{"asOf":"2026-07-23T18:27:09.226Z","block":"6000-6099 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/6000-6099-market-st","address":"6022 MARKET ST","parcelNumber":"031003305","source":"https://property.phila.gov/?p=031003305","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"LUX 8 INVESTMENTS LLC","coOwner":null,"marketValue":499300,"landAssessment":99860,"improvementAssessment":399440,"livableArea":3744,"yearBuilt":1915,"lastSale":{"price":10804,"date":"2015-08-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"1289042","date":"2007-03-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3360860","date":"2013-11-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3360861","date":"2013-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153637","date":"2015-07-10","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153640","date":"2015-07-10","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153639","date":"2015-07-10","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"104508","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-07","completedDate":"2012-04-03","violations":[{"number":"1289042","date":"2007-03-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410669","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-13","completedDate":"2017-01-13","violations":[{"number":"3360860","date":"2013-11-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3360861","date":"2013-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"490701","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-07-10","completedDate":"2017-01-13","violations":[{"number":"4153637","date":"2015-07-10","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153640","date":"2015-07-10","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4153639","date":"2015-07-10","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"14358","date":"2003-08-13","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"104508","date":"2007-03-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104508","date":"2009-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104508","date":"2012-04-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"490701","date":"2015-07-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-07-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-08-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-08-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-10-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-10-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-12-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-12-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490701","date":"2015-12-30","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"490701","date":"2016-04-04","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490701","date":"2016-06-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490701","date":"2016-08-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490701","date":"2016-11-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490701","date":"2017-01-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"410669","date":"2017-01-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"410669","date":"2017-01-13","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"410669","date":"2017-01-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"410669","date":"2017-01-13","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2015,"fails":8,"passes":0},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96176987574705,"lng":-75.24162340415639,"geom":{"type":"Polygon","coordinates":[[[-75.241618733,39.9619292],[-75.241562391,39.961922168],[-75.241628077,39.96161055],[-75.241684417,39.961617583],[-75.241618733,39.9619292]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1840,"zoning":"CMX3","grade":"C+","basement":"A","heater":"B","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 21, WYNNEWOOD PA, 19096","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 3/16/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #755644.","status":"CLOSED","outcome":"APPROVED","date":"2017-05-03","number":"30246","relatedPermit":"755644"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":97000,"taxable":97000,"land":6661,"improvement":90339,"taxableLand":6661,"taxableImprovement":90339,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20000,"taxable":20000,"land":6700,"improvement":13300,"taxableLand":6700,"taxableImprovement":13300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":105300,"taxable":105300,"land":21101,"improvement":84199,"taxableLand":21101,"taxableImprovement":84199,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":213900,"taxable":30481,"land":30481,"improvement":183419,"taxableLand":30481,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":183419},{"y":2021,"v":213900,"taxable":30481,"land":30481,"improvement":183419,"taxableLand":30481,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":183419},{"y":2022,"v":213900,"taxable":30481,"land":30481,"improvement":183419,"taxableLand":30481,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":183419},{"y":2023,"v":374400,"taxable":74800,"land":74800,"improvement":299600,"taxableLand":74800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":299600},{"y":2024,"v":374400,"taxable":74800,"land":74800,"improvement":299600,"taxableLand":74800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":299600},{"y":2025,"v":445900,"taxable":89100,"land":89100,"improvement":356800,"taxableLand":89100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":356800},{"y":2026,"v":445900,"taxable":89100,"land":89100,"improvement":356800,"taxableLand":89100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":356800},{"y":2027,"v":499300,"taxable":99860,"land":99860,"improvement":399440,"taxableLand":99860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":399440}],"taxNow":1247,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"676138","date":"2016-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-18","scope":"SEAL EXISTING LATERAL & FAI, REMOVE CURB TRAP FOR DEMO PA1# 2016-0740676 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"681222","date":"2016-07-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-07-26","scope":"COMPLETE DEMO"},{"number":"681223","date":"2016-07-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-01-13","scope":"FOR THE PARTIAL DEMOLITION OF AN ATTACHED STRUCTURE WITH THE REMOVAL OF FRONT BAY WINDOW, REAR PORTION OF STRUCTURE, FLOOR/ROOF FRAMING MEMBERS & ASSEMBLIES, AND THE INSTALLATION OF TEMPORARY SHORING MEMBERS FOR SUPPORT OF SIDE EXTERIOR WALLS AND FRONT WING WALLS. VALID STREETS DEPARTMENT PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING IN R.O.W. PEDESTRIAN PROTECTION TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. (21 DAY DEMO START DATE WAIVED FOR I.D. CONDITION) **ASBESTOS INVESTIGATOR TO BE ON-SITE TO VERIFY PRESENCE OF ASBESTOS.**"},{"number":"722174","date":"2016-09-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-01-13","scope":"FOR THE RECONSTRUCTION OF A LIGHT-FRAMED, THREE-STORY ATTACHED STRUCTURE. WORK TO INCLUDE THE ERECTION OF BRACED WALL PANELS, WALL REPAIR AND SELECTIVE REPLACEMENT, NEW STRUCTURAL MODIFICATIONS, AND EXTERIOR WALL FINISHES AS SHOWN IN APPROVED PLANS. PERMIT ISSUED TO COMPLY L+I VIOLATION (CASE NO. 490701)."},{"number":"752797","date":"2017-01-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"FOR A CHANGE IN USE FOR THE EXISTING STRUCTURE TO THREE (3) FAMILY DWELLING UNITS."},{"number":"755644","date":"2017-05-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"FOR LEVEL II ALTERATIONS TO A BUILDING TO CONVERT AN EXISTING TWO FAMILY DWELLING IN TO A THREE FAMILY DWELLING IN AN EXISTING THREE STORY STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. APPLICATION GRANTED PER BBS VARIANCE CASE #30246. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"768526","date":"2017-06-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"INSTALL 300AMP SERVICE COMPLETE WITH 4 METER, 4 PANELS AND GROUND - WIRING OF 3 APPTS SWITCHES, LIGHTS, OUTLETSDOOR BELLS, PHONE & CABLE TV AND SMOKE/CO DETECTORS AS PER 2008 NEC (WEST DISTRICT) NO FIRE ALARM IN THIS SERVICE."},{"number":"795708","date":"2017-06-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"EZ PERMIT DUCTWORK & WARM-AIR 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."},{"number":"793999","date":"2017-07-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"INSTALLATION OF FIRE ALARM SYSTEM,SMOKE DETECTORS,PULL STATIONS,HORN/STROBE HORNS,FIRE ALARM CONTROL PANEL PER NFPA 72(MULTI FAMILY)"},{"number":"795261","date":"2017-07-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 USING A NEW, 2\" FIRE SERVICE LINE, A NEW 2\" BACKFLOW PREVENTION DEVICE, FOR A RENOVATED THREE (3) STORY ATTACHED STRUCTURE TO BE USED AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS), AS PER PLANS."},{"number":"824039","date":"2017-10-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"CURB TRAP AND 1\" WATER SERVICE PA20172791881(TRIPLEX)"},{"number":"815231","date":"2017-11-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"3 TOILETS,3 LAVS,3 TUBS AND 3 LAUNDRY (TRIPLEX)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"demo"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"appeal","w":"Appeal approved"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"767257","type":"Rental","status":"Active","businessName":"Lux 8 Investments LLC","legalName":"Lux 8 Investments LLC","address":"6022 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-02-26","latestIssueDate":"2026-02-28","expirationDate":"2027-02-25","inactiveDate":null}],"licenseActivity":[{"number":"767257","type":"Rental","businessName":"Lux 8 Investments LLC","legalName":"Lux 8 Investments LLC","issuedDate":"2018-02-26","latestIssueDate":"2026-02-28","closureDate":null,"expirationDate":"2027-02-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 103% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $105,300 to $213,900","no permit shown in 2019-2021"],"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 #681222: 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":"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 (PO BOX 21, WYNNEWOOD PA, 19096).","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":"14 failed, 1 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 13, 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 multi-family. 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 6 historical violations across 3 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"}]}