATION DATE."},{"number":"763800","date":"2017-04-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-01","scope":"INSTALL 45 LIGHT FIXTURES, 48 RECEPTS, 21 SWITCHES, 6 SMOKE DETECTORS & 3 NEW 100AMP PANELS, IN EXISTING APARTMENT BUILDING TIE INTO NEW METERS PROVIDED BY PECO AS PER 2008 NEC (CC DISTRICT)"},{"number":"774290","date":"2017-05-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-20","scope":"FACADE RESTORATION WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR STREET CLOSURE PERMIT. ALL WORK TO BE DONE IN ACCORDANCE WITH HISTORICAL COMMISSION APPROVAL. SEPARATE PERMIT REQUIRED FOR ANY STREET CLOSURE PERMITS."},{"number":"769397","date":"2017-06-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-02","scope":"FOR THE ALTERATIONS OF AN EXISTING HVAC MECHANICAL SYSTEM TO INCLUDE NEW WATER-SOURCED HEAT PUMPS, ASSOCIATED MECHANICAL PIPING, LISTED FIRE DAMPERS, GRILLES/REGISTERS/DIFFUSERS, EXHAUST FANS, ASSOCIATED DUCTWORK, AND NEW LOUVER TO BE PROVIDED IN TRANSOM AS APPROVED BY HISTORICAL COMMISSION. **DUCTWORK INSTALLATION SHALL BE SEPARATED FROM EXIT PASSAGEWAY, AND SHALL NOT PENETRATE RATED EXIT ENCLOSURE WALLS.**"},{"number":"891234","date":"2018-07-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-21","scope":"SIDEWALK BRIDGE 300LBS PER=PSF 21' ALONG WALNUT ST- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT IS REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START WORK."},{"number":"896960","date":"2018-07-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"FOR USE AS VISITOR ACCOMODATIONS IN UNIT 2B, UNIT 2D,UNIT 2I, UNIT 3G, UNIT 4G, UNIT 5C, UNIT 5F ,UNIT 6B, AND UNIT 6G AS PART OF AN EXISTING MULTI FAMILY HOUSEOLD LIVING ON THE SAME LOT WITH OTHER PREVIOUSLY APPROVED USES.(NO SIGNS ON THIS PERMIT)"},{"number":"982346","date":"2019-08-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-20","scope":"FOR LEVEL 2 ALTERATION TO EXISTING PERSONAL FITNESS GYMNASIUM AT 1ST FLOOR OF AN HIGH RISE BUILDING AS PER PLANS. WORK INCLUDES 3 FITNESS STUDIOS AND ACCESSORY RETAIL SALES INCLUDING JUCIE BAR. ALL FOOD AND DRINK SERVED AT JUICE BAR TO BE PRE-PACKAGED. NO FOOD PREP DONE ON SITE."},{"number":"1023203","date":"2019-10-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-04","scope":"INSTALL 3 FIXTURES AS PER 2004 PPC"},{"number":"1028434","date":"2019-11-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-10","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- 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":"1029126","date":"2019-12-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-16","scope":"WIRING, LIGHTING, SWITCHES, PER 2017 NEC AND NFPA 72 (CC DIST) INSTALL FIRE ALARM FOR FIT-OUT PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. '17 NEC,'16 NFPA-72."},{"number":"FP-2020-001202","date":"2020-09-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-10","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. Replacement of 25 Sprinkler Heads ( PERSONAL FITNESS GYMNASIUM @ 1ST FLOOR) AS PER HISTOIRIC APPROVAL"},{"number":"GM-2020-008484","date":"2021-01-21","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-04-21","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. *Repointing of Limestone Facade as per PHC* - (Philadelphia Historical Commission approves the N Type mortar shown in this mock up for repointing 400 Walnut St. The area of repointing is shown on the attached page. The mock up sample was set up by Phoenix Contractors Inc. To lighten up the mortar appearance, the new mortar will be brushed after application. This approval is for the new mortar, cut out of old mortar, and finished joint profile as shown in the mock up.)"},{"number":"GP-2020-011048","date":"2021-01-25","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-07-28","scope":"SHELTER PLATFORM PERMIT- Erection of sidewalk shelter platform 70 l.f. on Walnut St. and 7 l.f. on S. 4th St. with the deck at 300 P.S.I. each as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."},{"number":"ZP-2026-001217","date":"2026-02-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"CP-2025-006238","date":"2026-04-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO INCLUDE INTERIOR DEMOLITION AND NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."}],"storyTag":"New construction","storyDelta":5.86,"timeline":[{"y":2021,"k":"permit","w":"Wall Covering Replacement"},{"y":2021,"k":"permit","w":"Shelter/Platform"},{"y":2021,"k":"viol","w":"26 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"sale","p":25000000},{"y":2022,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"679982","type":"Rental","status":"Inactive","businessName":"CENTER CITY WALNUT, LLC (400 WALNUT)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":69,"issuedDate":"2015-10-07","latestIssueDate":"2022-05-13","expirationDate":"2022-10-31","inactiveDate":"2022-12-30"},{"number":"765666","type":"High Rise","status":"Inactive","businessName":"CENTER CITY WALNUT, LLC (400 WALNUT)","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2018-02-12","latestIssueDate":"2022-05-25","expirationDate":"2023-02-11","inactiveDate":"2023-04-12"},{"number":"926358","type":"Rental","status":"Expired","businessName":"Broderick Realty Apartments LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":69,"issuedDate":"2023-06-14","latestIssueDate":"2025-05-16","expirationDate":"2026-06-13","inactiveDate":null}],"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28689: CLOSED · Granted; related permit 705957. Use permit #576242: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GM-2020-008484 (Expired), CP-2025-006238 (Issued). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"79 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Sep 13, 2025; Special Hazards Certification: Certified through Mar 8, 2022; Facade Report: Safe with Repair through Oct 27, 2026; Damper Certification: Certified through Jun 4, 2030; Fire Alarm Certification: Certified through Sep 2, 2026; Emergency and Standby Power Systems Certification: Certified through Sep 10, 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"30 failed, 17 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Mar 6, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"High Rise #765666: Inactive since Apr 12, 2023","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":"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/"}],"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"}]}