{"asOf":"2026-07-10T06:29:34.307Z","block":"6300-6399 MUSGRAVE ST","blockUrl":"https://blockreport.homes/block/6300-6399-musgrave-st","address":"6335 MUSGRAVE ST","parcelNumber":"881097313","source":"https://property.phila.gov/?p=881097313","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"JB RENTAL SOLUTIONS LLC","coOwner":null,"marketValue":420100,"livableArea":3150,"yearBuilt":1930,"lastSale":{"price":376000,"date":"2020-07-09T04:00:00Z"},"openViolations":1,"violations":[{"number":"625217","date":"2007-07-16","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"625219","date":"2007-07-16","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"625218","date":"2007-07-16","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"3408500","date":"2014-03-21","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"4103733","date":"2016-10-04","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"4103731","date":"2016-10-04","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"4103732","date":"2016-10-04","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null},{"number":"211959286","date":"2019-03-06","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959287","date":"2019-03-06","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959288","date":"2019-03-06","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959289","date":"2019-03-06","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959290","date":"2019-03-06","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959247","date":"2019-03-06","title":"RUBBISH ","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959248","date":"2019-03-06","title":"PLACEMENT OF TAG","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"5244891","date":"2019-10-08","title":"CERTIFICATION","status":"RESOLVE","resolutionDate":null},{"number":"5244892","date":"2019-10-08","title":"FIRE ALARM TESTED/CERTIFIED","status":"RESOLVE","resolutionDate":null},{"number":"5244893","date":"2019-10-08","title":"EXTERIOR AREA SANITATION","status":"RESOLVE","resolutionDate":null},{"number":"5244895","date":"2019-10-08","title":"EXTERIOR STRUCTURE WINDOWS","status":"RESOLVE","resolutionDate":null},{"number":"5244894","date":"2019-10-08","title":"EXTERIOR AREA SIDEWALKS","status":"RESOLVE","resolutionDate":null},{"number":"5244896","date":"2019-10-08","title":"INTERIOR SURFACES","status":"RESOLVE","resolutionDate":null},{"number":"5244897","date":"2019-10-08","title":"RUBBISH ","status":"RESOLVE","resolutionDate":null},{"number":"5244887","date":"2019-10-08","title":"MULTI FAMILY (R2)","status":"RESOLVE","resolutionDate":null},{"number":"5244888","date":"2019-10-08","title":"ILLUMINATION EMERGENCY POWER","status":"RESOLVE","resolutionDate":null},{"number":"5244889","date":"2019-10-08","title":"PLACEMENT OF TAG","status":"RESOLVE","resolutionDate":null},{"number":"5244890","date":"2019-10-08","title":"MANUAL FIRE ALARM BOXES","status":"RESOLVE","resolutionDate":null},{"number":"5295390","date":"2019-11-25","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"5295391","date":"2019-11-25","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null},{"number":"VI-2022-082716","date":"2022-10-31","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"120626","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-07-17","completedDate":"2008-06-17","violations":[{"number":"625217","date":"2007-07-16","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"625219","date":"2007-07-16","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"625218","date":"2007-07-16","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null}]},{"number":"423077","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-21","completedDate":"2016-07-20","violations":[{"number":"3408500","date":"2014-03-21","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null}]},{"number":"558265","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-04","completedDate":"2016-11-29","violations":[{"number":"4103733","date":"2016-10-04","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"4103731","date":"2016-10-04","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"4103732","date":"2016-10-04","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null}]},{"number":"675872","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-11","completedDate":"2023-06-02","violations":[{"number":"211959286","date":"2019-03-06","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959287","date":"2019-03-06","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959288","date":"2019-03-06","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959289","date":"2019-03-06","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959290","date":"2019-03-06","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959247","date":"2019-03-06","title":"RUBBISH ","status":"COMPLIED","resolutionDate":"2020-07-08"},{"number":"211959248","date":"2019-03-06","title":"PLACEMENT OF TAG","status":"COMPLIED","resolutionDate":"2020-07-08"}]},{"number":"710913","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-10-09","completedDate":"2019-11-25","violations":[{"number":"5244891","date":"2019-10-08","title":"CERTIFICATION","status":"RESOLVE","resolutionDate":null},{"number":"5244892","date":"2019-10-08","title":"FIRE ALARM TESTED/CERTIFIED","status":"RESOLVE","resolutionDate":null},{"number":"5244893","date":"2019-10-08","title":"EXTERIOR AREA SANITATION","status":"RESOLVE","resolutionDate":null},{"number":"5244895","date":"2019-10-08","title":"EXTERIOR STRUCTURE WINDOWS","status":"RESOLVE","resolutionDate":null},{"number":"5244894","date":"2019-10-08","title":"EXTERIOR AREA SIDEWALKS","status":"RESOLVE","resolutionDate":null},{"number":"5244896","date":"2019-10-08","title":"INTERIOR SURFACES","status":"RESOLVE","resolutionDate":null},{"number":"5244897","date":"2019-10-08","title":"RUBBISH ","status":"RESOLVE","resolutionDate":null},{"number":"5244887","date":"2019-10-08","title":"MULTI FAMILY (R2)","status":"RESOLVE","resolutionDate":null},{"number":"5244888","date":"2019-10-08","title":"ILLUMINATION EMERGENCY POWER","status":"RESOLVE","resolutionDate":null},{"number":"5244889","date":"2019-10-08","title":"PLACEMENT OF TAG","status":"RESOLVE","resolutionDate":null},{"number":"5244890","date":"2019-10-08","title":"MANUAL FIRE ALARM BOXES","status":"RESOLVE","resolutionDate":null}]},{"number":"717214","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-11-25","completedDate":"2020-03-05","violations":[{"number":"5295390","date":"2019-11-25","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"5295391","date":"2019-11-25","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2022-111091","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-10-31","completedDate":null,"violations":[{"number":"VI-2022-082716","date":"2022-10-31","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2019,"n":20,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"84963","date":"2007-01-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"84963","date":"2007-01-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"120626","date":"2007-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"120626","date":"2008-06-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"423077","date":"2014-03-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423077","date":"2014-04-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423077","date":"2014-06-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"423077","date":"2014-12-01","type":"PRECOURT","status":"FAILED"},{"caseNumber":"423077","date":"2014-12-11","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"675872","date":"2019-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675872","date":"2019-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"710913","date":"2019-10-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"710913","date":"2019-11-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675872","date":"2019-11-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"710913","date":"2019-11-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"675872","date":"2019-12-06","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"675872","date":"2020-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-111091","date":"2022-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-111091","date":"2023-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-111091","date":"2023-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-111091","date":"2024-03-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":2},{"y":2014,"fails":3,"passes":0},{"y":2019,"fails":5,"passes":1},{"y":2020,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05007748788091,"lng":-75.17598983666383,"geom":{"type":"Polygon","coordinates":[[[-75.175756072,40.050197456],[-75.17608755,40.049875058],[-75.176224137,40.049958104],[-75.175891622,40.050280237],[-75.175756072,40.050197456]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-010418","type":"Fire Alarm Certification","inspectionDate":"2024-04-10","result":"Certified","expirationDate":"2025-04-10","buildingId":"1154474"},{"number":"BC-2024-027214","type":"Fire Alarm Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1154474"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":7220,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"6335 MUSGRAVE ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":225600,"taxable":225600},{"y":2017,"v":225600,"taxable":225600},{"y":2018,"v":180500,"taxable":180500},{"y":2019,"v":194000,"taxable":194000},{"y":2020,"v":194400,"taxable":194400},{"y":2021,"v":194400,"taxable":194400},{"y":2022,"v":194400,"taxable":194400},{"y":2023,"v":236300,"taxable":236300},{"y":2024,"v":236300,"taxable":236300},{"y":2025,"v":259900,"taxable":259900},{"y":2026,"v":259900,"taxable":259900},{"y":2027,"v":420100,"taxable":420100}],"taxNow":3638,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"69924","date":"2007-04-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2007-11-16","scope":"INTERIOR DEMO OF NON-BEARING PARTITIONS"},{"number":"92839","date":"2007-07-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-16","scope":"ROUGH PLUMBING FOR FIVE (5) APARTMENTS (5) 3 PIECE BATHS, AND (5) KITCHEN SINKS."},{"number":"120137","date":"2007-12-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMOLITION WALLS - CEILINGS (NO STRUCTURAL - OR MAIN PARTITIONS) INTERIOR DOORS"},{"number":"138491","date":"2008-03-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-03-25","scope":"CHANGE USE FROM THREE FAMILY DWELLING TO FIVE FAMILY DWELLINGS"},{"number":"142512","date":"2008-04-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-19","scope":"INSTALL SOIL AND WATER PIPING TO ALL FXTS.: (5) 3 PIECE BATH: 5 WC, 5 LAVS, 5 TUBS, 5 KS, 1 HWH"},{"number":"138493","date":"2008-04-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-04-15","scope":"INTERIOR ALTERATIONS TO CHANGE USE FROM THREE FAMILY DWELLING TO FIVE FAMILY DWELLINGS. BASEMENT USED FOR UTILITIES ONLY & NO WORK."},{"number":"166639","date":"2008-08-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW 250AMPS SERVICE, 6 GANG METER SOCKET & COMPLETE ELECTRICAL REHAB THROUGH AS PER 2005 NEC, INSTALL INTERCONNECTED SMOKE DETECTOR FOR EACH UNIT ONLY & LOW VOLTAGE WIRING, DOOR BELL, TELEPHONE, CABLE. INSTALL NEW FIRE ALARM SYSTEM (NORTH DISTRICT)"}],"storyTag":"Renovated & sold on","storyDelta":1.03,"timeline":[{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2014,"k":"sale","p":270000},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"viol","w":"20 L&I violations"},{"y":2020,"k":"sale","p":376000},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"430459","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TED POPPER","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-12-06","latestIssueDate":"2007-12-06","expirationDate":"2008-02-29","inactiveDate":"2008-01-04"},{"number":"491697","type":"Rental","status":"Inactive","businessName":"WILBUSH RESOURCES LLC","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2010-01-14","latestIssueDate":"2013-02-20","expirationDate":"2014-02-28","inactiveDate":null},{"number":"718666","type":"Rental","status":"Inactive","businessName":"Musgrave Property Holdings","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2016-11-04","latestIssueDate":"2016-11-04","expirationDate":"2017-11-03","inactiveDate":"2018-01-02"}],"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2022, 2023, 2024"],"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 62% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $259,900 to $420,100","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":"Use permit #138491: 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: 120137 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"28 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 4, 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 11, 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":"Vacant Residential Property / Lot #430459: Inactive since Jan 4, 2008","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 apartments. 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/"}],"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"}]}