{"asOf":"2026-07-29T08:29:28.178Z","block":"5700-5799 HARMER ST","blockUrl":"https://philadelphia.blockreport.homes/block/5700-5799-harmer-st","address":"5724 HARMER ST","parcelNumber":"043013200","source":"https://property.phila.gov/?p=043013200","ownerType":"investor","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":"WEBB FAMILY REVOCABLE TRUST","coOwner":null,"marketValue":153600,"landAssessment":30720,"improvementAssessment":122880,"livableArea":1100,"yearBuilt":1925,"lastSale":{"price":1,"date":"2025-04-10T04:00:00Z"},"openViolations":7,"violations":[{"number":"5276143","date":"2019-12-23","code":"PM15-304.19O","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276144","date":"2019-12-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276145","date":"2019-12-23","code":"PM15-603.1","title":"MECH - MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276142","date":"2019-12-23","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276141","date":"2019-12-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-029869","date":"2024-04-26","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029870","date":"2024-04-26","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029876","date":"2024-04-26","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029891","date":"2024-04-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-029935","date":"2024-04-26","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029914","date":"2024-04-26","code":"PM15-605.1","title":"ELECTRICAL - INSTALLATION","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029861","date":"2024-04-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029862","date":"2024-04-26","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029863","date":"2024-04-26","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029868","date":"2024-04-26","code":"F-1103.9.1","title":"CARBON MONOXIDE ALARM LOCATION\n","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-074143","date":"2024-08-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074144","date":"2024-08-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074145","date":"2024-08-30","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074146","date":"2024-08-30","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074147","date":"2024-08-30","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074148","date":"2024-08-30","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074149","date":"2024-08-30","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"719913","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-12-24","completedDate":"2020-02-03","violations":[{"number":"5276143","date":"2019-12-23","code":"PM15-304.19O","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276144","date":"2019-12-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276145","date":"2019-12-23","code":"PM15-603.1","title":"MECH - MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276142","date":"2019-12-23","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5276141","date":"2019-12-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-036465","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-26","completedDate":"2025-03-08","violations":[{"number":"VI-2024-029869","date":"2024-04-26","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029870","date":"2024-04-26","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029876","date":"2024-04-26","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029891","date":"2024-04-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-029935","date":"2024-04-26","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029914","date":"2024-04-26","code":"PM15-605.1","title":"ELECTRICAL - INSTALLATION","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029861","date":"2024-04-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029862","date":"2024-04-26","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029863","date":"2024-04-26","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-029868","date":"2024-04-26","code":"F-1103.9.1","title":"CARBON MONOXIDE ALARM LOCATION\n","status":"CLOSED","resolutionDate":"2025-03-08","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2024-096304","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-08-30","completedDate":null,"violations":[{"number":"VI-2024-074143","date":"2024-08-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074144","date":"2024-08-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074145","date":"2024-08-30","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074146","date":"2024-08-30","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074147","date":"2024-08-30","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074148","date":"2024-08-30","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-074149","date":"2024-08-30","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":5,"worst":null},{"y":2024,"n":17,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"719913","date":"2019-12-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"719913","date":"2020-01-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-036465","date":"2024-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-036465","date":"2024-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-096304","date":"2024-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-036465","date":"2025-03-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-096304","date":"2025-03-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968950502611676,"lng":-75.23484791620595,"geom":{"type":"Polygon","coordinates":[[[-75.234806351,39.968874252],[-75.234860366,39.968868392],[-75.234889753,39.969026443],[-75.23483525,39.969032421],[-75.234806351,39.968874252]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":1,"lotArea":870,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 201, NOTTINGHAM PA, 19362","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached\n\nLate Appeal","status":"Closed","outcome":"Complete","date":"2024-06-12","number":"HA-2024-002331","relatedPermit":null},{"type":"BBS Unsafe","grounds":"LATE APPEAL \n\nSee attached","status":"Closed","outcome":"Complete","date":"2025-10-16","number":"HA-2025-002318","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37900,"taxable":37900,"land":3963,"improvement":33937,"taxableLand":3963,"taxableImprovement":33937,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":37900,"taxable":37900,"land":5685,"improvement":32215,"taxableLand":5685,"taxableImprovement":32215,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":37900,"taxable":37900,"land":5685,"improvement":32215,"taxableLand":5685,"taxableImprovement":32215,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":50400,"taxable":50400,"land":7560,"improvement":42840,"taxableLand":7560,"taxableImprovement":42840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":52300,"taxable":52300,"land":7845,"improvement":44455,"taxableLand":7845,"taxableImprovement":44455,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":52300,"taxable":52300,"land":7845,"improvement":44455,"taxableLand":7845,"taxableImprovement":44455,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":52300,"taxable":52300,"land":7845,"improvement":44455,"taxableLand":7845,"taxableImprovement":44455,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":165000,"taxable":165000,"land":33000,"improvement":132000,"taxableLand":33000,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":121000,"taxable":121000,"land":33000,"improvement":88000,"taxableLand":33000,"taxableImprovement":88000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":134900,"taxable":134900,"land":26980,"improvement":107920,"taxableLand":26980,"taxableImprovement":107920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":134900,"taxable":134900,"land":26980,"improvement":107920,"taxableLand":26980,"taxableImprovement":107920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":153600,"taxable":153600,"land":30720,"improvement":122880,"taxableLand":30720,"taxableImprovement":122880,"exemptLand":0,"exemptImprovement":0}],"taxNow":1888,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2025-010119","date":"2025-10-29","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT - FOR THE REPAIR OF ROOF, FLOOR ASSEMBLY AND FRONT BAY AS PER PLAN AND ENGINEER’S REPORT TO RESOLVE CASE CF-2024-096304. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2024-096304."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"17 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Make Safe Permit For RP"}],"rented":false,"licenses":[{"number":"369368","type":"Rental","status":"Inactive","businessName":"WEBB BERNARD","legalName":"WEBB BERNARD","address":"5724 HARMER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-05-19","latestIssueDate":"2024-01-22","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"}],"licenseActivity":[{"number":"369368","type":"Rental","businessName":"WEBB BERNARD","legalName":"WEBB BERNARD","issuedDate":"2006-05-19","latestIssueDate":"2024-01-22","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 215% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $52,300 to $165,000","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":"violations","level":"urgent","title":"7 open L&I violations","finding":"22 violation rows are retained in the City ledger. 2 unresolved unsafe/imminently-dangerous rows belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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: RP-2025-010119 (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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 19, 2025.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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"}]}