{"asOf":"2026-07-25T18:25:52.073Z","block":"6900-6999 FORREST AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-forrest-ave","address":"6905 FORREST AVE","parcelNumber":"102527600","source":"https://property.phila.gov/?p=102527600","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"24","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"WALSH JAMES","coOwner":null,"marketValue":170300,"landAssessment":34060,"improvementAssessment":136240,"livableArea":1146,"yearBuilt":1925,"lastSale":{"price":1,"date":"2019-08-14T04:00:00Z"},"openViolations":2,"violations":[{"number":"1202588","date":"2008-04-19","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1202589","date":"2008-04-19","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1202587","date":"2008-04-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2183352","date":"2011-08-18","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2183351","date":"2011-08-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4694022","date":"2018-04-04","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5227271","date":"2019-08-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5227272","date":"2019-08-30","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-014198","date":"2022-03-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-03-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-034171","date":"2022-05-17","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034172","date":"2022-05-17","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034173","date":"2022-05-17","code":"A-301.1/46","title":"HVAC SYSTEM","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034174","date":"2022-05-17","code":"A-301.1/58","title":"PLUMBING FIXTURES","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034175","date":"2022-05-17","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-060107","date":"2022-08-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-060108","date":"2022-08-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-079603","date":"2022-10-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-079601","date":"2022-10-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-079602","date":"2022-10-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-079604","date":"2022-10-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018450","date":"2024-03-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-04-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"156771","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-04-23","completedDate":"2011-05-10","violations":[{"number":"1202588","date":"2008-04-19","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1202589","date":"2008-04-19","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1202587","date":"2008-04-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"292748","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-19","completedDate":"2011-12-06","violations":[{"number":"2183352","date":"2011-08-18","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2183351","date":"2011-08-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"627531","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-04-04","completedDate":"2018-09-05","violations":[{"number":"4694022","date":"2018-04-04","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"701840","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-08-16","completedDate":"2020-03-12","violations":[{"number":"5227271","date":"2019-08-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5227272","date":"2019-08-30","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-017279","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-03-03","completedDate":"2022-03-28","violations":[{"number":"VI-2022-014198","date":"2022-03-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-03-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-045125","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2022-05-17","completedDate":"2025-02-25","violations":[{"number":"VI-2022-034171","date":"2022-05-17","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034172","date":"2022-05-17","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034173","date":"2022-05-17","code":"A-301.1/46","title":"HVAC SYSTEM","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034174","date":"2022-05-17","code":"A-301.1/58","title":"PLUMBING FIXTURES","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-034175","date":"2022-05-17","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2025-02-25","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2022-082006","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2022-08-12","completedDate":null,"violations":[{"number":"VI-2022-060107","date":"2022-08-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-060108","date":"2022-08-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-107452","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-19","completedDate":"2023-12-15","violations":[{"number":"VI-2022-079603","date":"2022-10-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-079601","date":"2022-10-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-079602","date":"2022-10-18","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-079604","date":"2022-10-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-022570","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-03-20","completedDate":"2024-04-15","violations":[{"number":"VI-2024-018450","date":"2024-03-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-04-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2022,"n":12,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"156771","date":"2008-04-19","type":"BRU INSP","status":"FAILED"},{"caseNumber":"156771","date":"2009-01-02","type":"BRU INSP","status":"FAILED"},{"caseNumber":"156771","date":"2011-05-06","type":"BRU INSP","status":"PASSED"},{"caseNumber":"292748","date":"2011-08-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"292748","date":"2011-12-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-017279","date":"2022-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017279","date":"2022-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017279","date":"2022-03-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-045125","date":"2022-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-045125","date":"2022-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-082006","date":"2022-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-107452","date":"2022-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-107452","date":"2023-12-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-022570","date":"2024-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022570","date":"2024-04-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-045125","date":"2025-02-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":2},{"y":2022,"fails":6,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.059652288922855,"lng":-75.15100473539634,"geom":{"type":"Polygon","coordinates":[[[-75.150849329,40.05972087],[-75.150833704,40.059698336],[-75.151149781,40.059568725],[-75.151175663,40.059606095],[-75.150858886,40.059735352],[-75.150849329,40.05972087]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":3,"baths":1,"stories":2,"lotArea":1500,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"1708 WELSH RD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":229.6,"principal":126.73,"interest":1.9,"penalty":1.27}],"taxNet":229.6,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":100600,"taxable":100600,"land":10200,"improvement":90400,"taxableLand":10200,"taxableImprovement":90400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":100600,"taxable":100600,"land":15090,"improvement":85510,"taxableLand":15090,"taxableImprovement":85510,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":100600,"taxable":100600,"land":15090,"improvement":85510,"taxableLand":15090,"taxableImprovement":85510,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":115000,"taxable":115000,"land":17250,"improvement":97750,"taxableLand":17250,"taxableImprovement":97750,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":110100,"taxable":110100,"land":16515,"improvement":93585,"taxableLand":16515,"taxableImprovement":93585,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":110100,"taxable":110100,"land":16515,"improvement":93585,"taxableLand":16515,"taxableImprovement":93585,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":110100,"taxable":110100,"land":16515,"improvement":93585,"taxableLand":16515,"taxableImprovement":93585,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":142700,"taxable":142700,"land":28540,"improvement":114160,"taxableLand":28540,"taxableImprovement":114160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":142700,"taxable":142700,"land":28540,"improvement":114160,"taxableLand":28540,"taxableImprovement":114160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":171900,"taxable":171900,"land":34380,"improvement":137520,"taxableLand":34380,"taxableImprovement":137520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":171900,"taxable":171900,"land":34380,"improvement":137520,"taxableLand":34380,"taxableImprovement":137520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":170300,"taxable":170300,"land":34060,"improvement":136240,"taxableLand":34060,"taxableImprovement":136240,"exemptLand":0,"exemptImprovement":0}],"taxNow":2406,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"RP-2023-009375","date":"2023-10-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-01-25","scope":"Interior renovations only of existing single-family dwelling attached structure, details as shown on plan."},{"number":"PP-2022-017606","date":"2024-02-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-14","scope":"Plumbing Permit (Interior) for combo RP-2022-006818"},{"number":"EP-2022-012338","date":"2024-05-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-31","scope":"Electrical Permit for combo RP-2022-006818"},{"number":"MP-2024-002990","date":"2024-07-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of 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 new 80% 70k BTU furnace, 2 ton AC, ductwork, and 10 diffusers."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"L&I violation"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"viol","w":"12 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"454785","type":"Rental","status":"Inactive","businessName":"JAMES & COLLETTE WALSH","legalName":"JAMES & COLLETTE WALSH","address":"6905 FORREST AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-08-22","latestIssueDate":"2019-03-02","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"856826","type":"Rental","status":"Active","businessName":"Lublin Walsh partnership","legalName":"Lublin Walsh partnership","address":"6905 FORREST AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-12-05","latestIssueDate":"2026-01-08","expirationDate":"2026-12-04","inactiveDate":null}],"licenseActivity":[{"number":"856826","type":"Rental","businessName":"Lublin Walsh partnership","legalName":"Lublin Walsh partnership","issuedDate":"2020-12-05","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2026-12-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"454785","type":"Rental","businessName":"JAMES & COLLETTE WALSH","legalName":"JAMES & COLLETTE WALSH","issuedDate":"2008-08-22","latestIssueDate":"2019-03-02","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["2 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"2 open L&I violations","finding":"21 violation rows are retained in the City ledger.","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":"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 1925 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":"11 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 25, 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 and appears related-party/family-held.","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/"}],"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"}]}