{"asOf":"2026-07-10T15:25:05.721Z","block":"5300-5399 WAYNE AVE","blockUrl":"https://blockreport.homes/block/5300-5399-wayne-ave","address":"5333 WAYNE AVE","parcelNumber":"124112600","source":"https://property.phila.gov/?p=124112600","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"S/D CONV APT 3 STY MASON","useLabel":"Apartment building","owner":"A&C MANAGEMENT SERVICES LLC","coOwner":null,"marketValue":470400,"livableArea":3504,"yearBuilt":1890,"lastSale":{"price":1,"date":"2024-02-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"4358593","date":"2015-04-06","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null},{"number":"211938666","date":"2017-07-08","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-11"},{"number":"5162654","date":"2019-03-21","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null},{"number":"5162652","date":"2019-03-21","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null},{"number":"5162653","date":"2019-03-21","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"5162651","date":"2019-03-21","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"211978021","date":"2019-11-19","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-08-14"},{"number":"211978019","date":"2019-11-19","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-08-14"},{"number":"5249670","date":"2019-11-19","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null},{"number":"5249669","date":"2019-11-19","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null},{"number":"VI-2022-077602","date":"2022-10-13","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-19"},{"number":"VI-2022-077603","date":"2022-10-13","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-09-27"},{"number":"VI-2024-009467","date":"2024-02-13","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009468","date":"2024-02-13","title":"DRYWALL","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009469","date":"2024-02-13","title":"INSTALL SMOKE DETECTOR","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009470","date":"2024-02-13","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009471","date":"2024-02-13","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009472","date":"2024-02-13","title":"STORM DRAINAGE SYSTEM","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009473","date":"2024-02-13","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-29"}],"violationCases":[{"number":"473600","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-04-06","completedDate":"2017-08-01","violations":[{"number":"4358593","date":"2015-04-06","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null}]},{"number":"592763","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2017-07-08","completedDate":"2025-01-11","violations":[{"number":"211938666","date":"2017-07-08","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-11"}]},{"number":"677246","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-03-21","completedDate":"2020-03-11","violations":[{"number":"5162654","date":"2019-03-21","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null},{"number":"5162652","date":"2019-03-21","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null},{"number":"5162653","date":"2019-03-21","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"5162651","date":"2019-03-21","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"716648","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-20","completedDate":"2020-08-14","violations":[{"number":"211978021","date":"2019-11-19","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-08-14"},{"number":"211978019","date":"2019-11-19","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-08-14"}]},{"number":"716649","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-11-20","completedDate":"2020-02-27","violations":[{"number":"5249670","date":"2019-11-19","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null},{"number":"5249669","date":"2019-11-19","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"CF-2022-105167","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-13","completedDate":"2023-12-19","violations":[{"number":"VI-2022-077602","date":"2022-10-13","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-19"},{"number":"VI-2022-077603","date":"2022-10-13","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-09-27"}]},{"number":"CF-2024-000983","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-04","completedDate":"2024-07-29","violations":[{"number":"VI-2024-009467","date":"2024-02-13","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009468","date":"2024-02-13","title":"DRYWALL","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009469","date":"2024-02-13","title":"INSTALL SMOKE DETECTOR","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009470","date":"2024-02-13","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009471","date":"2024-02-13","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009472","date":"2024-02-13","title":"STORM DRAINAGE SYSTEM","status":"COMPLIED","resolutionDate":"2024-07-29"},{"number":"VI-2024-009473","date":"2024-02-13","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-29"}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2019,"n":8,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":7,"worst":null}],"investigations":[{"caseNumber":"473600","date":"2015-04-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"473600","date":"2015-05-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"473600","date":"2015-10-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"473600","date":"2016-01-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"473600","date":"2016-09-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"473600","date":"2017-04-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"473600","date":"2017-06-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"592763","date":"2017-07-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"473600","date":"2017-07-31","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"592763","date":"2017-10-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"592763","date":"2017-12-08","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"716649","date":"2019-11-19","type":"VAC INSP","status":"FAILED"},{"caseNumber":"716648","date":"2019-11-19","type":"VAC INSP","status":"FAILED"},{"caseNumber":"716649","date":"2019-12-24","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"716648","date":"2019-12-24","type":"VAC INSP","status":"FAILED"},{"caseNumber":"716648","date":"2020-01-29","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"716648","date":"2020-05-04","type":null,"status":"FAILED"},{"caseNumber":"716648","date":"2020-08-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-105167","date":"2022-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105167","date":"2023-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105167","date":"2023-12-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-000983","date":"2024-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-000983","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-000983","date":"2024-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-000983","date":"2024-07-29","type":null,"status":"PASSED"},{"caseNumber":"592763","date":"2025-01-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":4,"passes":1},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02897912824019,"lng":-75.17360434640193,"geom":{"type":"Polygon","coordinates":[[[-75.173461237,40.029063235],[-75.173669481,40.02885],[-75.17374766,40.028895116],[-75.173538572,40.029108525],[-75.173461237,40.029063235]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-028261","type":"Fire Alarm Certification","inspectionDate":"2024-10-17","result":"Certified","expirationDate":"2025-10-17","buildingId":"1165248"},{"number":"BC-2025-031319","type":"Fire Alarm Certification","inspectionDate":"2025-11-20","result":"Certified","expirationDate":"2026-11-20","buildingId":"1165248"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":2619,"zoning":"RSA3","grade":"B-","basement":"A","heater":"A","centralAir":false,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"1500 CHESTNUT STREET SUITE 3 PMB 1894, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-02-26","number":"HA-2024-001005","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":198000,"taxable":198000},{"y":2017,"v":198000,"taxable":198000},{"y":2018,"v":198000,"taxable":198000},{"y":2019,"v":173300,"taxable":173300},{"y":2020,"v":175600,"taxable":175600},{"y":2021,"v":175600,"taxable":175600},{"y":2022,"v":175600,"taxable":175600},{"y":2023,"v":290500,"taxable":290500},{"y":2024,"v":290500,"taxable":290500},{"y":2025,"v":464400,"taxable":464400},{"y":2026,"v":464400,"taxable":464400},{"y":2027,"v":470400,"taxable":470400}],"taxNow":6501,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"938538","date":"2019-01-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-28","scope":"REPLACE HOUSE TRAP FAI"},{"number":"CP-2022-006261","date":"2022-12-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-12-01","scope":"FOR LEVEL 2 ALTERATION OF EXISTING ATTACHED STRUCTURE AS PER PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION."},{"number":"CP-2024-001785","date":"2024-05-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-04","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING APARTMENT BUILDING (R-2 OCCUPANCY WITH THREE (3) DWELLING UNITS) ALTERATIONS TO INCLUDE REPAIR/REPLACEMENT OF EXISTING FOUNDATION/STRUCTURAL WALLS, THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. 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. ** NO ADDITIONS OR EXCAVATION GREATER THAN 60 INCHES WITH THIS PERMIT ** SPECIAL INSPECTIONS REQUIRED **"},{"number":"PP-2024-007143","date":"2024-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-04","scope":"Fixture replacement without piping."},{"number":"EP-2024-008099","date":"2024-10-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-09","scope":"INSTALL 400 AMP ELECTRICAL SERVICE AND 4 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL 4 CIRCUIT BREAKER PANELS, ONE FOR HOUSE AND 3 FOR DWELLING UNIT. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."},{"number":"MP-2024-004214","date":"2024-10-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-04","scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2026-000039","date":"2026-01-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replacing curb trap and fai"}],"storyTag":"Improved","storyDelta":4,"timeline":[{"y":2022,"k":"sale","p":200000},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"844044","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Altisource Solutions Inc","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-06-20","latestIssueDate":"2022-06-07","expirationDate":"2023-06-19","inactiveDate":null},{"number":"0965521","type":"Rental","status":"Active","businessName":"A&C MANAGEMENT Services LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-11-14","latestIssueDate":"2026-04-20","expirationDate":"2026-11-13","inactiveDate":null}],"units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2024, 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":"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":"2 permits not marked completed: CP-2022-006261 (Expired), PP-2026-000039 (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":"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 1890 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":"18 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 11, 2025.","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 #844044: Closed","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 19 historical violations across 7 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 Nov 20, 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"}]}