{"asOf":"2026-07-23T14:41:38.719Z","block":"400-499 PARKER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-parker-ave","address":"441 PARKER AVE","parcelNumber":"212332920","source":"https://property.phila.gov/?p=212332920","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"D21","buildingCodeNew":"05","buildingClass":"DET W/B GAR 1.5 STY MAS+O","buildingClassNew":"SPLIT LEVEL","useLabel":"House","owner":"FIELDER KIMBERLY ANNETTE","coOwner":"FIELDER JEROME","marketValue":509900,"landAssessment":101980,"improvementAssessment":407920,"livableArea":1648,"yearBuilt":1975,"lastSale":{"price":329000,"date":"2015-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1907148","date":"2010-06-09","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1907147","date":"2010-06-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2110392","date":"2011-04-21","code":"PM-302.6/6","title":"EXT A-POOL MAINT/CLEAN/ENCLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2110391","date":"2011-04-21","code":"PM-302.6/5","title":"EXT A-POOL ENCLOSE/MAINT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2110390","date":"2011-04-21","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2110393","date":"2011-06-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2655835","date":"2012-09-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2655834","date":"2012-09-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2623451","date":"2012-09-20","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2623450","date":"2012-09-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2623452","date":"2012-09-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3087776","date":"2013-09-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3087774","date":"2013-09-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3087775","date":"2013-09-16","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3087771","date":"2014-01-10","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":null,"resolutionDate":null,"resolution":null},{"number":"3087772","date":"2014-01-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":null,"resolutionDate":null,"resolution":null},{"number":"3087773","date":"2014-01-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":null,"resolutionDate":null,"resolution":null},{"number":"3267240","date":"2014-07-24","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3267238","date":"2014-07-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3267239","date":"2014-07-24","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3634463","date":"2015-07-14","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"238692","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-06-10","completedDate":"2010-12-02","violations":[{"number":"1907148","date":"2010-06-09","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1907147","date":"2010-06-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"273875","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-25","completedDate":"2011-07-18","violations":[{"number":"2110392","date":"2011-04-21","code":"PM-302.6/6","title":"EXT A-POOL MAINT/CLEAN/ENCLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2110391","date":"2011-04-21","code":"PM-302.6/5","title":"EXT A-POOL ENCLOSE/MAINT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2110390","date":"2011-04-21","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2110393","date":"2011-06-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"352293","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-26","completedDate":null,"violations":[{"number":"2655835","date":"2012-09-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2655834","date":"2012-09-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"356845","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-10-24","completedDate":"2012-10-26","violations":[{"number":"2623451","date":"2012-09-20","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2623450","date":"2012-09-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2623452","date":"2012-09-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"402465","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-17","completedDate":null,"violations":[{"number":"3087776","date":"2013-09-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3087774","date":"2013-09-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3087775","date":"2013-09-16","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"416344","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-14","completedDate":null,"violations":[{"number":"3087771","date":"2014-01-10","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":null,"resolutionDate":null,"resolution":null},{"number":"3087772","date":"2014-01-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":null,"resolutionDate":null,"resolution":null},{"number":"3087773","date":"2014-01-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":null,"resolutionDate":null,"resolution":null}]},{"number":"444367","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-07-24","completedDate":"2014-10-27","violations":[{"number":"3267240","date":"2014-07-24","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3267238","date":"2014-07-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3267239","date":"2014-07-24","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"491175","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-07-14","completedDate":"2015-08-12","violations":[{"number":"3634463","date":"2015-07-14","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2012,"n":5,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2014,"n":6,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"238692","date":"2010-06-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"238692","date":"2010-07-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"238692","date":"2010-08-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"238692","date":"2010-11-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"238692","date":"2010-12-02","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"273875","date":"2011-04-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"273875","date":"2011-06-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"273875","date":"2011-06-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"273875","date":"2011-07-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"238692","date":"2011-07-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"356845","date":"2012-09-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"352293","date":"2012-09-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"356845","date":"2012-10-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"356845","date":"2012-10-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"352293","date":"2012-10-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"352293","date":"2012-11-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"402465","date":"2013-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402465","date":"2013-10-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402465","date":"2013-11-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"416344","date":"2014-01-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416344","date":"2014-02-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402465","date":"2014-02-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"416344","date":"2014-03-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"491175","date":"2015-07-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"491175","date":"2015-08-11","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2011,"fails":2,"passes":2},{"y":2012,"fails":4,"passes":0},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04113802079112,"lng":-75.22745314290152,"geom":{"type":"Polygon","coordinates":[[[-75.227191245,40.041116006],[-75.227470457,40.040986042],[-75.227693764,40.041135714],[-75.227590531,40.041228987],[-75.227573247,40.041216631],[-75.227470977,40.041303752],[-75.227191245,40.041116006]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":3,"baths":2,"stories":2,"lotArea":7410,"zoning":"RSA2","grade":"C","basement":"E","heater":"B","centralAir":true,"extCond":"4","intCond":"4","garage":1,"homestead":true,"mail":"441 PARKER AVE, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":230800,"taxable":230800,"land":136344,"improvement":94456,"taxableLand":136344,"taxableImprovement":94456,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":230800,"taxable":230800,"land":34620,"improvement":196180,"taxableLand":34620,"taxableImprovement":196180,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":230800,"taxable":230800,"land":34620,"improvement":196180,"taxableLand":34620,"taxableImprovement":196180,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":334900,"taxable":294900,"land":50235,"improvement":284665,"taxableLand":50235,"taxableImprovement":244665,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":340700,"taxable":295700,"land":48550,"improvement":292150,"taxableLand":48550,"taxableImprovement":247150,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":340700,"taxable":295700,"land":48550,"improvement":292150,"taxableLand":48550,"taxableImprovement":247150,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":340700,"taxable":295700,"land":48550,"improvement":292150,"taxableLand":48550,"taxableImprovement":247150,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":414200,"taxable":334200,"land":82840,"improvement":331360,"taxableLand":82840,"taxableImprovement":251360,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":414200,"taxable":334200,"land":82840,"improvement":331360,"taxableLand":82840,"taxableImprovement":251360,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":438100,"taxable":338100,"land":87620,"improvement":350480,"taxableLand":87620,"taxableImprovement":250480,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":438100,"taxable":338100,"land":87620,"improvement":350480,"taxableLand":87620,"taxableImprovement":250480,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":509900,"taxable":409900,"land":101980,"improvement":407920,"taxableLand":101980,"taxableImprovement":307920,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4733,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"612354","date":"2015-05-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-09-22","scope":"INTERIOR ALTERATIONS TO INCLUDE REMOVING CABINETS AND COUNTERTOPS. INSTALL NEW CABINETS AND COUNTERTOPS. REMOVE OLD TILE IN BATHROOMS AND INSTALL NEW TILE AND BATHROOM FIXTURES. INSTALL NEW WOOD FLOORING AND CARPET THROUGHOUT HOUSE. PAINT ENTIRE HOUSE. INSTALL NEW REPLACEMENT WINDOWS AND INTERIOR DOORS. INSTALL NEW MOLDINGS AND BASEBOARDS. PATCH DAMAGED WALLS WITH NEW SHEETROCK. REPLACE DAMAGE WOOD DECKING BOARDS ON REAR YARD DECK. NONSTRUCTURAL. SFD. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. LICENSED CONTRACTOR TO BE LISTED ON PERMIT. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO START."},{"number":"616044","date":"2015-06-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-19","scope":"REWIRE OUTLETS & SWITCHES WHERE NEEDED, INSTALL NEW LIGHTING IN KITCHEN & LIVINGROOM & WIRE INTERCONNECTED SMOKE DETECTORS AS PER NEC 2008"},{"number":"616793","date":"2015-07-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-09-22","scope":"REPLACE DOUBLE CEILING BEAMS, HOLDING EXISTING CEILING JOISTS. INSTALL NEW LVL BEAM TO CREATE NEW SPAN OPENING. ATTACH ALL CEILING JOIST HANGERS."},{"number":"625116","date":"2015-07-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-22","scope":"INSTALL (1) HVAC UNIT WITH DUCTWORK. SFD"},{"number":"625549","date":"2015-07-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-11","scope":"REPLACE TUB, TOILET AND SINK AND 2 BATHS, REPLACE TOILET AND SINK IN POWDER ROOM"},{"number":"ZP-2021-006032","date":"2021-08-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-01-28","scope":"FOR THE ENCLOSURE OF AN EXISTING DECK FOR THE CREATION OF A SUNROOM."},{"number":"RP-2021-012830","date":"2021-08-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-01-28","scope":"FOR THE ENCLOSURE OF AN EXISTING DECK FOR THE CREATION OF A SUNROOM AS PER APPROVED PLAN."}],"storyTag":"New construction","storyDelta":1.14,"timeline":[{"y":2014,"k":"insp","w":"Inspection failed ×3"},{"y":2015,"k":"sale","p":153500},{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"sale","p":329000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"627412","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WILMINGTON TRUST","legalName":"WILMINGTON TRUST","address":"441 PARKER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-05-03","latestIssueDate":"2015-03-12","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"627412","type":"Vacant Residential Property / Lot","businessName":"WILMINGTON TRUST","legalName":"WILMINGTON TRUST","issuedDate":"2014-05-03","latestIssueDate":"2015-03-12","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 3 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 11, 2015.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #627412: Inactive since Apr 29, 2016","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 21 historical violations across 8 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"}]}