{"asOf":"2026-07-20T12:33:19.366Z","block":"4800-4899 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-n-18th-st","address":"4841 N 18TH ST","parcelNumber":"172263300","source":"https://property.phila.gov/?p=172263300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"LITTLE PRINCESS PROPERTIE","coOwner":null,"marketValue":174000,"landAssessment":34800,"improvementAssessment":139200,"livableArea":1044,"yearBuilt":1925,"lastSale":{"price":1,"date":"2015-10-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3843800","date":"2016-01-04","code":"A-301.1/53","title":"PERME- ALTER ELEC 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MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-015134","date":"2020-07-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-10-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-015135","date":"2020-07-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CVN ISSUED","resolutionDate":"2020-10-05","resolution":"CVN ISSUED"},{"number":"VI-2020-015136","date":"2020-07-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CVN ISSUED","resolutionDate":"2020-10-05","resolution":"CVN ISSUED"},{"number":"VI-2023-012338","date":"2023-02-28","code":"PM15-507.1","title":"PLUMBING SYSTEMS- STORM DRAINAGE","status":"COMPLIED","resolutionDate":"2025-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-012335","date":"2023-03-01","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":"2025-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"3811302","date":"2016-01-04","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3892305","date":"2016-04-08","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"515581","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-01-04","completedDate":"2016-04-22","violations":[{"number":"3843800","date":"2016-01-04","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3843801","date":"2016-01-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3843799","date":"2016-01-04","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3843802","date":"2016-01-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3843803","date":"2016-01-04","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3843804","date":"2016-01-04","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"529206","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-04-22","completedDate":null,"violations":[{"number":"4162213","date":"2016-04-22","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4162211","date":"2016-04-22","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4162212","date":"2016-04-22","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"628516","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-04-11","completedDate":"2018-05-29","violations":[{"number":"4637452","date":"2018-04-10","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"673990","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-02-19","completedDate":"2019-05-07","violations":[{"number":"4983766","date":"2019-02-14","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"675994","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-03-12","completedDate":"2019-03-25","violations":[{"number":"4971206","date":"2019-03-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4971207","date":"2019-03-11","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-033836","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-02","completedDate":"2022-11-01","violations":[{"number":"VI-2020-015134","date":"2020-07-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-10-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-015135","date":"2020-07-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CVN ISSUED","resolutionDate":"2020-10-05","resolution":"CVN ISSUED"},{"number":"VI-2020-015136","date":"2020-07-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CVN ISSUED","resolutionDate":"2020-10-05","resolution":"CVN ISSUED"}]},{"number":"CF-2023-015923","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CE & CLIP PME INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-28","completedDate":"2025-08-22","violations":[{"number":"VI-2023-012338","date":"2023-02-28","code":"PM15-507.1","title":"PLUMBING SYSTEMS- STORM DRAINAGE","status":"COMPLIED","resolutionDate":"2025-08-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-012335","date":"2023-03-01","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":"2025-08-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"653259","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3811302","date":"2016-01-04","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"676781","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3892305","date":"2016-04-08","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":11,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2020,"n":3,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"515581","date":"2016-01-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"515581","date":"2016-02-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"515581","date":"2016-04-22","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"529206","date":"2016-04-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"529206","date":"2016-05-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"529206","date":"2016-07-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"529206","date":"2016-10-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"529206","date":"2016-12-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"628516","date":"2018-04-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"628516","date":"2018-05-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"673990","date":"2019-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675994","date":"2019-03-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675994","date":"2019-03-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"673990","date":"2019-03-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673990","date":"2019-05-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-033836","date":"2020-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033836","date":"2020-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033836","date":"2022-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-015923","date":"2023-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-015923","date":"2025-08-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":6,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":3,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02786181706994,"lng":-75.15350487504672,"geom":{"type":"Polygon","coordinates":[[[-75.153370794,40.027864735],[-75.153380043,40.027823581],[-75.153636974,40.027857536],[-75.153627434,40.027900811],[-75.153370794,40.027864735]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":3,"baths":1,"stories":2,"lotArea":1050,"zoning":"RM1","grade":"C","basement":"H","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"1218 N MARSHALL ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":7,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":76300,"taxable":76300,"land":6078,"improvement":70222,"taxableLand":6078,"taxableImprovement":70222,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":76300,"taxable":76300,"land":11445,"improvement":64855,"taxableLand":11445,"taxableImprovement":64855,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":76300,"taxable":76300,"land":11445,"improvement":64855,"taxableLand":11445,"taxableImprovement":64855,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":48600,"taxable":48600,"land":7290,"improvement":41310,"taxableLand":7290,"taxableImprovement":41310,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":49200,"taxable":49200,"land":7380,"improvement":41820,"taxableLand":7380,"taxableImprovement":41820,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":49200,"taxable":49200,"land":7380,"improvement":41820,"taxableLand":7380,"taxableImprovement":41820,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":49200,"taxable":49200,"land":7380,"improvement":41820,"taxableLand":7380,"taxableImprovement":41820,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":135600,"taxable":135600,"land":27120,"improvement":108480,"taxableLand":27120,"taxableImprovement":108480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":135600,"taxable":135600,"land":27120,"improvement":108480,"taxableLand":27120,"taxableImprovement":108480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":193300,"taxable":193300,"land":38660,"improvement":154640,"taxableLand":38660,"taxableImprovement":154640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":193300,"taxable":193300,"land":38660,"improvement":154640,"taxableLand":38660,"taxableImprovement":154640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":174000,"taxable":174000,"land":34800,"improvement":139200,"taxableLand":34800,"taxableImprovement":139200,"exemptLand":0,"exemptImprovement":0}],"taxNow":2706,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"653259","date":"2015-11-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACEMENT OF 10 WINDOWS IN EXISTING OPENINGS"},{"number":"654962","date":"2015-11-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"WATER AND DRAIN LINES 1 KITCHEN,1 BATH AND LAUNDRY (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"666601","date":"2016-01-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200AMP SERVICE, 3-100AMP PANELS, 3 METERS & REWIRE THROUGOUT WITH SWITCHES, RECEPTS, LIGHTS, SMOKES/CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"676781","date":"2016-03-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"LEVEL I MINOR ALTERATIONS TO EXISTING TWO FAMILY DWELLING; WORK TO INCLUDE; LAMINATE WALLS WITH SHEETROCK. (NO PARTITION INSTALLATION OR MODIFICATIONS, MAINTAIN ALL REQUIRED FIRE RATINGS)"},{"number":"690256","date":"2016-05-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACEMENT OF 1 TUB, LAV SINK, TOILET AND 1 KITCHEN SINK, REPLACE 5 SECTION OF DRAIN LINES, INSTALLATION OF PRE EXISTING FIXTURES ON 2 FLOORS., INSTALL 1 40 GAL WATER HEATER. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"746143","date":"2016-12-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-27","scope":"TWO (2) FAMILY LIVING IN A EXISTING ATTACHED STRUCTURE WITH NO CHANGE IN SIZE OR HEIGHT"},{"number":"PP-2023-002366","date":"2023-03-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-04","scope":"install 5\" curb trap, 4\" vent, 4\" house drain"},{"number":"PP-2025-001243","date":"2025-02-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-04","scope":"Repair 4\" vent FAI"},{"number":"GM-2025-009328","date":"2025-10-02","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Cancelled","completedDate":"2025-10-06","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Replacement of sheathing in excess of 10% of roof area shall not be applicable to the EZ permit process."}],"storyTag":"New construction","storyDelta":60.67,"timeline":[{"y":2018,"k":"viol","w":"L&I violation"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"sale","p":185000},{"y":2025,"k":"permit","w":"Roof Covering Replacement"}],"rented":false,"licenses":[{"number":"701396","type":"Rental","status":"Inactive","businessName":"Little Princess Properties Limited","legalName":"Little Princess Properties Limited","address":"4841 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-05-09","latestIssueDate":"2022-12-07","expirationDate":"2023-05-08","inactiveDate":"2023-07-07"}],"licenseActivity":[{"number":"701396","type":"Rental","businessName":"Little Princess Properties Limited","legalName":"Little Princess Properties Limited","issuedDate":"2016-05-09","latestIssueDate":"2022-12-07","closureDate":"2023-07-07","expirationDate":"2023-05-08","inactiveDate":"2023-07-07","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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":"Use permit #746143: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"7 permits not marked completed: 653259 (EXPIRED), 654962 (EXPIRED), 666601 (Issued), 676781 (EXPIRED), 690256 (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-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, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 22, 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":"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":"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 9 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/"}],"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"}]}