{"asOf":"2026-07-26T12:17:59.965Z","block":"5000-5099 TACOMA ST","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-tacoma-st","address":"5041 TACOMA ST","parcelNumber":"133098700","source":"https://property.phila.gov/?p=133098700","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"OUTLAW MONIQUE","coOwner":"OUTLAW DONALD","marketValue":57500,"landAssessment":11500,"improvementAssessment":46000,"livableArea":784,"yearBuilt":1920,"lastSale":{"price":1,"date":"2025-12-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"5060674","date":"2019-04-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5060675","date":"2019-04-29","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211975394","date":"2019-10-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211975395","date":"2019-10-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-025542","date":"2020-08-05","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2020-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-025541","date":"2020-08-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2020-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-080870","date":"2022-10-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080871","date":"2022-10-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080872","date":"2022-10-25","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080873","date":"2022-10-25","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080874","date":"2022-10-25","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080875","date":"2022-10-25","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-05-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080876","date":"2022-10-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-078257","date":"2023-10-10","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-078258","date":"2023-10-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-002828","date":"2026-01-14","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-01-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"682171","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-04-30","completedDate":"2019-11-27","violations":[{"number":"5060674","date":"2019-04-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5060675","date":"2019-04-29","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"712333","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-10-22","completedDate":"2020-05-07","violations":[{"number":"211975394","date":"2019-10-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211975395","date":"2019-10-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-038730","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-15","completedDate":"2022-12-27","violations":[{"number":"VI-2020-025542","date":"2020-08-05","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2020-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-025541","date":"2020-08-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2020-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-109067","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-25","completedDate":"2023-05-17","violations":[{"number":"VI-2022-080870","date":"2022-10-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080871","date":"2022-10-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080872","date":"2022-10-25","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080873","date":"2022-10-25","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080874","date":"2022-10-25","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080875","date":"2022-10-25","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-05-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080876","date":"2022-10-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-05-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-105135","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-10","completedDate":"2026-01-14","violations":[{"number":"VI-2023-078257","date":"2023-10-10","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-078258","date":"2023-10-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-004475","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-14","completedDate":"2026-01-22","violations":[{"number":"VI-2026-002828","date":"2026-01-14","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-01-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":2,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"682171","date":"2019-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"682171","date":"2019-06-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"712333","date":"2019-10-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"682171","date":"2019-11-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"712333","date":"2020-05-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-038730","date":"2020-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038730","date":"2020-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038730","date":"2020-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-109067","date":"2022-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038730","date":"2022-12-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-109067","date":"2023-05-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-105135","date":"2023-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-105135","date":"2023-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-105135","date":"2026-01-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-004475","date":"2026-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-004475","date":"2026-01-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":3,"passes":1},{"y":2020,"fails":3,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.025591498829634,"lng":-75.16883806066078,"geom":{"type":"Polygon","coordinates":[[[-75.168765349,40.025636451],[-75.168870903,40.025524469],[-75.168910873,40.025546421],[-75.1688047,40.025658646],[-75.168765349,40.025636451]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":2,"baths":1,"stories":2,"lotArea":706,"zoning":"RSA5","grade":"D","basement":"C","heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"PO BOX 872, HAVERTOWN PA, 19083","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":49900,"taxable":49900,"land":3598,"improvement":46302,"taxableLand":3598,"taxableImprovement":46302,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":49900,"taxable":49900,"land":7485,"improvement":42415,"taxableLand":7485,"taxableImprovement":42415,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":49900,"taxable":49900,"land":7485,"improvement":42415,"taxableLand":7485,"taxableImprovement":42415,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":35500,"taxable":35500,"land":5300,"improvement":30200,"taxableLand":5300,"taxableImprovement":30200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":34000,"taxable":34000,"land":5076,"improvement":28924,"taxableLand":5076,"taxableImprovement":28924,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":34000,"taxable":34000,"land":5076,"improvement":28924,"taxableLand":5076,"taxableImprovement":28924,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":34000,"taxable":34000,"land":5076,"improvement":28924,"taxableLand":5076,"taxableImprovement":28924,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":80000,"taxable":80000,"land":16000,"improvement":64000,"taxableLand":16000,"taxableImprovement":64000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":80000,"taxable":80000,"land":16000,"improvement":64000,"taxableLand":16000,"taxableImprovement":64000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":104100,"taxable":104100,"land":20820,"improvement":83280,"taxableLand":20820,"taxableImprovement":83280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":104100,"taxable":104100,"land":20820,"improvement":83280,"taxableLand":20820,"taxableImprovement":83280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":57500,"taxable":57500,"land":11500,"improvement":46000,"taxableLand":11500,"taxableImprovement":46000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1457,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"1034903","date":"2019-12-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-05-12","scope":"MAKE SAFE PERMIT- For (REPAIR/REPLACE WITH LIKE KIND MASONRY FRONT AND REAR FACADES) to resolve case #712333. 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 #712333."},{"number":"MP-2025-003425","date":"2025-06-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Additional permits may be required. Mechanical / Fuel Gas Permit for combo RP-2025-006472 7 Diffusers/Registers connected to new ductwork"},{"number":"RP-2025-006472","date":"2025-06-20","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-01-23","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB.NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Framing tile, wibdows, trim, paint, flooring, cabnets."},{"number":"PP-2025-008200","date":"2025-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-23","scope":"1.5 bathroom 1 kitchen"},{"number":"EP-2025-007003","date":"2025-07-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-05","scope":"INSTALL 100 AMP SERVICE, INSTALL OUTLETS, LIGHTS, SWITCHES, GFI'S, SMOKES AND CARBONS THROUGHOUT"},{"number":"ZP-2026-004993","date":"2026-05-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"sale","p":35000},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":false,"licenses":[{"number":"259162","type":"Rental","status":"Inactive","businessName":"ZENITH REAL ESTATE INC","legalName":"ZENITH REAL ESTATE INC","address":"5041 TACOMA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-09-24","latestIssueDate":"2023-05-31","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"},{"number":"0998680","type":"Rental","status":"Closed","businessName":"Monique Outlaw","legalName":"Monique Outlaw ","address":"5041 TACOMA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-02-02","latestIssueDate":"2026-02-02","expirationDate":"2027-02-01","inactiveDate":null},{"number":"1012955","type":"Limited Lodging Operator","status":"Active","businessName":"Monique Outlaw","legalName":"Monique Outlaw","address":"5041 TACOMA ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2026-07-16","latestIssueDate":"2026-07-16","expirationDate":"2027-07-15","inactiveDate":null}],"licenseActivity":[{"number":"1012955","type":"Limited Lodging Operator","businessName":"Monique Outlaw","legalName":"Monique Outlaw","issuedDate":"2026-07-16","latestIssueDate":"2026-07-16","closureDate":null,"expirationDate":"2027-07-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0998680","type":"Rental","businessName":"Monique Outlaw","legalName":"Monique Outlaw ","issuedDate":"2026-02-02","latestIssueDate":"2026-02-02","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"259162","type":"Rental","businessName":"ZENITH REAL ESTATE INC","legalName":"ZENITH REAL ESTATE INC","issuedDate":"2004-09-24","latestIssueDate":"2023-05-31","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 6 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 22, 2026.","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"}]}