Helpful Philadelphia zoning, tax and owner lookup sites

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Helpful Philadelphia zoning, tax and owner lookup sites

Troy Sheets
Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes

I occasionally meet up with a few newer Philly investors and help them get their bearings as best I can. Many aren't familiar with sites like Atlas, OPA, Tax Balance (BRT) and the zoning guide, so I thought I'd put them here in one spot so they can be easily found. There's a ton of good info on these sites and they're my first stop to checking out a property's zoning, its owners and what they paid for it/when they bought it, size of the lot and building square footage, what the taxes are per year, and if they're delinquent. Feel free to ask questions about the sites below but make sure you jump on them first and play around. 

OPA Office of Property Assessment, at least that's what I call it. You can search a specific address, an entire block, or search by the owners name. You can also find the owners mailing address (which is often different from property address if it's not OOC), the property's zoning, lot square footage, building square footage, street map, google street view link, Atlas link, when the property was purchased, and for how much. 

Atlas This is a newer site Philadelphia got up and running recently and it's amazing. I use it mostly to check lot sizes and shapes. It's got a measurement tool that is fantastic for figuring out frontage and depth since many times that will factor into use of a parcel. You can also check zoning, lookup permits, violations, etc. 

Tax Balance Search Pretty self explanatory...

2016 Zoning Guide (There's a 2012 version floating around out there so be careful!) This guide will help you figure out how many units you can fit on a lot by right, what size the lot needs to be (sq footage, frontage, backyard depth, etc.), and what uses are allowed by right. This is the latest and greatest although there are a few changes that have come along since this was introduced. Pay particular attention to the footnotes/asterisks on the diagrams that direct you to Tables on the last few pages. This is where an architect that is based in the city can be very helpful and if your deal hinges on what you're reading in this guide, please do yourself a favor and consult with an experienced local architect. @Daniel Flesher (sorry for the shoutout) can you elaborate on a few changes you're aware of that came about after this zoning guide came out? Infill lot coverage and green roof bonus are a couple that I can think of offhand. Oh and RM1 backyards!!! 

If anyone else has any other helpful Philadelphia RE related sites to share, feel free to drop them in this thread! 

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Ryan D.
Developer · Philadelphia, PA · Member since 2018 · 100 posts · 81 votes
7y

@Troy Sheets looks great! I'd add the  Civil Docket to the list for finding outstanding judgments and other potential liens on properties. And  Philly.com has a lot of other resources with regard to outstanding L&I condemned homes, details on post sheriff sale properties, current use of properties, and plenty more. 

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  • Ryan D.
    Developer · Philadelphia, PA · Member since 2018 · 100 posts · 81 votes
    7y

    @Troy Sheets looks great! I'd add the  Civil Docket to the list for finding outstanding judgments and other potential liens on properties. And  Philly.com has a lot of other resources with regard to outstanding L&I condemned homes, details on post sheriff sale properties, current use of properties, and plenty more. 

    2Reply
  • Troy Sheets
    OP
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y

    Zoning map here's a great site for looking at zoning and overlays. 

    1Reply
  • Daniel Flesher
    Architect · Philadelphia, PA · Member since 2015 · 46 posts · 33 votes
    7y

    Thanks for the shoutout @Troy Sheets . 

    Zoning changes include the requirement of a 5' setback for pilot houses at the rear of a property in addition to the 10' at the front of the building. This can make placement very tricky without getting a zoning variance. 

    Lot coverage is 75% for mid-block properties (for zones that use lot-coverage). The rear-yard setback for lots less than 50' in depth used to be 5' for the first floor and then the greater of 9' or 20% of lot depth. This has recently changed and is now 7' all the way up (but you still have maximum lot coverage to account for).

    Of course, a lot of this varies from one zone to the other. Having a good architect on your team will help immensely in knowing how to maximize a lot. 

    Another huge thing coming up is Philadelphia is about to switch from the 2009 IBC to the 2018 IBC and 2015 IRC (we're in a dual-code overlap for another couple months).

    In the 2009 code, if you were able to meet your maximum travel distance, you could have a roof deck (4th floor) that exited out the 3rd floor of the unit it served and get away with a single means of egress. In the 2018 code, if any part of the 4th floor is occupiable (roof decks), then you'll need two means of egress all the way out of the building from that floor (or from the floor the unit exits). This will wreak havoc on tried-and-true plans people have been using.

    Also, the Streets Department has been cracking down on front bays if there are utility poles on that side of the street. You have to get permission from the utility company to project a bay into the sidewalk if you're within 10' of a utility line. Since most sidewalks aren't more than 10' wide, this will be more difficult to do moving forward. 

    All corner lots need Checklist #2 from the Streets Department. I've been handing this off to an engineer to do. It often takes 3+ months to get approval from the streets department. You can still get zoning approval in this time, so plan your schedule accordingly and get it early if you're building on a corner lot. A good Project Manager will be using the critical path method and will have Checklist #2 on it early since it can hold up an entire project. 

    The Water Department also wants to pre-approve your plans before they approve them. This is done via email and tends to take 1-3 weeks. 

    That's all I can think of for now. If anyone has questions, feel free to reach out.

    2Reply
  • Ryan D.
    Developer · Philadelphia, PA · Member since 2018 · 100 posts · 81 votes
    7y
    Originally posted by @Troy Sheets:

    Zoning map here's a great site for looking at zoning and overlays. 

    Daniel & Troy, with regard to an RM-1 zoned property, does the 360sqft per unit requirement matter for existing properties meaning not new construction? I was told by an agent that the 360/u is only enforced with new construction but I don't think that is the case according to the zoning guide. 

    An example would be an RM-1 zoned property that has a lot size of 1200sqft, would this property be able to be a triplex by right if it made sense? Thanks for any insights you can offer. 

    1Reply
  • Troy Sheets
    OP
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y
    Originally posted by @Ryan D.:
    Originally posted by @Troy Sheets:

    Zoning map here's a great site for looking at zoning and overlays. 

    @daniel flesher &  Troy, with regard to an RM-1 zoned property, does the 360sqft per unit requirement matter for existing properties meaning not new construction? I was told by an agent that the 360/u is only enforced with new construction but I don't think that is the case according to the zoning guide. 

    An example would be an RM-1 zoned property that has a lot size of 1200sqft, would this property be able to be a triplex by right if it made sense? Thanks for any insights you can offer. 

    If you're applying for a zoning permit, there's no difference between rehab and new construction as far as zoning goes, at least none that I can think of. In your example above, yes, a 1200 sq ft RM1 lot would allow a triplex whether it's an existing house you want to rehab or if it's a vacant lot you want to build on. Hope that answers your question. 

    1Reply
  • Ryan D.
    Developer · Philadelphia, PA · Member since 2018 · 100 posts · 81 votes
    7y
    Originally posted by @Troy Sheets:
    Originally posted by @Ryan D.:
    Originally posted by @Troy Sheets:

    Zoning map here's a great site for looking at zoning and overlays. 

    @daniel flesher &  Troy, with regard to an RM-1 zoned property, does the 360sqft per unit requirement matter for existing properties meaning not new construction? I was told by an agent that the 360/u is only enforced with new construction but I don't think that is the case according to the zoning guide. 

    An example would be an RM-1 zoned property that has a lot size of 1200sqft, would this property be able to be a triplex by right if it made sense? Thanks for any insights you can offer. 

    If you're applying for a zoning permit, there's no difference between rehab and new construction as far as zoning goes, at least none that I can think of. In your example above, yes, a 1200 sq ft RM1 lot would allow a triplex whether it's an existing house you want to rehab or if it's a vacant lot you want to build on. Hope that answers your question. 

    Thanks, Troy. Just for clarification, let's say an RM-1 property was on a 1020sqft lot, would this property be able to be a triplex? According to a local realtor, he said it would be able to. The way the zoning guide reads to me is that this property would only be able to be a duplex since 360sqft x 3 units = a minimum of 1080sqft lot size.

    0Reply
  • Troy Sheets
    OP
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y
    Originally posted by @Ryan D.:
    Originally posted by @Troy Sheets:
    Originally posted by @Ryan D.:
    Originally posted by @Troy Sheets:

    Zoning map here's a great site for looking at zoning and overlays. 

    @Daniel Flesher flesher &  Troy, with regard to an RM-1 zoned property, does the 360sqft per unit requirement matter for existing properties meaning not new construction? I was told by an agent that the 360/u is only enforced with new construction but I don't think that is the case according to the zoning guide. 

    An example would be an RM-1 zoned property that has a lot size of 1200sqft, would this property be able to be a triplex by right if it made sense? Thanks for any insights you can offer. 

    If you're applying for a zoning permit, there's no difference between rehab and new construction as far as zoning goes, at least none that I can think of. In your example above, yes, a 1200 sq ft RM1 lot would allow a triplex whether it's an existing house you want to rehab or if it's a vacant lot you want to build on. Hope that answers your question. 

    Thanks, Troy. Just for clarification, let's say an RM-1 property was on a 1020sqft lot, would this property be able to be a triplex? According to a local realtor, he said it would be able to. The way the zoning guide reads to me is that this property would only be able to be a duplex since 360sqft x 3 units = a minimum of 1080sqft lot size.

    I’ve never had a property land exactly on the number like that but my interpretation is 1080 gets you a triplex while 1079 is still a duplex. Also, check Atlas, which I linked to above, and see what it says for square footage for that particular lot. I often find discrepancies between OPA and Atlas. Maybe Daniel can chime in but for safety sake I’d go with whichever site has the lower number as to what you’ll be allowed to build. I’m not sure which site plans examiners go by. 

    If the deal isn’t a rush close you can add a zoning contingency as well. 

    1Reply
  • Troy Sheets
    OP
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y

    Rental license requirements here...

    0Reply
  • Jared BurnsPro Member
    Member since 2018 · 20 posts · 8 votes
    7y

    This has been a really helpful and useful thread. Thanks to everyone for contributing your resources. 

    0Reply
  • Daniel Flesher
    Architect · Philadelphia, PA · Member since 2015 · 46 posts · 33 votes
    7y
    Originally posted by @Troy Sheets:
    Originally posted by @Ryan D.:
    Originally posted by @Troy Sheets:
    Originally posted by @Ryan D.:
    Originally posted by @Troy Sheets:

    Zoning map here's a great site for looking at zoning and overlays. 

    @Daniel Flesher flesher &  Troy, with regard to an RM-1 zoned property, does the 360sqft per unit requirement matter for existing properties meaning not new construction? I was told by an agent that the 360/u is only enforced with new construction but I don't think that is the case according to the zoning guide. 

    An example would be an RM-1 zoned property that has a lot size of 1200sqft, would this property be able to be a triplex by right if it made sense? Thanks for any insights you can offer. 

    If you're applying for a zoning permit, there's no difference between rehab and new construction as far as zoning goes, at least none that I can think of. In your example above, yes, a 1200 sq ft RM1 lot would allow a triplex whether it's an existing house you want to rehab or if it's a vacant lot you want to build on. Hope that answers your question. 

    Thanks, Troy. Just for clarification, let's say an RM-1 property was on a 1020sqft lot, would this property be able to be a triplex? According to a local realtor, he said it would be able to. The way the zoning guide reads to me is that this property would only be able to be a duplex since 360sqft x 3 units = a minimum of 1080sqft lot size.

    I’ve never had a property land exactly on the number like that but my interpretation is 1080 gets you a triplex while 1079 is still a duplex. Also, check Atlas, which I linked to above, and see what it says for square footage for that particular lot. I often find discrepancies between OPA and Atlas. Maybe Daniel can chime in but for safety sake I’d go with whichever site has the lower number as to what you’ll be allowed to build. I’m not sure which site plans examiners go by. 

    If the deal isn’t a rush close you can add a zoning contingency as well. 

    The code is pretty clear that you always round down, so 1079sf is a duplex and would require going for a variance to get anything more. 

    Lot area is determined by the deed description, which is the most accurate. The deed will not give lot area, but dimensions, which you'll need to use to draw out the lot and calculate the area.

    The only use for the numbers on Atlas or property.phila.gov is if one of those said 1080sf but a plans examiner was saying it was 1079sf. The "bad" information from those websites would be helpful in arguing your case for a variance, but you'd still be stuck going through the process.

    1Reply
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