{"asOf":"2026-07-10T17:50:53.531Z","block":"6400-6499 LEBANON AVE","blockUrl":"https://blockreport.homes/block/6400-6499-lebanon-ave","address":"6431 LEBANON AVE","parcelNumber":"344057100","source":"https://property.phila.gov/?p=344057100","ownerType":"investor","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW B/GAR 2 STY MAS+OTHER","useLabel":"House","owner":"GOODEYE GUYS LLC","coOwner":null,"marketValue":203600,"livableArea":1344,"yearBuilt":1915,"lastSale":{"price":1,"date":"2023-11-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"2323351","date":"2011-08-10","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3542670","date":"2014-09-09","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3895485","date":"2016-03-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4315339","date":"2017-05-15","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4315338","date":"2017-05-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4514907","date":"2017-05-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-014436","date":"2023-03-09","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014437","date":"2023-03-09","code":"A-301.1/10","title":"OUTDOOR DECK","status":"COMPLIED","resolutionDate":"2024-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014438","date":"2023-03-09","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2024-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-057473","date":"2024-07-11","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2025-02-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"291141","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2011-08-10","completedDate":"2015-05-19","violations":[{"number":"2323351","date":"2011-08-10","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"451749","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-09-10","completedDate":"2016-07-20","violations":[{"number":"3542670","date":"2014-09-09","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"522474","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-03-04","completedDate":"2016-04-28","violations":[{"number":"3895485","date":"2016-03-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"583859","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-05-15","completedDate":"2017-06-26","violations":[{"number":"4315339","date":"2017-05-15","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4315338","date":"2017-05-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"583860","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-05-15","completedDate":"2018-01-04","violations":[{"number":"4514907","date":"2017-05-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-019144","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-09","completedDate":"2024-12-09","violations":[{"number":"VI-2023-014436","date":"2023-03-09","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014437","date":"2023-03-09","code":"A-301.1/10","title":"OUTDOOR DECK","status":"COMPLIED","resolutionDate":"2024-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-014438","date":"2023-03-09","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2024-12-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-073832","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-11","completedDate":"2025-02-22","violations":[{"number":"VI-2024-057473","date":"2024-07-11","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2025-02-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2023,"n":3,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"291141","date":"2011-08-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"291141","date":"2012-01-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"451749","date":"2014-09-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"451749","date":"2014-10-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"451749","date":"2014-11-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"451749","date":"2015-05-01","type":"PRECOURT","status":"FAILED"},{"caseNumber":"451749","date":"2015-05-14","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"291141","date":"2015-05-18","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"480244","date":"2015-06-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"522474","date":"2016-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522474","date":"2016-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522474","date":"2016-04-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"583860","date":"2017-05-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583859","date":"2017-05-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583859","date":"2017-06-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"583860","date":"2017-06-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583860","date":"2017-08-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"583860","date":"2017-11-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"583860","date":"2018-01-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-019144","date":"2023-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019144","date":"2023-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019144","date":"2023-10-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-073832","date":"2024-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019144","date":"2024-12-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-073832","date":"2025-02-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":2},{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":4,"passes":1},{"y":2018,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":2661.15,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2661.15,"principalDue":1494.77,"penaltyDue":234.71,"interestDue":295.98,"otherChargesDue":635.69,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-01-20","assessmentYear":2022,"totalAssessment":133700,"taxableAssessment":133700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1871.53,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97866561779244,"lng":-75.25014616766192,"geom":{"type":"Polygon","coordinates":[[[-75.250020499,39.978591733],[-75.250059609,39.97856241],[-75.250272231,39.978739647],[-75.250231723,39.978768279],[-75.250020499,39.978591733]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":3,"baths":1,"stories":2,"lotArea":1498,"zoning":"RM1","grade":"C+","basement":"F","heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1121 BETHLEHEM PIKE STE 60292, SPRING HOUSE PA, 19477","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"INDICATED WALL ISN'T ATTACHED TO OUR PROPERTY.","status":"OPEN","outcome":"SUSTAINED","date":"2012-04-04","number":"17340","relatedPermit":"291141"}],"taxYears":[{"year":2015,"total":120.08,"principal":0,"interest":15.06,"penalty":0},{"year":2016,"total":2128.45,"principal":1874.41,"interest":28.12,"penalty":18.74}],"taxNet":2248.53,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":130300,"taxable":130300},{"y":2017,"v":130300,"taxable":130300},{"y":2018,"v":130300,"taxable":130300},{"y":2019,"v":128700,"taxable":128700},{"y":2020,"v":133700,"taxable":133700},{"y":2021,"v":133700,"taxable":133700},{"y":2022,"v":133700,"taxable":133700},{"y":2023,"v":182700,"taxable":182700},{"y":2024,"v":182700,"taxable":182700},{"y":2025,"v":216200,"taxable":216200},{"y":2026,"v":216200,"taxable":216200},{"y":2027,"v":203600,"taxable":203600}],"taxNow":3026,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"525025","date":"2014-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-01-26","scope":"REPLACE WINDOWS, REPLACE CRACKED WALLS, REPAIR CONCRETE STEPS, ADD CROWN MOLDING/CHAIR RAILS, REPLACE KITCHEN CABINETS AND COUNTER TOP, TILE KITCHEN FLOOR (APPLICANT AGREES TO EZ PERMITS STANDARD FOR INTERIOR ALTERATION DATED FEB.2011 DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. PLUMBING, ELECTRICAL AND MECHANICAL APPROVALS ARE NOT PART OF THIS PERMIT. SEPARATE PERMITS ARE REQUIRED.)"},{"number":"525069","date":"2014-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-17","scope":"TO COMPLY CASE #291141: REPAIR OR REMOVE REAR YARD RETAINING WALL"},{"number":"601317","date":"2015-04-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE FIXTURES ONLY IN KITCHEN SINK AND FULL BATH. ROUGH IN AND FINISH HALF BATH IN BASEMENT.(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"711433","date":"2016-08-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. INSTALL 1 GOODMAN GSX 130241-3TON AC, 13 SEER, 24,000 BTU, 96% AFUE. INSTALL 1 GOODMAN CASED COIL CAPT3131C4. INSTALL 1 GMSS960804CN SINGLE STAGE, MULTI SPEED 80,000 BTU 96%AFUE. (1 HEAT PUMP WITH ACCESSORIES.)"},{"number":"807551","date":"2017-08-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-09","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"1056838","date":"2020-03-11","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-05-14","scope":"EZ PERMIT STANDARDS ALTERATIONS - FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATIONS TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING, UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRIC AND PLUMBING. WORK TO INCLUDE: REPLACE 6 WINDOWS (WITH NO CHANGE IN SIZE OR LOCATION), REPLACE CRACKED WALLS, REPAIR CONCRETE STEPS, ADD CROWN MOLDING/CHAIR RAILS, REPLACE KITCHEN CABINETS AND COUNTER TOP, TILE KITCHEN FLOOR."},{"number":"EP-2024-000256","date":"2024-01-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-01-30","scope":"INSTALL THE FOLLOWING BY WAY OF FISHING: 100AMP SERVICE, 12 RECEPTACLE OUTLETS, 7 LIGHT SWITCHES, 18 LIGHT FIXTURES, 7 GFCI OUTLETS, HVAC WIRING, 4 SMOKE DETECTORS AS PER NEC 2017"},{"number":"ZP-2024-002217","date":"2024-04-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF A REAR OPEN DECK ACCESS FROM FIRST FLOOR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"RP-2024-004316","date":"2024-12-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF A REAR OPEN DECK AND INTERIOR ALTERATIONS TO AN EXISTING ATTACHED SINGLE-FAMILY DWELLING AS PER APPROVED PLAN. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"MP-2024-005566","date":"2024-12-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of 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":"PP-2024-017094","date":"2025-10-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace the fixtures in the existing bathrooms & kitchen. FIXTURE REPLACEMENT ONLY. NO PIPING."}],"storyTag":"New construction","storyDelta":0.09,"timeline":[{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$2,661 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: 525025 (EXPIRED), 601317 (EXPIRED), 711433 (EXPIRED), 1056838 (Expired), EP-2024-000256 (Expired). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,661.15 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 22, 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 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/"}],"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"}]}