{"asOf":"2026-07-10T05:02:34.132Z","block":"4000-4099 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/4000-4099-w-girard-ave","address":"4056 W GIRARD AVE","parcelNumber":"871402215","source":"https://property.phila.gov/?p=871402215","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"JCRE HOMES, LLC","coOwner":null,"marketValue":156200,"livableArea":3063,"yearBuilt":1915,"lastSale":{"price":105000,"date":"2021-04-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"798794","date":"2007-09-27","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null},{"number":"2579911","date":"2012-09-17","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null},{"number":"2579916","date":"2012-09-17","title":"LICENSE-RES 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EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-04-21"},{"number":"VI-2025-014704","date":"2025-03-19","title":"HANDRAILS & GUARDS","status":"COMPLIED","resolutionDate":"2025-05-12"},{"number":"VI-2025-014705","date":"2025-03-19","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2025-05-12"},{"number":"VI-2025-031156","date":"2025-05-12","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2025-07-18"}],"violationCases":[{"number":"142091","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-11","completedDate":"2008-01-11","violations":[{"number":"798794","date":"2007-09-27","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null}]},{"number":"350893","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-18","completedDate":"2013-01-02","violations":[{"number":"2579911","date":"2012-09-17","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null},{"number":"2579916","date":"2012-09-17","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"2579915","date":"2012-09-17","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"2579913","date":"2012-09-17","title":"FA-IMM REP/RET TO SRVC","status":"COMPLIED","resolutionDate":null},{"number":"2579914","date":"2012-09-17","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null},{"number":"2579912","date":"2012-09-17","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null}]},{"number":"364464","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-01-02","completedDate":"2016-07-20","violations":[{"number":"2912707","date":"2013-03-11","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"2912705","date":"2013-03-11","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null},{"number":"2912704","date":"2013-03-11","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null},{"number":"2912706","date":"2013-03-11","title":"FA-IMM REP/RET TO SRVC","status":"COMPLIED","resolutionDate":null},{"number":"2912708","date":"2013-03-11","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null}]},{"number":"612745","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-20","completedDate":"2018-02-26","violations":[{"number":"4546027","date":"2017-11-15","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2020-057327","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-31","completedDate":"2021-05-28","violations":[{"number":"VI-2020-032012","date":"2020-08-31","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"COMPLIED","resolutionDate":"2021-05-27"}]},{"number":"CF-2021-111884","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-19","completedDate":"2022-01-24","violations":[{"number":"VI-2021-080653","date":"2021-11-19","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"CLOSED","resolutionDate":"2022-01-24"}]},{"number":"CF-2021-111890","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-19","completedDate":"2022-01-24","violations":[{"number":"VI-2021-080656","date":"2021-11-19","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"CLOSED","resolutionDate":"2022-01-24"}]},{"number":"CF-2025-019513","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-19","completedDate":"2025-05-12","violations":[{"number":"VI-2025-014702","date":"2025-03-19","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-04-21"},{"number":"VI-2025-014703","date":"2025-03-19","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-04-21"},{"number":"VI-2025-014704","date":"2025-03-19","title":"HANDRAILS & GUARDS","status":"COMPLIED","resolutionDate":"2025-05-12"},{"number":"VI-2025-014705","date":"2025-03-19","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2025-05-12"}]},{"number":"CF-2025-041115","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-12","completedDate":"2025-07-18","violations":[{"number":"VI-2025-031156","date":"2025-05-12","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2025-07-18"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2012,"n":6,"worst":null},{"y":2013,"n":5,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"142091","date":"2007-09-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"350893","date":"2012-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"350893","date":"2012-12-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"364464","date":"2013-03-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"364464","date":"2013-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"364464","date":"2013-05-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"364464","date":"2013-08-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"364464","date":"2013-09-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"612745","date":"2017-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612745","date":"2017-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612745","date":"2018-02-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-057327","date":"2020-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057327","date":"2020-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057327","date":"2021-05-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-111884","date":"2021-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-111890","date":"2021-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-111884","date":"2022-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-111890","date":"2022-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-111890","date":"2022-01-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-111884","date":"2022-01-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-019513","date":"2025-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-019513","date":"2025-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-019513","date":"2025-05-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-041115","date":"2025-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-041115","date":"2025-07-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":3,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":2,"passes":2},{"y":2025,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97364362062359,"lng":-75.2061711213446,"geom":{"type":"Polygon","coordinates":[[[-75.206121433,39.973523755],[-75.206174297,39.973517545],[-75.206220832,39.973763642],[-75.206167898,39.973769529],[-75.206121433,39.973523755]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-007756","type":"Fire Alarm Certification","inspectionDate":"2023-03-30","result":"Certified","expirationDate":"2024-03-30","buildingId":"1545335"},{"number":"BC-2024-008068","type":"Fire Alarm Certification","inspectionDate":"2024-03-19","result":"Certified","expirationDate":"2025-03-19","buildingId":"1545335"},{"number":"BC-2025-007489","type":"Fire Alarm Certification","inspectionDate":"2025-03-11","result":"Certified","expirationDate":"2026-03-11","buildingId":"1545335"},{"number":"BC-2026-006118","type":"Fire Alarm Certification","inspectionDate":"2026-03-05","result":"Certified","expirationDate":"2027-03-05","buildingId":"1545335"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":1380,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"45 E CITY AVENUE, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":236100,"taxable":236100},{"y":2017,"v":236100,"taxable":236100},{"y":2018,"v":256400,"taxable":256400},{"y":2019,"v":264000,"taxable":264000},{"y":2020,"v":266600,"taxable":266600},{"y":2021,"v":266600,"taxable":266600},{"y":2022,"v":266600,"taxable":266600},{"y":2023,"v":107200,"taxable":107200},{"y":2024,"v":107200,"taxable":107200},{"y":2025,"v":130900,"taxable":130900},{"y":2026,"v":130900,"taxable":130900},{"y":2027,"v":156200,"taxable":156200}],"taxNow":1832,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005020","date":"2021-05-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Vacant"},{"number":"ZP-2022-005183","date":"2022-05-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2022-004113","date":"2022-08-18","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-08-26","scope":"FOR CERTIFICATE OF OCCUPANCY ON FIRST-FLOOR OF EXISTING BUILDING. BUILDING TO COMPLY WITH THE 2018 FIRE AND PROPERTY MAINTENANCE CODES. NO ALTERATIONS APPROVED UNDER THIS PERMIT."},{"number":"ZP-2024-002759","date":"2024-03-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"PP-2024-009076","date":"2024-07-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-03-12","scope":"3/4\" Replace water line"},{"number":"FP-2024-001542","date":"2024-07-23","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-15","scope":"Rough-In Permit for FP-2024-001531 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"CP-2024-006181","date":"2025-04-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-04-30","scope":"FOR LEVEL II INTERIOR ALTERATIONS FOR THE CHANGE OF OCCUPANCY AT THE BASEMENT TO CHILD DAY CARE (E OCCUPANCY). EXISTING CHILD DAY CARE ON THE FIRST FLOOR. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/ FURNISHINGS AND ACCESSIBILITY IMPROVMENTS 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."},{"number":"FP-2024-001531","date":"2025-05-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM IN THE BASEMENT SERVICED BY A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH DC WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2016 NFPA 13. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF ANY WORK. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"Improved","storyDelta":0.24,"timeline":[{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":true,"licenses":[{"number":"894823","type":"Rental","status":"Active","businessName":"JCRE Homes LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-05-12","latestIssueDate":"2026-03-27","expirationDate":"2027-05-11","inactiveDate":null},{"number":"902708","type":"Food Preparing and Serving","status":"Active","businessName":"COLORFUL KIDZ LEARNING CENTER","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-08-09","latestIssueDate":"2025-08-21","expirationDate":"2026-08-08","inactiveDate":null}],"units":2,"signals":[{"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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: PP-2024-009076 (Expired), CP-2024-006181 (Expired), FP-2024-001531 (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":"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 (45 E CITY AVENUE, BALA CYNWYD PA, 19004).","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":"15 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 18, 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":"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 9 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 Mar 5, 2027","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"}]}