{"asOf":"2026-07-11T05:38:43.978Z","block":"100-199 S 60TH ST","blockUrl":"https://blockreport.homes/block/100-199-s-60th-st","address":"115 S 60TH ST","parcelNumber":"871049350","source":"https://property.phila.gov/?p=871049350","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"OWAIZE NUR LLC","coOwner":null,"marketValue":241100,"livableArea":3546,"yearBuilt":1915,"lastSale":{"price":220000,"date":"2026-01-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"1912845","date":"2007-05-30","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1912844","date":"2007-05-30","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1912846","date":"2007-05-30","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1968057","date":"2011-02-03","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1968056","date":"2011-02-03","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-090728","date":"2022-12-06","code":"F-1103.9.1","title":"CARBON MONOXIDE ALARM LOCATION\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090714","date":"2022-12-06","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090715","date":"2022-12-06","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090719","date":"2022-12-06","code":"PM-305.6 ","title":"INTERIOR DOORS","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090720","date":"2022-12-06","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090723","date":"2022-12-06","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090725","date":"2022-12-06","code":"PM15-603.3","title":"MECHANICAL- CLEARANCES","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090726","date":"2022-12-06","code":"F-1103.9","title":"CARBON MONOXIDE ALARMS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090729","date":"2022-12-06","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090730","date":"2022-12-06","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090732","date":"2022-12-06","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090734","date":"2022-12-06","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090738","date":"2022-12-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090752","date":"2022-12-06","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090708","date":"2022-12-06","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090707","date":"2022-12-06","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"111821","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-05-07","completedDate":"2011-02-04","violations":[{"number":"1912845","date":"2007-05-30","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1912844","date":"2007-05-30","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1912846","date":"2007-05-30","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"265381","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-02-04","completedDate":"2011-03-07","violations":[{"number":"1968057","date":"2011-02-03","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1968056","date":"2011-02-03","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-118690","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-29","completedDate":"2023-01-25","violations":[{"number":"VI-2022-090728","date":"2022-12-06","code":"F-1103.9.1","title":"CARBON MONOXIDE ALARM LOCATION\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090714","date":"2022-12-06","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090715","date":"2022-12-06","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090719","date":"2022-12-06","code":"PM-305.6 ","title":"INTERIOR DOORS","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090720","date":"2022-12-06","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090723","date":"2022-12-06","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090725","date":"2022-12-06","code":"PM15-603.3","title":"MECHANICAL- CLEARANCES","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090726","date":"2022-12-06","code":"F-1103.9","title":"CARBON MONOXIDE ALARMS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090729","date":"2022-12-06","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090730","date":"2022-12-06","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090732","date":"2022-12-06","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090734","date":"2022-12-06","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090738","date":"2022-12-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090752","date":"2022-12-06","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-01-25","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-118692","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-29","completedDate":"2023-01-11","violations":[{"number":"VI-2022-090708","date":"2022-12-06","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-090707","date":"2022-12-06","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2022,"n":16,"worst":null}],"investigations":[{"caseNumber":"111821","date":"2007-05-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"111821","date":"2007-05-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"111821","date":"2007-07-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"111821","date":"2010-12-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"111821","date":"2011-02-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"265381","date":"2011-02-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"265381","date":"2011-03-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-118690","date":"2022-11-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-118692","date":"2022-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-118690","date":"2022-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-118692","date":"2023-01-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-118690","date":"2023-01-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-118690","date":"2023-01-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":3,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":2},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":1,"passes":2}],"taxOwed":100.68,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":100.68,"principalDue":30.25,"penaltyDue":1.82,"interestDue":1.59,"otherChargesDue":67.02,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-06-22","assessmentYear":2022,"totalAssessment":144100,"taxableAssessment":144100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2017.11,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.959993928252175,"lng":-75.24089224422357,"geom":{"type":"Polygon","coordinates":[[[-75.240712289,39.959993663],[-75.240721416,39.959951839],[-75.241074853,39.95999566],[-75.241067445,39.960035151],[-75.240712289,39.959993663]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-002025","type":"Fire Alarm Certification","inspectionDate":"2022-03-09","result":"Certified","expirationDate":"2023-03-09","buildingId":"1427997"},{"number":"BC-2024-019527","type":"Fire Alarm Certification","inspectionDate":"2024-06-27","result":"Certified","expirationDate":"2025-06-27","buildingId":"1427997"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1641,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"7000 WAYNE AVENUE, UPPER DARBY PA, 19082","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":88000,"taxable":88000},{"y":2017,"v":88000,"taxable":88000},{"y":2018,"v":138600,"taxable":138600},{"y":2019,"v":142700,"taxable":142700},{"y":2020,"v":144100,"taxable":144100},{"y":2021,"v":144100,"taxable":144100},{"y":2022,"v":144100,"taxable":144100},{"y":2023,"v":99800,"taxable":99800},{"y":2024,"v":99800,"taxable":99800},{"y":2025,"v":168400,"taxable":168400},{"y":2026,"v":168400,"taxable":168400},{"y":2027,"v":241100,"taxable":241100}],"taxNow":2357,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"513913","date":"2014-01-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"REPLACE 5\" CAST IRON LATERAL, 5\" CURB TRAP FRESH AIR INLET AND PRVBX - PA1 CALL# 2014-0020379"}],"storyTag":"Improved","storyDelta":1.2,"timeline":[{"y":2007,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"insp","w":"Inspection failed"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":100000},{"y":2022,"k":"viol","w":"16 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"sale","p":220000}],"rented":true,"licenses":[{"number":"256058","type":"Rental","status":"Inactive","businessName":"LAWRENCE WATSON","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-03-10","latestIssueDate":"2018-04-10","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"794028","type":"Rental","status":"Inactive","businessName":"SHK INVESTMENTS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-11-08","latestIssueDate":"2024-10-09","expirationDate":"2025-11-07","inactiveDate":"2026-01-06"},{"number":"0999190","type":"Rental","status":"Active","businessName":"OWAIZE NUR LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-02-09","latestIssueDate":"2026-02-09","expirationDate":"2027-02-08","inactiveDate":null}],"units":2,"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":["$101 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 43% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $168,400 to $241,100","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 27, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$100.68 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (7000 WAYNE AVENUE, UPPER DARBY PA, 19082).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 25, 2023.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 21 historical violations across 4 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"}]}