{"asOf":"2026-08-01T00:25:44.469Z","block":"300-399 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-w-girard-ave","address":"341 W GIRARD AVE","parcelNumber":"182302200","source":"https://property.phila.gov/?p=182302200","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":"341 W GIRARD AVENUE LLC","coOwner":null,"marketValue":447800,"landAssessment":89500,"improvementAssessment":358300,"livableArea":2640,"yearBuilt":1915,"lastSale":{"price":625000,"date":"2019-08-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"703317","date":"2007-02-02","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"703319","date":"2007-09-27","code":"A-505.8/4","title":"COO- REMOV/DAMAGE/ALTERED COO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"703318","date":"2007-09-27","code":"A-505.8/3","title":"COO- PERMITTED PUBLIC OCCUPY","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"703320","date":"2007-10-12","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"1253094","date":"2008-12-02","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-04-28","underAppeal":false,"noticeUrl":null},{"number":"2868266","date":"2012-09-07","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-08-13","underAppeal":false,"noticeUrl":null},{"number":"4539095","date":"2017-10-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-12-29","underAppeal":false,"noticeUrl":null},{"number":"1175466","date":"2008-12-02","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-26","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"100372","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-02-02","completedDate":"2010-07-21","noticeUrl":null,"violations":[{"number":"703317","date":"2007-02-02","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"703319","date":"2007-09-27","code":"A-505.8/4","title":"COO- REMOV/DAMAGE/ALTERED COO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"703318","date":"2007-09-27","code":"A-505.8/3","title":"COO- PERMITTED PUBLIC OCCUPY","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null},{"number":"703320","date":"2007-10-12","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-07-21","underAppeal":false,"noticeUrl":null}]},{"number":"186833","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2008-12-02","completedDate":null,"noticeUrl":null,"violations":[{"number":"1253094","date":"2008-12-02","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-04-28","underAppeal":false,"noticeUrl":null}]},{"number":"353438","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-10-02","completedDate":null,"noticeUrl":null,"violations":[{"number":"2868266","date":"2012-09-07","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-08-13","underAppeal":false,"noticeUrl":null}]},{"number":"608666","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2017-10-17","completedDate":"2017-12-29","noticeUrl":null,"violations":[{"number":"4539095","date":"2017-10-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-12-29","underAppeal":false,"noticeUrl":null}]},{"number":"184838","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"1175466","date":"2008-12-02","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"100372","date":"2007-02-01","type":"BC INSP","status":"FAILED"},{"caseNumber":"100372","date":"2007-02-02","type":"BC INSP","status":"CLOSED"},{"caseNumber":"100372","date":"2007-09-27","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"100372","date":"2007-10-12","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"186833","date":"2008-12-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"186833","date":"2009-01-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"186833","date":"2009-02-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"186833","date":"2009-02-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"186833","date":"2010-04-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"100372","date":"2010-07-21","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"353438","date":"2012-09-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"353438","date":"2012-11-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"353438","date":"2013-02-13","type":"BC INSP","status":"CLOSED"},{"caseNumber":"353438","date":"2013-07-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"353438","date":"2013-08-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"608666","date":"2017-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"608666","date":"2017-12-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"608666","date":"2017-12-29","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":3,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":3},{"y":2010,"fails":0,"passes":2},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":1},{"y":2017,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97016478673649,"lng":-75.14293424766701,"geom":{"type":"Polygon","coordinates":[[[-75.142885322,39.97025588],[-75.142925936,39.970064572],[-75.142982318,39.97007264],[-75.142943959,39.970263692],[-75.142885322,39.97025588]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":2,"baths":3,"stories":3,"lotArea":1119,"zoning":"CMX2","grade":"B-","basement":"J","heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2801 LEVICK STREET, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":237400,"taxable":237400,"land":10781,"improvement":226619,"taxableLand":10781,"taxableImprovement":226619,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":237400,"taxable":237400,"land":71220,"improvement":166180,"taxableLand":71220,"taxableImprovement":166180,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":237400,"taxable":237400,"land":71220,"improvement":166180,"taxableLand":71220,"taxableImprovement":166180,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":306300,"taxable":306300,"land":91890,"improvement":214410,"taxableLand":91890,"taxableImprovement":214410,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":306300,"taxable":306300,"land":91890,"improvement":214410,"taxableLand":91890,"taxableImprovement":214410,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":306300,"taxable":306300,"land":91890,"improvement":214410,"taxableLand":91890,"taxableImprovement":214410,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":306300,"taxable":306300,"land":91890,"improvement":214410,"taxableLand":91890,"taxableImprovement":214410,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":567500,"taxable":567500,"land":113500,"improvement":454000,"taxableLand":113500,"taxableImprovement":454000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":567500,"taxable":567500,"land":113500,"improvement":454000,"taxableLand":113500,"taxableImprovement":454000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":474700,"taxable":474700,"land":94940,"improvement":379760,"taxableLand":94940,"taxableImprovement":379760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":474700,"taxable":474700,"land":94940,"improvement":379760,"taxableLand":94940,"taxableImprovement":379760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":447800,"taxable":447800,"land":89500,"improvement":358300,"taxableLand":89500,"taxableImprovement":358300,"exemptLand":0,"exemptImprovement":0}],"taxNow":6645,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"67395","date":"2007-04-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE AND REPLACE SHEETROCK, PAINT, GENERAL CLEANUP"},{"number":"184838","date":"2008-10-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-06","scope":"MINOR FRAMING, NEW WINDOWS(SAME SIZE), NEW DRYWALL, NEW DOORS/LOCKS, REFINISH FLOORS AND INSULATE WALLS TO 2ND AND 3RD FLOOR APARTMENTS MUST MAINTAIN ALL REQUIRED FIRE SEPARATIONS"},{"number":"189461","date":"2008-11-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"INSTALL ONE NEW 2.5 TON/100,000 BTU COMFORTMAKER HEATER/AC UNIT IN THE BASEMENT/FIRST FLOOR OF THE COMMERCIAL PORTION OF A MIXED USE BUILDING. NO OTHER WORK ALLOWED ON THIS PERMIT. APPLICANT AGREES TO LIMIT CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD DATED FEBRUARY, 2007. DEVIATION FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."},{"number":"191558","date":"2008-12-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-09","scope":"INSTALL FIRE ALARM SYSTEM AS PER NFPA72 (CC DISTRICT)"},{"number":"200441","date":"2009-02-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"INSTALLING TWO NEW DIRECT VENTS WARM AIR FURNACES WITH AIR ON 2ND &3RD FL WITH RELATED DUCT WORK"},{"number":"196441","date":"2009-02-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-12","scope":"RENOVATIONS OF EXISTING 3 STORY CORNER ROW HOUSE BLDG. TO PROVIDE 1ST FL. COMMERCIAL SPACE,RENTAL 2ND FL. ONE APT. 3RD. FLOOR. ***CONTRACTOR HAS NO EMPLOYEES***"},{"number":"206539","date":"2009-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-11-02","scope":"REPLACE STACK AND FIXTURES"},{"number":"303882","date":"2010-09-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"LEGALIZE CURRENT USE - VACANT 1ST FLOOR AND 2 EXISTING APARTMENTS"}],"storyTag":"Renovated & sold on","storyDelta":2.13,"timeline":[{"y":2008,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2010,"k":"insp","w":"Inspection passed ×2"},{"y":2010,"k":"permit","w":"Use"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"sale","p":625000}],"rented":true,"licenses":[{"number":"427529","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LLOYD STEFANIC","legalName":"LLOYD STEFANIC","address":"341 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-10-29","latestIssueDate":"2010-03-02","expirationDate":"2011-02-28","inactiveDate":"2011-09-15"},{"number":"545476","type":"Rental","status":"Inactive","businessName":"LLOYD STEFANIC","legalName":"LLOYD STEFANIC","address":"341 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-10-04","latestIssueDate":"2019-07-26","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"824407","type":"Rental","status":"Active","businessName":"341 W Girard Avenue, LLC","legalName":"341 W Girard Avenue, LLC ","address":"341 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-09-20","latestIssueDate":"2025-08-05","expirationDate":"2026-09-19","inactiveDate":null}],"licenseActivity":[{"number":"824407","type":"Rental","businessName":"341 W Girard Avenue, LLC","legalName":"341 W Girard Avenue, LLC ","issuedDate":"2019-09-20","latestIssueDate":"2025-08-05","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"545476","type":"Rental","businessName":"LLOYD STEFANIC","legalName":"LLOYD STEFANIC","issuedDate":"2011-10-04","latestIssueDate":"2019-07-26","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"427529","type":"Vacant Residential Property / Lot","businessName":"LLOYD STEFANIC","legalName":"LLOYD STEFANIC","issuedDate":"2007-10-29","latestIssueDate":"2010-03-02","closureDate":"2011-09-15","expirationDate":"2011-02-28","inactiveDate":"2011-09-15","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 85% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $306,300 to $567,500","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":"Use permit #303882: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"1 permit not marked completed: 67395 (EXPIRED).","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 1915 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":"9 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 29, 2017.","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":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #427529: Inactive since Sep 15, 2011","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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 8 historical violations across 5 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"}]}