{"asOf":"2026-07-11T07:20:42.251Z","block":"3800-3899 HAVERFORD AVE","blockUrl":"https://blockreport.homes/block/3800-3899-haverford-ave","address":"3856 HAVERFORD AVE","parcelNumber":"881108371","source":"https://property.phila.gov/?p=881108371","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"HAVERFORD PORTFOLIO PARTNERS II LLC","coOwner":null,"marketValue":878800,"livableArea":3400,"yearBuilt":1920,"lastSale":{"price":707900,"date":"2022-06-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1781598","date":"2010-08-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1781597","date":"2010-08-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1781599","date":"2010-08-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2011415","date":"2011-03-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2011416","date":"2011-03-16","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2395700","date":"2012-03-26","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2395698","date":"2012-03-26","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3479360","date":"2015-01-09","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3479359","date":"2015-01-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3479361","date":"2015-02-20","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4205296","date":"2016-11-08","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4205294","date":"2016-11-08","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4205295","date":"2016-11-08","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"247056","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-12","completedDate":"2010-11-08","violations":[{"number":"1781598","date":"2010-08-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1781597","date":"2010-08-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1781599","date":"2010-08-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"269614","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-03-17","completedDate":"2011-03-23","violations":[{"number":"2011415","date":"2011-03-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2011416","date":"2011-03-16","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"321048","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-27","completedDate":"2014-02-19","violations":[{"number":"2395700","date":"2012-03-26","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2395698","date":"2012-03-26","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"465514","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2015-01-09","completedDate":"2015-04-22","violations":[{"number":"3479360","date":"2015-01-09","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3479359","date":"2015-01-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3479361","date":"2015-02-20","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"562983","type":"STANDARD","priority":"STANDARD","responsibility":"DW","status":"CLOSED","createdDate":"2016-11-08","completedDate":null,"violations":[{"number":"4205296","date":"2016-11-08","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4205294","date":"2016-11-08","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4205295","date":"2016-11-08","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"247056","date":"2010-08-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"247056","date":"2010-11-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"269614","date":"2011-03-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269614","date":"2011-03-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"321048","date":"2012-03-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"321048","date":"2014-02-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"465514","date":"2015-01-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"465514","date":"2015-02-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"465514","date":"2015-04-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"562983","date":"2016-11-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"562983","date":"2016-12-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"562983","date":"2017-01-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"562983","date":"2017-05-10","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9629786370791,"lng":-75.19933229425426,"geom":{"type":"Polygon","coordinates":[[[-75.199289002,39.962842132],[-75.199339316,39.962836674],[-75.199388228,39.96311344],[-75.199324961,39.963120238],[-75.199276548,39.962843532],[-75.199289002,39.962842132]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1850,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3525 I ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPLICATION FOR A VACANT COMMERCIAL SPACE ON FIRST FLOOR AND SINGLI FAMILY LIVING AT REAR IN THE SAME BUILDING MULTI-FAMILY HOUSEHOLD LIVING FROM 2ND FL THROUGH 3RD FLOOR (FIVE (5) DWELLING UNITS) TOTAL SIX (6) DWELLING UNITS IN THE BUILDIN","status":"CLOSED","outcome":"Granted with conditions","date":"2016-03-16","number":"25392","relatedPermit":"611492"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":150000,"taxable":150000},{"y":2017,"v":150000,"taxable":150000},{"y":2018,"v":472300,"taxable":150000},{"y":2019,"v":486400,"taxable":150000},{"y":2020,"v":490000,"taxable":151110},{"y":2021,"v":490000,"taxable":151110},{"y":2022,"v":490000,"taxable":151110},{"y":2023,"v":707900,"taxable":217325},{"y":2024,"v":707900,"taxable":217325},{"y":2025,"v":824900,"taxable":253244},{"y":2026,"v":824900,"taxable":253244},{"y":2027,"v":878800,"taxable":269730}],"taxNow":3545,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"538950","date":"2014-05-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-10-08","scope":"EZ INTERIOR DEMOLITION PERMITS FOR THE INTERIOR DEMOLITION OF NON-BEARING PARTITION WALLS AND CEILINGS WITHOUT SUBMITTING PLANS BY MEETING THE CONDITIONS AND DESIGN LIMITATIONS. ANY DEVIATIONS FROM THIS PERMIT STANDARD WILL RESULT IN PERMIT REVOCATION. CONDITIONS"},{"number":"573361","date":"2014-11-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-22","scope":"MAIN DRAIN,YARD DRAIN,STACK AND ROUGH IN 6 KITCHEN SINKS,6 TOILETS,6 TUBS,6 LAVS-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"581954","date":"2015-02-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-26","scope":"RE WIRE MULTI FAMILY DWELLING WITH SWITCHES, LIGHTS, RECEPTS ARC FAULT GFCI INSTALL 200AMP SERVICE AND GROUNDING AS PER 2008 NEC (WEST DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"592982","date":"2015-02-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-02-27","scope":"FIRST FLOOR USE TO COMMERCIAL ALONG FIRST FLOOR FRONT AND RESIDENTIAL IN REAR. SECOND FLOOR RESIDENTIAL. THIRD FLOOR RESIDENTIAL(TOTAL 3 DWELLING UNITS)"},{"number":"580630","date":"2015-04-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-26","scope":"LEVEL III ALTERATIONS TO INCLUDE PARTIAL CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION FOR DWELLING UNITS) TO CREATE A VACANT COMMERCIAL SPACE ON FIRST FLOOR FRONT (USE REGISTRATION AND FIT OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND A THREE (3) FAMILY DWELLING IN FIRST FLOOR REAR THROUGH THIRD FLOORS AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"605462","date":"2015-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"1-FIRE PANEL, 2-PULL STATIONS, 1-HORN STROBES, 12-HORNS & 7-SMOKE DETECTOR AS PER NFPA 72 (COMM) CC DISTRICT"},{"number":"611492","date":"2016-04-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-04-07","scope":"1ST FLOOR USE TO COMMERCIAL ALONG FRONT(UNIT 1) AND RESIDENTIAL (UNITS 2 THRU 6)REA. 2ND FLOOR USE TO RESIDENTIAL. 3RD FLOOR USE TO RESIDENTIAL.(TOTAL 5 RES UNITS)"},{"number":"699812","date":"2016-09-26","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-09-26","scope":"FOR THE REMOVAL OF COMMERCIAL USE AT FIRST FLOOR FOR A MULTI-FAMILY HOUSEHOLD LIVING ( SIX(6) DWELLING UNITS ) IN AN EXISTING STRUCTURE."},{"number":"734888","date":"2017-03-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-20","scope":"FOR INTERIOR ALTERATIONS TO EXISTING STRUCTURE TO INCLUDE THE REMOVAL AND CONSTRUCTION OF INTERIOR NON-LOAD BEARING PARTITIONS TO RENOVATE EXISTING SIX (6) DWELLING UNITS, AS PER APPROVED PLANS. **NO CHANGE IN OCCUPANCY CLASSIFICATION**"},{"number":"PP-2020-010940","date":"2020-10-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-04","scope":"Install new curb trap"},{"number":"EP-2026-001944","date":"2026-06-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Furnish and install fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. -NOTED : CO ALARMS TO BE INSTALLED-"}],"storyTag":"Renovated & sold on","storyDelta":34.25,"timeline":[{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"sale","p":707900},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"650632","type":"Rental","status":"Inactive","businessName":"LEV YAKUBOV","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2014-12-22","latestIssueDate":"2021-05-18","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"907720","type":"Rental","status":"Active","businessName":"Haverford Portfolio Partners II","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-10-04","latestIssueDate":"2025-08-21","expirationDate":"2026-10-03","inactiveDate":null}],"units":6,"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 2022","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 44% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $490,000 to $707,900","no permit shown in 2022-2024"],"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":"Appeal #25392: CLOSED · Granted with conditions; related permit 611492. Use permit #592982: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: EP-2026-001944 (Issued).","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":"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 1920 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":"8 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 10, 2017.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}