{"asOf":"2026-07-26T01:06:00.954Z","block":"5800-5899 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-master-st","address":"5831 MASTER ST","parcelNumber":"043040900","source":"https://property.phila.gov/?p=043040900","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"CLARK ALYSE","coOwner":null,"marketValue":311900,"landAssessment":62380,"improvementAssessment":249520,"livableArea":1896,"yearBuilt":1920,"lastSale":{"price":220000,"date":"2020-09-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"2878059","date":"2013-05-20","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3177509","date":"2014-05-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4327568","date":"2017-05-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4383668","date":"2017-07-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4383667","date":"2017-07-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211953747","date":"2018-10-02","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2023-06-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211956597","date":"2019-01-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-06-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"5083680","date":"2019-06-20","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5083679","date":"2019-06-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"381784","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2013-05-21","completedDate":"2013-09-27","violations":[{"number":"2878059","date":"2013-05-20","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"431065","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-14","completedDate":"2014-05-27","violations":[{"number":"3177509","date":"2014-05-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"585498","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-05-26","completedDate":"2017-07-24","violations":[{"number":"4327568","date":"2017-05-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"593789","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-07-14","completedDate":"2018-09-05","violations":[{"number":"4383668","date":"2017-07-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4383667","date":"2017-07-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"657812","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2018-10-03","completedDate":null,"violations":[{"number":"211953747","date":"2018-10-02","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2023-06-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"669279","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-01-04","completedDate":null,"violations":[{"number":"211956597","date":"2019-01-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-06-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"691913","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-06-21","completedDate":"2019-11-15","violations":[{"number":"5083680","date":"2019-06-20","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5083679","date":"2019-06-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2017,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"n":1,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"381784","date":"2013-05-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"381784","date":"2013-07-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"381784","date":"2013-09-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"431065","date":"2014-05-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431065","date":"2014-05-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"585498","date":"2017-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"593789","date":"2017-07-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"585498","date":"2017-07-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"593789","date":"2018-09-05","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"657812","date":"2018-10-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"657812","date":"2018-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"657812","date":"2019-01-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"669279","date":"2019-01-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"669279","date":"2019-02-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"669279","date":"2019-03-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"657812","date":"2019-04-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"691913","date":"2019-06-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"691913","date":"2019-07-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"669279","date":"2019-08-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"657812","date":"2020-10-05","type":null,"status":"FAILED"},{"caseNumber":"657812","date":"2023-06-23","type":null,"status":"PASSED"},{"caseNumber":"669279","date":"2023-06-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":5,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973196313504786,"lng":-75.2374935942558,"geom":{"type":"Polygon","coordinates":[[[-75.237483518,39.973297569],[-75.237445775,39.973098456],[-75.237502866,39.973091711],[-75.237541544,39.973293858],[-75.237483518,39.973297569]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":4,"baths":2,"stories":2,"lotArea":1166,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":true,"mail":"2956 QUINCY TURN, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"ON MAY 22, 2013, I RECEIVED A LETTER FROM LICENSES AND INSPECTIONS STATING THAT MY PROPERTY HAS A CODE VIOLATION \"NO PERMIT POSTED FOR WORK BEING DONE\".  NO WORK WAS BEING PERFORMED AT THIS PROPERTY.","status":"OPEN","outcome":"MOOT","date":"2013-10-02","number":"20810","relatedPermit":"381784"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19400,"taxable":19400,"land":5378,"improvement":14022,"taxableLand":5378,"taxableImprovement":14022,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19400,"taxable":19400,"land":4365,"improvement":15035,"taxableLand":4365,"taxableImprovement":15035,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19400,"taxable":19400,"land":4365,"improvement":15035,"taxableLand":4365,"taxableImprovement":15035,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":18900,"taxable":18900,"land":4200,"improvement":14700,"taxableLand":4200,"taxableImprovement":14700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":18900,"taxable":18900,"land":4200,"improvement":14700,"taxableLand":4200,"taxableImprovement":14700,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":18900,"taxable":0,"land":4200,"improvement":14700,"taxableLand":0,"taxableImprovement":0,"exemptLand":4200,"exemptImprovement":14700},{"y":2022,"v":18900,"taxable":0,"land":4200,"improvement":14700,"taxableLand":0,"taxableImprovement":0,"exemptLand":4200,"exemptImprovement":14700},{"y":2023,"v":236700,"taxable":156700,"land":47340,"improvement":189360,"taxableLand":47340,"taxableImprovement":109360,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":236700,"taxable":156700,"land":47340,"improvement":189360,"taxableLand":47340,"taxableImprovement":109360,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":293300,"taxable":193300,"land":58660,"improvement":234640,"taxableLand":58660,"taxableImprovement":134640,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":293300,"taxable":193300,"land":58660,"improvement":234640,"taxableLand":58660,"taxableImprovement":134640,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":311900,"taxable":211900,"land":62380,"improvement":249520,"taxableLand":62380,"taxableImprovement":149520,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2706,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"461862","date":"2013-03-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-03-28","scope":"USE IST FLOOR AS A BEAUTY SALON, 2ND FLOOR APARTMENT"},{"number":"465148","date":"2013-04-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"1ST FLOOR INSTALLATION: 1 TOILET, 1 VANITY, 3 HAIRWASH SINKS, 1 UTILITY SINK. SECOND FLOOR TWO FULL BATHROOMS: 2 TOILETS, 2 VANITYS, 2 KITCHENS SINKS AND ONE WASHER."},{"number":"495818","date":"2013-09-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-05","scope":"INSTALL PLYWOOD SHEATHING SIDE WALL. NEW PLYWOOD ROOF SHEATHING AND NEW ROOF COVERING. FRAME THE KITCHEN AND THE BATHROOM."},{"number":"816481","date":"2017-09-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-05","scope":"MAKE SAFE PERMIT - FOR (REPAIR BAY BY REMOVING DETERIATED COVERING AND SHEATHING AND REPLACE WITH LIKE KIND RESHEATH AND WRAP WITH WEATHER PROOF MATERIALS)TO RESOLVE CASE #593765. 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 #593789."},{"number":"1037235","date":"2020-03-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-05","scope":"LEVEL I INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY) TO AN EXISTING MIXED-USE STRUCTURE [VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND RESIDENTIAL UNIT ABOVE ] AS PER APPROVED PLANS.** SEPARATE USE REGISTRATION PERMIT REQUIRED FOR THE FIRST FLOOR COMMERCIAL SPACE PRIOR TO OCCUPANCY **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"1056831","date":"2020-03-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200AMP SERVICE COMPLETE WITH GROUND WIRE/DEVICES THROUGHOUT AS PER 2014 NEC"},{"number":"1057064","date":"2020-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-05-10","scope":"INSTALL WASTE LINE AND WATER LINE AND SET FIXTURES. 1 WC, 1 LAV, 1 TUB, 1 KS AND 1 LAUNDRY SINK."},{"number":"MP-2020-001477","date":"2020-06-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-20","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install all new ductwork for each unit Install 2-40,000 btu furnaces Install 2-2ton ac units"}],"storyTag":"New construction","storyDelta":10,"timeline":[{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"sale","p":45000},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×5"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"sale","p":220000},{"y":2023,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[{"number":"249523","type":"Rental","status":"Inactive","businessName":"COUSER MARTHA DIANE","legalName":"COUSER MARTHA DIANE","address":"5831 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-02-18","latestIssueDate":"2009-03-11","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"852239","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SWK Properties LLC","legalName":"SWK Properties LLC","address":"5831 MASTER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-09-25","latestIssueDate":"2020-09-25","expirationDate":"2021-09-24","inactiveDate":"2021-11-23"}],"licenseActivity":[{"number":"852239","type":"Vacant Residential Property / Lot","businessName":"SWK Properties LLC","legalName":"SWK Properties LLC","issuedDate":"2020-09-25","latestIssueDate":"2020-09-25","closureDate":"2021-11-23","expirationDate":"2021-09-24","inactiveDate":"2021-11-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"249523","type":"Rental","businessName":"COUSER MARTHA DIANE","legalName":"COUSER MARTHA DIANE","issuedDate":"2004-02-18","latestIssueDate":"2009-03-11","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1152% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $18,900 to $236,700","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":"Use permit #461862: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 1037235 (Expired), 1056831 (Issued), 1057064 (Expired), MP-2020-001477 (Expired). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"13 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 23, 2023.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #852239: Inactive since Nov 23, 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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"}]}