{"asOf":"2026-07-31T02:43:51.265Z","block":"6600-6699 BLAKEMORE ST","blockUrl":"https://philadelphia.blockreport.homes/block/6600-6699-blakemore-st","address":"6651 BLAKEMORE ST","parcelNumber":"221288520","source":"https://property.phila.gov/?p=221288520","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"36","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"TWIN OLD STYLE","useLabel":"Apartment building","owner":"LANCASTER ROBERT JR","coOwner":"CHERYL","marketValue":331200,"landAssessment":66240,"improvementAssessment":264960,"livableArea":2016,"yearBuilt":1925,"lastSale":{"price":38000,"date":"1985-09-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"485953","date":"2007-02-05","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485946","date":"2007-02-06","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485945","date":"2007-02-06","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485948","date":"2007-02-06","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485949","date":"2007-02-06","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485951","date":"2007-02-06","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485952","date":"2007-02-06","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485944","date":"2007-02-10","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"2235276","date":"2011-03-11","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-03","underAppeal":false,"noticeUrl":null},{"number":"2235277","date":"2011-03-11","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-03","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"100684","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-02-06","completedDate":"2010-08-31","noticeUrl":null,"violations":[{"number":"485953","date":"2007-02-05","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485946","date":"2007-02-06","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485945","date":"2007-02-06","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485948","date":"2007-02-06","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485949","date":"2007-02-06","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485951","date":"2007-02-06","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485952","date":"2007-02-06","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null},{"number":"485944","date":"2007-02-10","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-25","underAppeal":false,"noticeUrl":null}]},{"number":"269160","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-03-14","completedDate":null,"noticeUrl":null,"violations":[{"number":"2235276","date":"2011-03-11","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-03","underAppeal":false,"noticeUrl":null},{"number":"2235277","date":"2011-03-11","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-03","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":8,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"100684","date":"2007-02-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"100684","date":"2007-02-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"100684","date":"2010-08-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"269160","date":"2011-03-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269160","date":"2011-04-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269160","date":"2011-06-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"269160","date":"2011-10-03","type":"PRECOURT","status":"FAILED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05953101038337,"lng":-75.17756834807295,"geom":{"type":"Polygon","coordinates":[[[-75.177376636,40.059629907],[-75.177671579,40.05937247],[-75.177759894,40.059433945],[-75.177462851,40.059689836],[-75.177376636,40.059629907]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":2,"lotArea":3802,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":true,"mail":"2320 N 50TH ST, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"DEPARTMENT ISSUED VIOLATION NOTICE 100684 ON 2-5-07 FOR HOUSING CODE VIOLATIONS","status":"CLOSED","outcome":"City affirmed","date":"2007-05-23","number":"1279","relatedPermit":"100684"}],"taxYears":[{"year":2013,"total":798.94,"principal":0,"interest":472.88,"penalty":144.22},{"year":2015,"total":326.51,"principal":0,"interest":103.71,"penalty":91.58},{"year":2016,"total":1428.98,"principal":1229.62,"interest":19.47,"penalty":12.3}],"taxNet":2554.43,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":84900,"taxable":84900,"land":40901,"improvement":43999,"taxableLand":40901,"taxableImprovement":43999,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":84900,"taxable":84900,"land":12735,"improvement":72165,"taxableLand":12735,"taxableImprovement":72165,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":84900,"taxable":84900,"land":12735,"improvement":72165,"taxableLand":12735,"taxableImprovement":72165,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":192200,"taxable":192200,"land":28830,"improvement":163370,"taxableLand":28830,"taxableImprovement":163370,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":194800,"taxable":194800,"land":29220,"improvement":165580,"taxableLand":29220,"taxableImprovement":165580,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":194800,"taxable":194800,"land":29220,"improvement":165580,"taxableLand":29220,"taxableImprovement":165580,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":194800,"taxable":194800,"land":29220,"improvement":165580,"taxableLand":29220,"taxableImprovement":165580,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":194800,"taxable":194800,"land":29200,"improvement":165600,"taxableLand":29200,"taxableImprovement":165600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":194800,"taxable":194800,"land":29200,"improvement":165600,"taxableLand":29200,"taxableImprovement":165600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":320000,"taxable":320000,"land":64000,"improvement":256000,"taxableLand":64000,"taxableImprovement":256000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":320000,"taxable":240000,"land":64000,"improvement":256000,"taxableLand":64000,"taxableImprovement":176000,"exemptLand":0,"exemptImprovement":80000},{"y":2027,"v":331200,"taxable":248400,"land":66240,"improvement":264960,"taxableLand":66240,"taxableImprovement":182160,"exemptLand":0,"exemptImprovement":82800}],"taxNow":3360,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2023-002614","date":"2023-07-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-03","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. WORK TO BE LIMITED TO THE 1ST AND 2ND FLOOR FLOOR LEVEL. **ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"PP-2023-015734","date":"2023-11-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2023-010954","date":"2023-12-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-10","scope":"400 AMP MAIN SERVICE, (4) 125 PANELS, AND (1) HOUSE PANEL. INSTALL SWITCHES, OUTLETS, LIGHT FIXTURES, SMOKE/AND CARBON MONOXIDE ALARMS AS PER 2017 NEC. INSTALL FIRE ALARM SYSTEM AS PER 2016 NFPA 72."},{"number":"PP-2024-000261","date":"2024-01-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-03","scope":"CT, FAI, MD, WD 3/4IN."},{"number":"MP-2023-005419","date":"2024-02-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-04","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES AND BATHROOM AND CLOTHES DRYER EXHAUSTS THROUGHOUT A FOUR (4) FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2023-002614 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"Renovated & sold on","storyDelta":2.53,"timeline":[{"y":2007,"k":"viol","w":"8 L&I violations"},{"y":2007,"k":"insp","w":"Inspection failed ×2"},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"sale","p":215000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"sale","p":760000}],"rented":true,"licenses":[{"number":"353002","type":"Rental","status":"Inactive","businessName":"ZEOLA LANCASTER","legalName":"ZEOLA LANCASTER","address":"6651 BLAKEMORE ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2006-11-20","latestIssueDate":"2006-11-20","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"722449","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROBERT LANCASTER JR & CHERYL LANCASTER","legalName":"ROBERT LANCASTER JR & CHERYL LANCASTER","address":"6651 BLAKEMORE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-12-07","latestIssueDate":"2023-02-06","expirationDate":"2023-12-06","inactiveDate":"2024-02-04"},{"number":"0957599","type":"Rental","status":"Inactive","businessName":"6651 Blakemore LLC","legalName":"6651 Blakemore LLC","address":"6651 BLAKEMORE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2024-07-30","latestIssueDate":"2024-07-30","expirationDate":"2025-07-29","inactiveDate":"2025-09-27"},{"number":"0985343","type":"Rental","status":"Active","businessName":"Altoro Hall","legalName":"Altoro Hall","address":"6651 BLAKEMORE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-08-01","latestIssueDate":"2025-08-01","expirationDate":"2026-07-31","inactiveDate":null}],"licenseActivity":[{"number":"0985343","type":"Rental","businessName":"Altoro Hall","legalName":"Altoro Hall","issuedDate":"2025-08-01","latestIssueDate":"2025-08-01","closureDate":null,"expirationDate":"2026-07-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0957599","type":"Rental","businessName":"6651 Blakemore LLC","legalName":"6651 Blakemore LLC","issuedDate":"2024-07-30","latestIssueDate":"2024-07-30","closureDate":"2025-09-27","expirationDate":"2025-07-29","inactiveDate":"2025-09-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"722449","type":"Vacant Residential Property / Lot","businessName":"ROBERT LANCASTER JR & CHERYL LANCASTER","legalName":"ROBERT LANCASTER JR & CHERYL LANCASTER","issuedDate":"2016-12-07","latestIssueDate":"2023-02-06","closureDate":"2024-02-04","expirationDate":"2023-12-06","inactiveDate":"2024-02-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"353002","type":"Rental","businessName":"ZEOLA LANCASTER","legalName":"ZEOLA LANCASTER","issuedDate":"2006-11-20","latestIssueDate":"2006-11-20","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":4,"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 2024","permit activity in 2024"],"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 record identifies more than one dwelling/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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Oct 3, 2011.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #722449: Inactive since Feb 4, 2024","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":"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 10 historical violations across 2 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"}]}