{"asOf":"2026-07-11T01:01:35.189Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2700-2799-w-girard-ave","address":"2737 W GIRARD AVE","parcelNumber":"871539110","source":"https://property.phila.gov/?p=871539110","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"2737 W GIRARD LLC","coOwner":null,"marketValue":867500,"livableArea":4449,"yearBuilt":1915,"lastSale":{"price":230000,"date":"2013-12-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"3610098","date":"2015-06-12","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3610099","date":"2015-06-12","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-087982","date":"2024-10-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-087983","date":"2024-10-25","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2024-11-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"3341975","date":"2014-09-29","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"485194","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-06-12","completedDate":"2015-06-26","violations":[{"number":"3610098","date":"2015-06-12","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3610099","date":"2015-06-12","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-114686","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-25","completedDate":"2024-11-22","violations":[{"number":"VI-2024-087982","date":"2024-10-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-087983","date":"2024-10-25","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2024-11-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"560064","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3341975","date":"2014-09-29","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2024,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"485194","date":"2015-06-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"485194","date":"2015-06-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"485194","date":"2015-06-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2024-114686","date":"2024-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-114686","date":"2024-11-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97456100014934,"lng":-75.18164157446937,"geom":{"type":"Polygon","coordinates":[[[-75.181584588,39.974669351],[-75.181635194,39.974443679],[-75.181698337,39.974452153],[-75.181648331,39.974678065],[-75.181584588,39.974669351]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-000358","type":"Sprinkler Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1062824"},{"number":"BC-2023-000359","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1062824"},{"number":"BC-2023-000357","type":"Fire Alarm Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1062824"},{"number":"BC-2024-006556","type":"Fire Alarm Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1062824"},{"number":"BC-2024-006560","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1062824"},{"number":"BC-2024-006558","type":"Sprinkler Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1062824"},{"number":"BC-2025-002778","type":"Fire Alarm Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1062824"},{"number":"BC-2025-002776","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1062824"},{"number":"BC-2025-002772","type":"Sprinkler Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1062824"},{"number":"BC-2026-000490","type":"Sprinkler Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1062824"},{"number":"BC-2026-000492","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1062824"},{"number":"BC-2026-000493","type":"Fire Alarm Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1062824"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1483,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1822 SPRING GARDEN ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR VACANT COMMERCIAL SPACE ON THE 1ST FLOOR WITH SIX (6) FAMILY DWELLING ABOVE IN AN EXISTING ATTACHED STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2014-08-19","number":"22468","relatedPermit":"516033"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":578400,"taxable":119900},{"y":2017,"v":578400,"taxable":119900},{"y":2018,"v":562800,"taxable":181431},{"y":2019,"v":579600,"taxable":186847},{"y":2020,"v":585300,"taxable":188685},{"y":2021,"v":585300,"taxable":188685},{"y":2022,"v":585300,"taxable":188685},{"y":2023,"v":741800,"taxable":237376},{"y":2024,"v":741800,"taxable":237376},{"y":2025,"v":760700,"taxable":243424},{"y":2026,"v":760700,"taxable":760700},{"y":2027,"v":867500,"taxable":867500}],"taxNow":10648,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"73023","date":"2007-05-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE ALL PANELING FROM WALLS;SHELVES;FRAME WALLS W/ 2X4X12'S; SSHEETROCK-CEILILING DOUBLE 5/8 & TILE FLOOR; ALL WORK TO BE DONE ON 1ST FLOOR ONLY"},{"number":"197933","date":"2009-01-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-11","scope":"INSTALLATION OF NEW PARTITIONS AND INSTALLATION OF EQUIPMENT FOR FISH/VEGETABLE. MAINTAIN 1-HR FLOOR/CEILING ASSEMBLY.MAINTAIN 1-HR STAIR ENCLOSURE. WORK ON 1ST FLOOR ONLY.SEPERATE USE PERMIT REQ FOR SALE OF LIVE FISH."},{"number":"233693","date":"2009-08-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-08-26","scope":"FOR THE RETAIL SALES OF PRODUCE, SEAFOOD AND PRE-PACKAGED FOOD ON THE FIRST FLOOR OF AN EXISTING STRUCTURE (NO PREPARING AND SERVING OF FOOD, NO LIVE FISH, SPACE NOT TO EXCEED 1000 SQUARE FEET)."},{"number":"516033","date":"2014-09-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-09-04","scope":"FOR VACANT COMMERCIAL SPACE ON THE 1ST FLOOR WITH FOUR(4) FAMILY DWELLING ABOVE IN AN EXISTING ATTACHED STRUCTURE.AS PER PROVISO: (SEE AN ATTACHED LETTER FROM GREATER BREWERYTOWN CDC)"},{"number":"560064","date":"2014-09-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-03-31","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILING ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE. INTIAL INSPECTION IS REQUIRED PRIOR TO THE START OF WORK."},{"number":"591838","date":"2015-03-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"LEVEL III INTERIOR AND EXTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE FOUR (4) DWELLING UNITS ON SECOND AND THIRD FLOORS AND VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION AND FITOUT PERMITS REQUIRED PRIOR TO OCCUPANCY) IN AN EXISTING BULIDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"593915","date":"2015-03-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 400A SERVICE & WIRE THROUGHOUT AS PER NEC 2008 (MIXED USE) & FIRE ALARM SYSTEM THROUGHOUT AS PER NFPA 72 CC DISTRICT"},{"number":"607351","date":"2015-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-29","scope":"INSTALL 3/4\",1\" AND 2\" WATER DISTRIBUTION (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"608184","date":"2015-05-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"EZ PERMIT DUCTWORK & 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 ELECTRIC HEAT PUMP, ELEC EMERGENCY HEAT, COIL, CONDENSER, (4) SYSTEMS (1) IN EACH DWELLING UNIT, 800 CFM, 2 TON, 50,000 BTU. NO PENETRATIONS OF FIRE RESISTIVE ASSEMBLIES. SEPARATE ELECTRICAL PERMIT REQUIRED. **POST THIS PERMIT**"},{"number":"600245","date":"2015-05-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM, WILKINS 950XLT2 2\" BACKFLOW PREVENTER AND 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13 FOR BASEMENT AND FIRST FLOOR COMMERCIAL SPACE AND NFPA 13R FOR DWELLING UNITS ON SECOND AND THIRD FLOORS. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"603076","date":"2015-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"10-TOILETS, 10-LAVS, 8-TUBS, 4-KITCHEN SINKS & 4-WASHERS HOOK UP (MIXED USE) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"PP-2023-011961","date":"2023-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-11-05","scope":"INSTALL 3/4\" BACKFLOW DEVICE INSTALL 1\" BACKFLOW DEVICE"}],"storyTag":"Renovated & sold on","storyDelta":1.71,"timeline":[{"y":2014,"k":"permit","w":"Demolition"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"199717","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LEE NAM YOUNG","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-06-07","latestIssueDate":"2004-06-07","expirationDate":"2005-04-30","inactiveDate":"2009-08-31"},{"number":"482161","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PAK MOON (MOON'S MARKET)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2009-08-31","latestIssueDate":"2009-08-31","expirationDate":"2010-04-30","inactiveDate":"2010-04-13"},{"number":"613823","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"2737 W GIRARD LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-01-02","latestIssueDate":"2015-01-07","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"688314","type":"Rental","status":"Active","businessName":"2737 W GIRARD LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2016-01-11","latestIssueDate":"2026-01-21","expirationDate":"2027-02-01","inactiveDate":null}],"units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22468: CLOSED · Granted with conditions; related permit 516033. Use permit #233693: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 73023 (EXPIRED), PP-2023-011961 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 22, 2024.","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":"Food Establishment, Retail Permanent Location #199717: Inactive since Aug 31, 2009; Food Establishment, Retail Permanent Location #482161: Inactive since Apr 13, 2010; Vacant Residential Property / Lot #613823: Inactive since Apr 29, 2016","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Dec 15, 2026; Emergency and Standby Power Systems Certification: Certified through Dec 15, 2026; Fire Alarm Certification: Certified through Dec 15, 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"}]}