{"asOf":"2026-07-27T09:50:28.105Z","block":"900-999 N 6TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-6th-st","address":"911 N 6TH ST","parcelNumber":"057155100","source":"https://property.phila.gov/?p=057155100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"PHILADELPHIA LOTUS 22 LLC","coOwner":null,"marketValue":891200,"landAssessment":178240,"improvementAssessment":712960,"livableArea":3364,"yearBuilt":1920,"lastSale":{"price":860000,"date":"2024-12-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"4366120","date":"2017-05-18","code":"FC-13-10573","title":"FIRE ALARM/DETECTION 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INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571106","date":"2017-09-21","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571105","date":"2017-09-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571104","date":"2017-09-21","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571103","date":"2017-09-21","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571102","date":"2017-09-21","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571101","date":"2017-09-21","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571108","date":"2017-09-21","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"584411","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-05-18","completedDate":"2017-09-08","violations":[{"number":"4366120","date":"2017-05-18","code":"FC-13-10573","title":"FIRE ALARM/DETECTION SYSTEMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366125","date":"2017-05-18","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366126","date":"2017-05-18","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366128","date":"2017-05-18","code":"PM15-307","title":"HANDRAILS AND GUARDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366119","date":"2017-05-18","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366131","date":"2017-05-18","code":"PM15-505.4","title":"PLUMBING SYS-WATER HEATING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366130","date":"2017-05-18","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366123","date":"2017-05-18","code":"FC-13-906.1","title":"EXTINGUISHERS REQRD (SPECIFY)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366124","date":"2017-05-18","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366122","date":"2017-05-18","code":"FC-13-703.23","title":"FIRE DOORS CLOSE/LATCH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4366121","date":"2017-05-18","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605336","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2017-09-21","completedDate":"2019-03-16","violations":[{"number":"4571107","date":"2017-09-21","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571109","date":"2017-09-21","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571106","date":"2017-09-21","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571105","date":"2017-09-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571104","date":"2017-09-21","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571103","date":"2017-09-21","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571102","date":"2017-09-21","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571101","date":"2017-09-21","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4571108","date":"2017-09-21","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":20,"worst":null}],"investigations":[{"caseNumber":"584411","date":"2017-05-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"584411","date":"2017-06-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"584411","date":"2017-09-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"605336","date":"2017-09-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"605336","date":"2017-10-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"605336","date":"2018-01-25","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"605336","date":"2018-07-30","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2017,"fails":4,"passes":1},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96740403419265,"lng":-75.14685697242592,"geom":{"type":"Polygon","coordinates":[[[-75.146692565,39.967411379],[-75.146701698,39.967361663],[-75.1470207,39.967396239],[-75.147010732,39.967447001],[-75.146692565,39.967411379]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-001686","type":"Fire Alarm Certification","inspectionDate":"2022-01-05","result":"Certified","expirationDate":"2023-01-05","buildingId":"1012488"},{"number":"BC-2023-003158","type":"Fire Alarm Certification","inspectionDate":"2023-01-17","result":"Certified","expirationDate":"2024-01-17","buildingId":"1012488"},{"number":"BC-2024-007363","type":"Fire Alarm Certification","inspectionDate":"2024-01-22","result":"Certified","expirationDate":"2025-01-22","buildingId":"1012488"},{"number":"BC-2025-023146","type":"Fire Alarm Certification","inspectionDate":"2025-08-25","result":"Certified","expirationDate":"2026-08-25","buildingId":"1012488"},{"number":"BC-2026-018237","type":"Fire Alarm Certification","inspectionDate":"2026-06-23","result":"Certified","expirationDate":"2027-06-23","buildingId":"1012488"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":6,"baths":4,"stories":3,"lotArea":1691,"zoning":"RSA5","grade":"B","basement":"C","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"829 NORTH 29TH STREET 5, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR FOUR (4) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2018-12-05","number":"34078","relatedPermit":"880108"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":420500,"taxable":420500,"land":52504,"improvement":367996,"taxableLand":52504,"taxableImprovement":367996,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":420500,"taxable":420500,"land":107648,"improvement":312852,"taxableLand":107648,"taxableImprovement":312852,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":420500,"taxable":420500,"land":107648,"improvement":312852,"taxableLand":107648,"taxableImprovement":312852,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":544900,"taxable":544900,"land":139400,"improvement":405500,"taxableLand":139400,"taxableImprovement":405500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":563000,"taxable":563000,"land":144030,"improvement":418970,"taxableLand":144030,"taxableImprovement":418970,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":563000,"taxable":563000,"land":144030,"improvement":418970,"taxableLand":144030,"taxableImprovement":418970,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":563000,"taxable":563000,"land":144030,"improvement":418970,"taxableLand":144030,"taxableImprovement":418970,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":744500,"taxable":744500,"land":148900,"improvement":595600,"taxableLand":148900,"taxableImprovement":595600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":744500,"taxable":744500,"land":148900,"improvement":595600,"taxableLand":148900,"taxableImprovement":595600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":721800,"taxable":721800,"land":144360,"improvement":577440,"taxableLand":144360,"taxableImprovement":577440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":721800,"taxable":721800,"land":144360,"improvement":577440,"taxableLand":144360,"taxableImprovement":577440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":891200,"taxable":891200,"land":178240,"improvement":712960,"taxableLand":178240,"taxableImprovement":712960,"exemptLand":0,"exemptImprovement":0}],"taxNow":10104,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"801515","date":"2017-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-28","scope":"1 FIRE PANEL,6 SMOKE DETECTORS,2 PULL STATIONS.3 HORNS STROBES AND 10 HORNS IN APTS PER NFPA 72 (MULTI FAMILY)"},{"number":"860041","date":"2018-04-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-20","scope":"FOR THE DOCUMENTATION OF AN EXISTING USE OF MULTI-FAMILY HOUSEHOLD LIVING [THREE (3) DWELLING UNITS]."},{"number":"828854","date":"2018-05-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-05-06","scope":"LEGALIZATION OF LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) TO AN EXISTING THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. PERMIT TO INCLUDE CERTIFICATE OF OCCUPANCY TO DOCUMENT PREVIOUSLY UNCERTIFIED OCCUPANCY. SEPARATE PERMIT AND C.O. REQUIRED FOR ANY ADDITIONAL DWELLING UNITS. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"884778","date":"2018-06-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-20","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-(2 MINI-SPLIT SYSTEM) 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."},{"number":"892666","date":"2018-07-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW DEVICES, SWITCHES, RECEPTACLES AND LIGHT FIXTURES PER 2008 NEC (MULTI FAMILY)"},{"number":"893674","date":"2018-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALL 1-TUB,1-VANITY AND 1-SINK.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"880108","date":"2019-01-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-01-23","scope":"FOR FOUR (4) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE."},{"number":"938198","date":"2019-02-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-12","scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) TO AN EXISTING THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. PERMIT TO INCLUDE CERTIFICATE OF OCCUPANCY"},{"number":"955468","date":"2019-03-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-16","scope":"WIRE THROUGHOUT AS PER 2008 NEC"},{"number":"970274","date":"2019-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-12","scope":"INSTALL 4 FIXTURES REPLACEMENT ONLY AS PER 2004 PPC"},{"number":"992369","date":"2019-07-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-12","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."}],"storyTag":"New construction","storyDelta":4.21,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2024,"k":"sale","p":860000}],"rented":true,"licenses":[{"number":"740560","type":"Rental","status":"Inactive","businessName":"PRE II LLC","legalName":"PRE II LLC","address":"911 N 6TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-06-02","latestIssueDate":"2024-06-01","expirationDate":"2025-06-01","inactiveDate":"2025-07-31"},{"number":"0995214","type":"Rental","status":"Active","businessName":"Philadelphia Lotus 22 LLC","legalName":"Philadelphia Lotus 22 LLC","address":"911 N 6TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-12-09","latestIssueDate":"2025-12-09","expirationDate":"2026-12-08","inactiveDate":null}],"licenseActivity":[{"number":"0995214","type":"Rental","businessName":"Philadelphia Lotus 22 LLC","legalName":"Philadelphia Lotus 22 LLC","issuedDate":"2025-12-09","latestIssueDate":"2025-12-09","closureDate":null,"expirationDate":"2026-12-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"740560","type":"Rental","businessName":"PRE II LLC","legalName":"PRE II LLC","issuedDate":"2017-06-02","latestIssueDate":"2024-06-01","closureDate":"2025-07-31","expirationDate":"2025-06-01","inactiveDate":"2025-07-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $563,000 to $744,500","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #34078: OPEN · Granted; related permit 880108. Use permit #860041: 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":"3 permits not marked completed: 828854 (Expired), 884778 (Expired), 893674 (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":"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":"4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 30, 2018.","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":"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 20 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 23, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}