{"asOf":"2026-07-25T00:10:16.865Z","block":"5800-5899 CATHARINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-catharine-st","address":"5816 CATHARINE ST","parcelNumber":"033000900","source":"https://property.phila.gov/?p=033000900","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"TURNER TAMARA","coOwner":null,"marketValue":281100,"landAssessment":56200,"improvementAssessment":224900,"livableArea":1400,"yearBuilt":1920,"lastSale":{"price":240000,"date":"2025-07-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"3739966","date":"2015-05-06","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739965","date":"2015-05-06","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739964","date":"2015-05-06","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739963","date":"2015-05-06","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739967","date":"2015-05-06","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739968","date":"2015-05-06","code":"PM-305.2/3","title":"INT S-HANDRAIL REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4291715","date":"2017-04-26","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4291716","date":"2017-04-26","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5304716","date":"2020-01-31","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5304717","date":"2020-01-31","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211986954","date":"2020-01-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-09-10","resolution":"COMPLIED - 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STOP PROCESSING"}],"violationCases":[{"number":"478328","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-05-06","completedDate":null,"violations":[{"number":"3739966","date":"2015-05-06","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739965","date":"2015-05-06","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739964","date":"2015-05-06","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739963","date":"2015-05-06","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739967","date":"2015-05-06","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3739968","date":"2015-05-06","code":"PM-305.2/3","title":"INT S-HANDRAIL REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"580603","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-04-27","completedDate":"2017-05-15","violations":[{"number":"4291715","date":"2017-04-26","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4291716","date":"2017-04-26","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"723114","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2020-01-31","completedDate":"2020-03-04","violations":[{"number":"5304716","date":"2020-01-31","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5304717","date":"2020-01-31","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"723116","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-31","completedDate":"2025-03-13","violations":[{"number":"211986954","date":"2020-01-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-09-10","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-079448","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-19","completedDate":"2024-02-22","violations":[{"number":"VI-2021-057269","date":"2021-08-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-057268","date":"2021-08-17","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-057270","date":"2021-08-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-057271","date":"2021-08-17","code":"PM15-304.4","title":"EXTERIOR STRUCTURE STRUCTURAL MEMBERS","status":"COMPLIED","resolutionDate":"2024-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-057267","date":"2021-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-057266","date":"2021-08-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-02-22","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2015,"n":6,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2020,"n":3,"worst":null},{"y":2021,"n":6,"worst":null}],"investigations":[{"caseNumber":"478328","date":"2015-05-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"478328","date":"2015-07-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"478328","date":"2015-08-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"478328","date":"2015-10-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"580603","date":"2017-04-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"580603","date":"2017-05-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"723114","date":"2020-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"723116","date":"2020-01-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"723114","date":"2020-02-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"723116","date":"2020-03-24","type":null,"status":"FAILED"},{"caseNumber":"723116","date":"2020-06-18","type":null,"status":"FAILED"},{"caseNumber":"723116","date":"2020-09-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-079448","date":"2021-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-079448","date":"2021-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-079448","date":"2024-02-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":1},{"y":2020,"fails":4,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95032885957566,"lng":-75.2397227935005,"geom":{"type":"Polygon","coordinates":[[[-75.23971895,39.950217619],[-75.239772478,39.950224578],[-75.239726102,39.950440175],[-75.239673423,39.95043459],[-75.23971895,39.950217619]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":2,"stories":2,"lotArea":1240,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"5816 CATHARINE ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR TWO-FAMILY HOUSEHOLD LIVING. NO DEVELOPMENT WITH THIS APPLICATION.","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2025-06-04","number":"ZP-2024-007100","relatedPermit":"ZP-2024-007100"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":79000,"taxable":79000,"land":7698,"improvement":71302,"taxableLand":7698,"taxableImprovement":71302,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":79000,"taxable":79000,"land":11850,"improvement":67150,"taxableLand":11850,"taxableImprovement":67150,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":79000,"taxable":79000,"land":11850,"improvement":67150,"taxableLand":11850,"taxableImprovement":67150,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":88000,"taxable":88000,"land":13200,"improvement":74800,"taxableLand":13200,"taxableImprovement":74800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":91400,"taxable":91400,"land":13710,"improvement":77690,"taxableLand":13710,"taxableImprovement":77690,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":91400,"taxable":91400,"land":13710,"improvement":77690,"taxableLand":13710,"taxableImprovement":77690,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":91400,"taxable":91400,"land":13710,"improvement":77690,"taxableLand":13710,"taxableImprovement":77690,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":170600,"taxable":170600,"land":34100,"improvement":136500,"taxableLand":34100,"taxableImprovement":136500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":170600,"taxable":170600,"land":34100,"improvement":136500,"taxableLand":34100,"taxableImprovement":136500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":175200,"taxable":175200,"land":35040,"improvement":140160,"taxableLand":35040,"taxableImprovement":140160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":175200,"taxable":175200,"land":35040,"improvement":140160,"taxableLand":35040,"taxableImprovement":140160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":281100,"taxable":281100,"land":56200,"improvement":224900,"taxableLand":56200,"taxableImprovement":224900,"exemptLand":0,"exemptImprovement":0}],"taxNow":2452,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-004405","date":"2022-05-24","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-12-09","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"RP-2022-009229","date":"2022-08-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-03-13","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. *Separate permits required for Mechanical, Electric and Plumbing.*"},{"number":"ZP-2024-007100","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-06-09","scope":"Residential - Household Living - Two-Family"}],"storyTag":"Renovated & sold on","storyDelta":4.33,"timeline":[{"y":2018,"k":"sale","p":45000},{"y":2018,"k":"sale","p":42500},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2021,"k":"sale","p":125000},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal dismissed"},{"y":2025,"k":"sale","p":240000}],"rented":true,"licenses":[{"number":"322037","type":"Child Care Facility","status":"Inactive","businessName":"EULAH M GLOVER (LABOR OF LOVE)","legalName":"EULAH M GLOVER","address":"5816 CATHARINE ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2005-06-11","latestIssueDate":"2005-06-11","expirationDate":"2006-06-11","inactiveDate":"2012-08-31"},{"number":"382140","type":"Rental","status":"Inactive","businessName":"WALTER P TOLBERT","legalName":"WALTER P TOLBERT","address":"5816 CATHARINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-12-12","latestIssueDate":"2008-03-25","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"841094","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Inversiones Libe 71, LLC","legalName":"Inversiones Libe 71, LLC","address":"5816 CATHARINE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-04-14","latestIssueDate":"2020-04-14","expirationDate":"2021-04-13","inactiveDate":"2021-06-11"},{"number":"1002789","type":"Rental","status":"Active","businessName":"Tamara Turner","legalName":"Tamara Turner","address":"5816 CATHARINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-03-23","latestIssueDate":"2026-03-23","expirationDate":"2027-03-22","inactiveDate":null}],"licenseActivity":[{"number":"1002789","type":"Rental","businessName":"Tamara Turner","legalName":"Tamara Turner","issuedDate":"2026-03-23","latestIssueDate":"2026-03-23","closureDate":null,"expirationDate":"2027-03-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"841094","type":"Vacant Residential Property / Lot","businessName":"Inversiones Libe 71, LLC","legalName":"Inversiones Libe 71, LLC","issuedDate":"2020-04-14","latestIssueDate":"2020-04-14","closureDate":"2021-06-11","expirationDate":"2021-04-13","inactiveDate":"2021-06-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"382140","type":"Rental","businessName":"WALTER P TOLBERT","legalName":"WALTER P TOLBERT","issuedDate":"2006-12-12","latestIssueDate":"2008-03-25","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"322037","type":"Child Care Facility","businessName":"EULAH M GLOVER (LABOR OF LOVE)","legalName":"EULAH M GLOVER","issuedDate":"2005-06-11","latestIssueDate":"2005-06-11","closureDate":"2012-08-31","expirationDate":"2006-06-11","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 60% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $175,200 to $281,100","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":"Appeal #ZP-2024-007100: Dismissed / Withdrawn · Dismissed; related permit ZP-2024-007100.","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":"3 permits not marked completed: GM-2022-004405 (Expired), RP-2022-009229 (Expired), ZP-2024-007100 (Refused). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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":"10 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 22, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Child Care Facility #322037: Inactive since Aug 31, 2012; Vacant Residential Property / Lot #841094: Inactive since Jun 11, 2021","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 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 17 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"}]}