{"asOf":"2026-07-11T05:33:25.506Z","block":"2900-2999 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2900-2999-w-girard-ave","address":"2949 W GIRARD AVE","parcelNumber":"871539430","source":"https://property.phila.gov/?p=871539430","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 3 STY MASON","useLabel":"Mixed-use","owner":"PALAGO PROPERTIES 2949 LLC","coOwner":null,"marketValue":491400,"livableArea":2340,"yearBuilt":1915,"lastSale":{"price":472000,"date":"2021-09-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"1285784","date":"2009-03-31","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1614897","date":"2010-03-10","code":"FC-907.20/1","title":"FA-TEST 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"268906","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-03-11","completedDate":"2019-05-10","violations":[{"number":"2142832","date":"2011-03-10","code":"PM-304.5/1","title":"EXT S-ACC DEV REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2142831","date":"2011-03-10","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2142830","date":"2011-03-10","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"440636","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-07-03","completedDate":"2014-09-03","violations":[{"number":"3304437","date":"2014-08-25","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-026728","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2026-03-23","completedDate":"2026-05-21","violations":[{"number":"VI-2026-016486","date":"2026-03-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"539999","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3297768","date":"2014-08-18","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3307871","date":"2014-08-27","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"567282","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3401857","date":"2014-11-22","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2010,"n":6,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2014,"n":4,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"195216","date":"2009-03-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"195216","date":"2009-05-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"228446","date":"2010-03-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228446","date":"2010-04-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"242149","date":"2010-07-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"249347","date":"2010-08-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"242149","date":"2010-09-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"242149","date":"2010-11-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"242149","date":"2010-12-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"268906","date":"2011-03-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"268906","date":"2011-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"242149","date":"2011-05-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"249347","date":"2011-05-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"268906","date":"2011-05-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"268906","date":"2011-10-28","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"440636","date":"2014-07-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"440636","date":"2014-08-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"440636","date":"2014-09-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"304030","date":"2015-03-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2026-026728","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026728","date":"2026-05-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":6,"passes":1},{"y":2011,"fails":2,"passes":2},{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97495553626184,"lng":-75.18495421654161,"geom":{"type":"Polygon","coordinates":[[[-75.184906494,39.975037405],[-75.18494552,39.974865619],[-75.185001461,39.974872881],[-75.184963659,39.975044969],[-75.184906494,39.975037405]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-010715","type":"Sprinkler Certification","inspectionDate":"2023-04-26","result":"Certified","expirationDate":"2024-04-26","buildingId":"1014712"},{"number":"BC-2024-015842","type":"Sprinkler Certification","inspectionDate":"2024-04-05","result":"Certified","expirationDate":"2025-04-05","buildingId":"1014712"},{"number":"BC-2025-010388","type":"Sprinkler Certification","inspectionDate":"2025-04-18","result":"Certified","expirationDate":"2026-04-18","buildingId":"1014712"},{"number":"BC-2026-008869","type":"Sprinkler Certification","inspectionDate":"2026-03-25","result":"Certified","expirationDate":"2027-03-25","buildingId":"1014712"},{"number":"BC-2026-013441","type":"Fire Alarm Certification","inspectionDate":"2026-05-07","result":"Certified","expirationDate":"2027-05-07","buildingId":"1014712"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1024,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"28 W LEVERING MILL RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"BSFP Permission Request","grounds":"To Whom It May Concern,\n\nI am writing regarding the Violation Notice and Order to Correct for the property located at 2949 W Girard Avenue, Philadelphia, PA (L&I File No. CF-2026-026728), citing Section F-901.6.4 for failure to provide a cu","status":"Submitted","outcome":null,"date":"2026-04-20","number":"HA-2026-001514","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":315900,"taxable":141100},{"y":2017,"v":315900,"taxable":141100},{"y":2018,"v":273200,"taxable":141597},{"y":2019,"v":281300,"taxable":145795},{"y":2020,"v":284100,"taxable":147246},{"y":2021,"v":284100,"taxable":147246},{"y":2022,"v":284100,"taxable":147246},{"y":2023,"v":451700,"taxable":234884},{"y":2024,"v":451700,"taxable":234884},{"y":2025,"v":420000,"taxable":218400},{"y":2026,"v":420000,"taxable":420000},{"y":2027,"v":491400,"taxable":491400}],"taxNow":5879,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"210222","date":"2009-04-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"1800 SQUARE FEET OF INTERIOR DEMOLITION, NON STRUCTURAL COMPONENTS, FLOORS 1 THRU 3. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"536490","date":"2014-05-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-12-30","scope":"500 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. AS PER EZ DEMOLITION STANDARDS OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. CALL INSPECTOR PRIOR FOR INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"548830","date":"2014-08-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL FIRE ALARM SYSTEM THROUGHOUT AND INSTALL 200A METER SET AND WIRE THROUGHOUT PER 2008 NEC & NFPA 72(MIXED USE)"},{"number":"554301","date":"2014-08-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-12","scope":"USE PERMIT FOR COFFEE SHOP 1ST FLOOR."},{"number":"539999","date":"2014-08-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"INTERIOR/EXTERIOR ALTERATIONS, NEW COMMERICAL BATHROOM, STRUCTURAL FRAMING-JOIST FRAMING AND WORK - SPECIAL INSPECTIONS BY ENGINEEER TO PROVIDE REPORT TO INSPECTOR ON EXTERIOR WALLS AND BEARING INTEGRITY. CONSTRUCT NEW STAIRS,FIRE RATED SEAPRATIONS AND SHAFT, FLOORING, UPGRADES TO FINISHES, DOOR AND WINDOWS. BUILDING PROPOSED TO BE FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: SEPARATE CO/FIT OUT FOR 1ST FLOOR COFFEE SHOP, ELECTRICAL, PLUMBING, HVAC, SPRINKLERS & SIGNS. MUST COMPLY ISSUED VIOLATION."},{"number":"550033","date":"2014-09-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"1ST FLOOR 2 TON HEAT PUMP. 2ND AND 3RD FLOOR 3-TON HEAT PUMP. ALL UNITS MUST BE CONTAINED WITH IN UNIT SERVED. NO PENETRATIONS THROUGH FIRE RATED ASSEMBLIES."},{"number":"563923","date":"2014-10-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"INSTALLATION OF: (4)TOILETS, (4)LAVATORIES,(2)BATHTUBS, KITCHEN SINK, WASHER"},{"number":"567282","date":"2014-10-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"INTERIOR ALTERATION TO 1ST FLOOR PLAN TO INCLUDE A BEDROOM AND BATHROOM FOR THE RESIDENTIAL UNIT ONLY AS SHOWN ON THE ENCLOSED SEALED PLANS."},{"number":"565687","date":"2014-10-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN AN EXISTING STRUCTURE IN ACCORDANCE WITH NFPA 2007, STANDARD 13 AND STANDARD 13R, WITH 2-IN DIAMETER SERVICE LINE AND NEW 2-IN DIAMETER BACKFLOW PREVENTION ASSEMBLY."},{"number":"654770","date":"2016-04-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-04-18","scope":"DAYCARE CENTER WITH LIBRARY AND CULTURAL EXHIBITS AND ACCESSORY ADULT LITERACY PROGRAM (PERSONAL SERVICE - (NO ACTIVITIES AS DEFINED IN SECTION 14-603 (13) OF PHILADELPHIA ZONING CODE) ON 1ST FLOOR WITH PREVIOUSLY APPROVED SINGLE-FAMILY HOUSEHOLD LIVING ABOVE."},{"number":"ZP-2022-002621","date":"2022-03-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"}],"storyTag":"Renovated & sold on","storyDelta":0.89,"timeline":[{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"sale","p":455000},{"y":2021,"k":"sale","p":472000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"205134","type":"Food Preparing and Serving","status":"Inactive","businessName":"DONYELL D GRIFFIN (T/A PHILLY'S FINEST SOUL FOOD)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-10-04","latestIssueDate":"2004-10-04","expirationDate":"2005-04-30","inactiveDate":"2005-06-13"},{"number":"467338","type":"Rental","status":"Inactive","businessName":"PINELANDS INVESTMENT GROUP SYSTEMS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-02-26","latestIssueDate":"2013-07-17","expirationDate":"2014-02-28","inactiveDate":"2014-04-17"},{"number":"625608","type":"Rental","status":"Closed","businessName":"PERSES HOLDINGS LP","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-04-17","latestIssueDate":"2017-02-02","expirationDate":"2018-02-28","inactiveDate":null},{"number":"876871","type":"Rental","status":"Inactive","businessName":"Kyle Waldbuesser (KMW Housing)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-09-08","latestIssueDate":"2021-09-08","expirationDate":"2022-09-07","inactiveDate":"2022-11-06"},{"number":"892781","type":"Rental","status":"Active","businessName":"Palago Properties LLC (Palago Prooperties LLC)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-04-23","latestIssueDate":"2026-03-10","expirationDate":"2027-04-22","inactiveDate":null},{"number":"900085","type":"Food Preparing and Serving","status":"Active","businessName":"Brewerytown Bakery LLC (Brewerytown Bakery)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-07-06","latestIssueDate":"2026-05-22","expirationDate":"2027-07-05","inactiveDate":null}],"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #554301: 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":"1 permit not marked completed: 210222 (EXPIRED).","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 (28 W LEVERING MILL RD, 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":"12 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 21, 2026.","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 Preparing and Serving #205134: Inactive since Jun 13, 2005","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 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":"Sprinkler Certification: Certified through Mar 25, 2027; Fire Alarm Certification: Certified through May 7, 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"}]}