{"asOf":"2026-07-10T05:03:52.084Z","block":"4200-4299 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/4200-4299-w-girard-ave","address":"4242 W GIRARD AVE","parcelNumber":"062173100","source":"https://property.phila.gov/?p=062173100","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"LINA HOLDINGS LLC","coOwner":null,"marketValue":517700,"livableArea":2544,"yearBuilt":1915,"lastSale":{"price":90000,"date":"2019-04-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1038827","date":"2008-07-24","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null},{"number":"1859688","date":"2009-04-21","title":"INT S-FLOOR REPAIR","status":null,"resolutionDate":null},{"number":"1859673","date":"2009-04-21","title":"PROSEC- EMERG IMMED RI","status":null,"resolutionDate":null},{"number":"1859674","date":"2009-04-21","title":"PROSEC- STD INFO","status":null,"resolutionDate":null},{"number":"1859675","date":"2009-04-21","title":"EXT S-ROOF REPAIR","status":null,"resolutionDate":null},{"number":"1859676","date":"2009-04-21","title":"ANNUAL CERT STANDBY/EMERG LITE","status":null,"resolutionDate":null},{"number":"1859677","date":"2009-04-21","title":"EMERG LIGHTING DEFECTIVE","status":null,"resolutionDate":null},{"number":"1859678","date":"2009-04-21","title":"ANNUAL CERT FIRE ALARM","status":null,"resolutionDate":null},{"number":"1859679","date":"2009-04-21","title":"FA-REPAIR SYSTEM","status":null,"resolutionDate":null},{"number":"1859680","date":"2009-04-21","title":"FIRE-DOOR STAIR 1HR RATING","status":null,"resolutionDate":null},{"number":"1859681","date":"2009-04-21","title":"FA-REQ¿D EXIST GROUP R-2","status":null,"resolutionDate":null},{"number":"1859682","date":"2009-04-21","title":"FIRE EXTING-INSTALL MAX 75FT","status":null,"resolutionDate":null},{"number":"1859683","date":"2009-04-21","title":"FIRE EXTING-INSTALL R2","status":null,"resolutionDate":null},{"number":"1859684","date":"2009-04-21","title":"FIRE EXTING-LABEL","status":null,"resolutionDate":null},{"number":"1859685","date":"2009-04-21","title":"LIGHT FIXTURE DEFECTIVE-RES","status":null,"resolutionDate":null},{"number":"1859686","date":"2009-04-21","title":"INT S-WALLS REPAIR/MAINT SANI","status":null,"resolutionDate":null},{"number":"1859687","date":"2009-04-21","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":null,"resolutionDate":null},{"number":"1859690","date":"2010-10-23","title":"VACANT PROP STANDARD","status":null,"resolutionDate":null},{"number":"2316132","date":"2011-11-16","title":"INT S-CLEAN/MAINT SANI, OWNER","status":"COMPLIED","resolutionDate":null},{"number":"2316130","date":"2011-11-16","title":"SD-POWER SOURCE GROUP R","status":"COMPLIED","resolutionDate":null},{"number":"2316131","date":"2011-11-16","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"2316133","date":"2011-11-16","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null},{"number":"2316128","date":"2011-11-16","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null},{"number":"2316129","date":"2011-11-16","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"171541","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-07-27","completedDate":"2011-02-03","violations":[{"number":"1038827","date":"2008-07-24","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null}]},{"number":"196986","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-04-23","completedDate":null,"violations":[{"number":"1859688","date":"2009-04-21","title":"INT S-FLOOR REPAIR","status":null,"resolutionDate":null},{"number":"1859673","date":"2009-04-21","title":"PROSEC- EMERG IMMED RI","status":null,"resolutionDate":null},{"number":"1859674","date":"2009-04-21","title":"PROSEC- STD INFO","status":null,"resolutionDate":null},{"number":"1859675","date":"2009-04-21","title":"EXT S-ROOF REPAIR","status":null,"resolutionDate":null},{"number":"1859676","date":"2009-04-21","title":"ANNUAL CERT STANDBY/EMERG LITE","status":null,"resolutionDate":null},{"number":"1859677","date":"2009-04-21","title":"EMERG LIGHTING DEFECTIVE","status":null,"resolutionDate":null},{"number":"1859678","date":"2009-04-21","title":"ANNUAL CERT FIRE ALARM","status":null,"resolutionDate":null},{"number":"1859679","date":"2009-04-21","title":"FA-REPAIR SYSTEM","status":null,"resolutionDate":null},{"number":"1859680","date":"2009-04-21","title":"FIRE-DOOR STAIR 1HR RATING","status":null,"resolutionDate":null},{"number":"1859681","date":"2009-04-21","title":"FA-REQ¿D EXIST GROUP R-2","status":null,"resolutionDate":null},{"number":"1859682","date":"2009-04-21","title":"FIRE EXTING-INSTALL MAX 75FT","status":null,"resolutionDate":null},{"number":"1859683","date":"2009-04-21","title":"FIRE EXTING-INSTALL R2","status":null,"resolutionDate":null},{"number":"1859684","date":"2009-04-21","title":"FIRE EXTING-LABEL","status":null,"resolutionDate":null},{"number":"1859685","date":"2009-04-21","title":"LIGHT FIXTURE DEFECTIVE-RES","status":null,"resolutionDate":null},{"number":"1859686","date":"2009-04-21","title":"INT S-WALLS REPAIR/MAINT SANI","status":null,"resolutionDate":null},{"number":"1859687","date":"2009-04-21","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":null,"resolutionDate":null},{"number":"1859690","date":"2010-10-23","title":"VACANT PROP STANDARD","status":null,"resolutionDate":null}]},{"number":"306828","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-11-21","completedDate":"2012-02-01","violations":[{"number":"2316132","date":"2011-11-16","title":"INT S-CLEAN/MAINT SANI, OWNER","status":"COMPLIED","resolutionDate":null},{"number":"2316130","date":"2011-11-16","title":"SD-POWER SOURCE GROUP R","status":"COMPLIED","resolutionDate":null},{"number":"2316131","date":"2011-11-16","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"2316133","date":"2011-11-16","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null},{"number":"2316128","date":"2011-11-16","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null},{"number":"2316129","date":"2011-11-16","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":16,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2011,"n":6,"worst":null}],"investigations":[{"caseNumber":"171541","date":"2008-07-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"196986","date":"2009-04-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"196986","date":"2010-10-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"196986","date":"2010-10-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"306828","date":"2011-11-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"306828","date":"2011-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"306828","date":"2012-01-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"196986","date":"2013-03-01","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97318724288223,"lng":-75.21037967989709,"geom":{"type":"Polygon","coordinates":[[[-75.210322387,39.973060988],[-75.210395824,39.973081087],[-75.210435744,39.973300019],[-75.210367606,39.973307426],[-75.210322387,39.973060988]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-003159","type":"Fire Alarm Certification","inspectionDate":"2022-02-11","result":"Certified","expirationDate":"2023-02-11","buildingId":"1483093"},{"number":"BC-2025-011380","type":"Fire Alarm Certification","inspectionDate":"2024-11-05","result":"Certified","expirationDate":"2025-11-05","buildingId":"1483093"},{"number":"BC-2025-027601","type":"Sprinkler Certification","inspectionDate":"2025-09-02","result":"Certified","expirationDate":"2026-09-02","buildingId":"1483093"},{"number":"BC-2026-001126","type":"Fire Alarm Certification","inspectionDate":"2025-12-05","result":"Certified","expirationDate":"2026-12-05","buildingId":"1483093"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":6,"stories":3,"lotArea":1656,"zoning":"CMX2","grade":"B","basement":"D","heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"3720 SPRUCE ST #508, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":250,"principal":0,"interest":0,"penalty":0},{"year":2014,"total":1854.62,"principal":929.22,"interest":181.2,"penalty":65.05},{"year":2015,"total":1390.68,"principal":929.22,"interest":97.57,"penalty":65.05},{"year":2016,"total":714.56,"principal":573.08,"interest":8.6,"penalty":5.73}],"taxNet":4209.86,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35600,"taxable":35600},{"y":2017,"v":35600,"taxable":35600},{"y":2018,"v":35600,"taxable":35600},{"y":2019,"v":79500,"taxable":79500},{"y":2020,"v":82600,"taxable":82600},{"y":2021,"v":386700,"taxable":82600},{"y":2022,"v":386700,"taxable":82600},{"y":2023,"v":433000,"taxable":106763},{"y":2024,"v":433000,"taxable":106763},{"y":2025,"v":455700,"taxable":112360},{"y":2026,"v":455700,"taxable":112360},{"y":2027,"v":517700,"taxable":127647}],"taxNow":1573,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"825444","date":"2017-10-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"REPLACE 3/4\" K COPPER WATER LINE.... PA ONE CALL #2017-2852482"},{"number":"1006434","date":"2019-10-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"FOR THE ERECTION OF REAR 2ND AND 3RD STORY ADDITION ON THE ONE-STORY PORTION OF EXISTING SEMI-DETACHED BUILDING, SIZE AND LOCATION AS SHOWN ON THE PLAN. FOR CONTINUED USE AS MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING THROUGHOUT INCLUDING THE REAR ADDITION."},{"number":"1006433","date":"2019-10-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-17","scope":"PRESCRIPTIVE COMPLIANCE METHOD FOR THE ERECTION OF REAR 2ND AND 3RD STORY ADDITION ON THE ONE-STORY PORTION OF EXISTING SEMI-DETACHED BUILDING AND ALTEERATION FOR CONTINUED USE AS MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING THROUGHOUT INCLUDING THE REAR ADDITION. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"1038450","date":"2020-01-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-11-17","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1030109","date":"2020-01-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-30","scope":"NEW 300AMP SERVICE, 3-125AMP SERVICE PER UNITS, 1-100AMP PANEL FOR HOUSE, WIRING THROUGHOUT AS PER 2017 NEC. (WEST DISTRICT) WIRE FIRE ALARM SYSTEM AS PER NFPA 72."},{"number":"1042597","date":"2020-02-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-20","scope":"INSTALL NEW DRAIN LINES & WARER LINE TO 24-FIXTURES 3-KITCHEN SINK 5-TOILETS, 5-LAVS, 1-BATH TUB, 4-SHOWERS, 3-WASHERS, 3-WATER HEATERS & STACK & INSIDE HOUSE DRAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2018 SECTION 919 (PHILADELPHIA SINGLE STACK SYSTEM)"},{"number":"1050970","date":"2020-02-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-04-22","scope":"triplex) install all new ductwork with heat/ac. 3-2 ton air handlers with heat pumps."},{"number":"AP-2020-006831","date":"2020-08-26","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-12-14","scope":"TO AMEND PERMIT # 1006433 TO SHOW NEW FLOOR LAYOUT AS PER APPROVED PLANS."},{"number":"PP-2020-007589","date":"2020-09-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-14","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."}],"storyTag":"New construction","storyDelta":-0.45,"timeline":[{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"sale","p":31500},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2019,"k":"sale","p":90000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"220192","type":"Rental","status":"Inactive","businessName":"DENNIS J COBIA","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-07-07","latestIssueDate":"2006-04-21","expirationDate":"2007-02-28","inactiveDate":"2007-08-21"},{"number":"420889","type":"Rental","status":"Inactive","businessName":"PAUL D MILES","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-08-21","latestIssueDate":"2012-01-18","expirationDate":"2013-02-28","inactiveDate":"2013-06-15"},{"number":"596903","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"VERICREST FINANCIAL","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-06-15","latestIssueDate":"2013-06-15","expirationDate":"2014-02-28","inactiveDate":null},{"number":"928433","type":"Rental","status":"Active","businessName":"LINA HOLDINGS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-07-13","latestIssueDate":"2026-06-01","expirationDate":"2027-07-12","inactiveDate":null}],"units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1006434: 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Mar 1, 2013.","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":"Vacant Residential Property / Lot #596903: Inactive","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 multi-family. 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 24 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 5, 2026; Sprinkler Certification: Certified through Sep 2, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}