Is Your Philadelphia Property at Risk? Update Your Address

Many Philadelphia property owners assume that when they move, relocate their office, begin operating from a new address, or acquire another property, the City of Philadelphia will automatically update its records. Unfortunately, that is not always the case, and an outdated mailing address can have serious consequences.

City departments rely on the mailing addresses contained in their records to send property tax bills, inspection and violation notices, and other important property-related correspondence. If the address on file is incorrect or outdated, critical notices may be sent somewhere else, and you may not learn about them until important deadlines have already passed.

By then, the damage may already be done. Missed notices can lead to accumulating fines and interest, liens against the property, enforcement proceedings, and the loss of valuable appeal or other legal rights. In more serious circumstances, an owner who fails to receive and timely address property tax notices could face tax sale proceedings and potentially lose the property itself. In other words, something as simple as failing to update a mailing address can turn into an expensive legal problem and, in the worst-case scenario, put ownership of the property at risk.

Why Mailing Addresses Matter

It is quite common in Philadelphia for property owners to own properties that are not their primary residence. This issue frequently arises with rental properties, inherited properties, and properties owned through limited liability companies whose principal business address has changed. Therefore, mailing address associated with a property does not always align and it is the responsibility of the property owner to continuously provide the City with an accurate mailing address.

Where the mailing address is inaccurate or outdated, important correspondence from the City may be sent to the wrong address. While property owners still have a responsibility to oversee their properties, incorrect mailing addresses can create avoidable headaches, missed deadlines, and unnecessary fines.

Simply reviewing the mailing address that the City has on record for your property may help prevent future issues.

Checking Your Property Information

Property owners can review information related to their properties, including their mailing address on file, through the City’s Property search website, available at https://property.phila.gov/. The site allows users to search by address, OPA number, or other property identifiers and review the related property information. The Property search website also allows users to submit an official inquiry if they need to update property or contact information.

Updating Your Mailing Address

Philadelphia’s Office of Property Assessment (OPA) provides a process for updating property mailing address information.

Property owners may do one of the following to update their mailing address:

• Search for their property through the City’s Property search website and submit an official inquiry found in the “Need Additional Help?” blue box; or
• Submit a request directly through the OPA Property Inquiry Portal (https://opainquiry.phila.gov/opa.apps/help/PropInq.aspx)

The Property Inquiry Portal specifically includes an inquiry reason category titled "Change off-property mailing address information," allowing owners to request updates to mailing address records. When submitting an inquiry, owners should provide complete and accurate information so the City can properly identify the property and process the request.

Don't Forget the Department of Revenue

Updating records with the Office of Property Assessment does not necessarily update records maintained by the Department of Revenue. Property owners should also verify that the City of Philadelphia's Department of Revenue has current mailing information on file. The City specifically advises taxpayers to update their mailing address with the Department of Revenue when necessary to ensure they receive important correspondence regarding their accounts. The form that must be submitted to the Department of Revenue can be found here: https://www.phila.gov/documents/tax-account-change-form/.

Bottom Line

Keeping your mailing address current may seem like a minor administrative task, but failing to keep an accurate mailing address on file can have significant consequences. A few minutes spent reviewing and updating your information today may help avoid missed notices, delayed responses, and unnecessary problems later.

If you own Philadelphia real estate, now may be a good time to ask a simple question: Is the City sending property notices to the right address?

Have questions regarding Philadelphia property records, zoning, licensing, or real estate matters? Please contact our team at Nochumson P.C

This article was prepared by a licensed Pennsylvania attorney at Nochumson P.C., a Philadelphia-based law firm with extensive experience in real estate, litigation, land use and zoning, and business counseling.