{"asOf":"2026-07-24T02:53:34.444Z","block":"3800-3899 HAMILTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/3800-3899-hamilton-st","address":"3827 HAMILTON ST","parcelNumber":"241195800","source":"https://property.phila.gov/?p=241195800","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"KRAMER KENNETH","coOwner":"KRAMER MARIANELA","marketValue":942300,"landAssessment":188460,"improvementAssessment":753840,"livableArea":4407,"yearBuilt":2016,"lastSale":{"price":31000,"date":"2007-11-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"3110730","date":"2014-03-13","code":"PM-307.1/12","title":"WALL PARTIALLY 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VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358225","date":"2014-03-15","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358224","date":"2014-03-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358227","date":"2014-03-15","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358226","date":"2014-03-15","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3426092","date":"2014-12-17","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"421906","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-03-13","completedDate":"2014-10-01","violations":[{"number":"3110730","date":"2014-03-13","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3110731","date":"2014-03-13","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3110729","date":"2014-03-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"464169","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-12-19","completedDate":"2015-01-29","violations":[{"number":"3427866","date":"2014-12-19","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"521404","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2016-02-25","completedDate":null,"violations":[{"number":"3852342","date":"2016-02-24","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3852340","date":"2016-02-24","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3852341","date":"2016-02-24","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"445459","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3358225","date":"2014-03-15","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358224","date":"2014-03-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358227","date":"2014-03-15","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3358226","date":"2014-03-15","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"516311","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3426092","date":"2014-12-17","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":9,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"421906","date":"2014-03-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"421906","date":"2014-10-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"464169","date":"2014-12-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"464169","date":"2015-01-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"521404","date":"2016-02-24","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"521404","date":"2016-09-29","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96163740518116,"lng":-75.19802559983367,"geom":{"type":"Polygon","coordinates":[[[-75.197964616,39.961505167],[-75.198036141,39.961497683],[-75.198086191,39.961770799],[-75.198015699,39.961777565],[-75.197964616,39.961505167]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-006243","type":"Sprinkler Certification","inspectionDate":"2021-09-14","result":"Certified","expirationDate":"2022-09-14","buildingId":"1432208"},{"number":"BC-2023-000296","type":"Sprinkler Certification","inspectionDate":"2022-09-22","result":"Certified","expirationDate":"2023-09-22","buildingId":"1432208"},{"number":"BC-2022-018896","type":"Fire Alarm Certification","inspectionDate":"2022-12-08","result":"Certified","expirationDate":"2023-12-08","buildingId":"1432208"},{"number":"BC-2023-019839","type":"Sprinkler Certification","inspectionDate":"2023-09-20","result":"Certified","expirationDate":"2024-09-20","buildingId":"1432208"},{"number":"BC-2023-025314","type":"Fire Alarm Certification","inspectionDate":"2023-12-07","result":"Certified","expirationDate":"2024-12-07","buildingId":"1432208"},{"number":"BC-2024-028467","type":"Sprinkler Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1432208"},{"number":"BC-2024-032508","type":"Fire Alarm Certification","inspectionDate":"2024-12-05","result":"Certified","expirationDate":"2025-12-05","buildingId":"1432208"},{"number":"BC-2025-031168","type":"Fire Alarm Certification","inspectionDate":"2025-11-21","result":"Certified","expirationDate":"2026-11-21","buildingId":"1432208"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":9,"baths":null,"stories":3,"lotArea":2133,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"30 ARDMORE AVE, ARDMORE PA, 19003","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY SEMI-DETACHED STRUCTURE (HEIGHT NOT TO EXCEED 35'0\") WITH FRONT AND REAR ENTRANCEWAY COVERS (MAXIMUM PROJECTION 5'0\") AND CELLAR FOR USE AS A THREE (3) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-09-12","number":"18521","relatedPermit":"414252"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":39600,"taxable":39600,"land":39600,"improvement":0,"taxableLand":39600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":616700,"taxable":86338,"land":86338,"improvement":530362,"taxableLand":86338,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":530362},{"y":2018,"v":616700,"taxable":86338,"land":86338,"improvement":530362,"taxableLand":86338,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":530362},{"y":2019,"v":682600,"taxable":95500,"land":95500,"improvement":587100,"taxableLand":95500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":587100},{"y":2020,"v":709200,"taxable":99222,"land":99222,"improvement":609978,"taxableLand":99222,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":609978},{"y":2021,"v":709200,"taxable":99222,"land":99222,"improvement":609978,"taxableLand":99222,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":609978},{"y":2022,"v":709200,"taxable":99222,"land":99222,"improvement":609978,"taxableLand":99222,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":609978},{"y":2023,"v":850300,"taxable":170060,"land":170060,"improvement":680240,"taxableLand":170060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680240},{"y":2024,"v":850300,"taxable":170060,"land":170060,"improvement":680240,"taxableLand":170060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680240},{"y":2025,"v":972500,"taxable":194500,"land":194500,"improvement":778000,"taxableLand":194500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":778000},{"y":2026,"v":972500,"taxable":972500,"land":194500,"improvement":778000,"taxableLand":194500,"taxableImprovement":778000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":942300,"taxable":942300,"land":188460,"improvement":753840,"taxableLand":188460,"taxableImprovement":753840,"exemptLand":0,"exemptImprovement":0}],"taxNow":13613,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"414252","date":"2013-03-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-03-15","scope":"ERECT A 3 STORY BUILDING FOR MILTI-FAMILY USE."},{"number":"450502","date":"2013-04-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-16","scope":"FOR THE ERECTION OF A ROOFTOP STRUCTURE SOLEY USED FOR ROOFTOP ACCESS-3 UNITS"},{"number":"445459","date":"2013-04-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-12-15","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE FOR USE AS A THREE FAMILY DWELLING WITH A BASEMENT USED FOR UTILITIES ONLY. BUILDING TO BE FULLY SPRINKLERED. BUILDING TO HAVE A ROOF DECK ACCESS STRUCTURE TO ACCESS ROOF DECK AND MECHANICAL EQUIPMENT. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSSION WORK."},{"number":"475069","date":"2013-06-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-06-19","scope":"FOR THE AMENDMENT OF AP#445459, FOR THE ERECTION OF A THREE (3) STORY STRUCTURE FOR USE AS A THREE FAMILY DWELLING WITH A BASEMENT USED FOR UTILITIES ONLY. BUILDING TO BE FULLY SPRINKLERED. BUILDING TO HAVE A ROOF DECK ACCESS STRUCURE TO ACCESS ROOF DECK AND MECHANICAL EQUIPMENT. AMENDMENT TO INCLUDE THE CHANGE IN RATING OF EXTERIOR WALLS AND SHAFT ENCLOSURE, AND FOR UNDERPINNING TO BE ASSOCIATED WITH FOUNDATION WORK. ENSURE GEOTECH ENGINEER IS ON PREMISES PRIOR TO START OF UNDERPINNING. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK. PLEASE SEE AP# 445459 FOR FLOOR LAYOUT."},{"number":"510398","date":"2013-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"ROUGH IN CURB TRAP,STACK,WASTE AND WATER LINE AND SET FIXTURES 3 KITCHEN SINK,6 WC,6 BATH TUBS AND 6 LAV SINKS (3 FAMILY)PA20133130329"},{"number":"516311","date":"2014-02-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2015-01-06","scope":"INSTALLATION OF SPRINKLER SYSTEM, NEW 2\" FIRE SERVICE, NEW BACKFLOW PREVENTER."},{"number":"565883","date":"2014-10-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-15","scope":"INSTALL NEW 60,000 BTU 96.1% GAS FIRED HOT AIR FURNACE WITH 2 1/2 TON COIL AND 2 TON CONDENSER,NEW SUPPLY AND RETURN DUCTWORK FOR EACH APT."},{"number":"567454","date":"2014-10-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-04","scope":"INSTALL 1\" WATER SERVICE,CT,FAI,5\" LATERAL(MULTI FAMILY)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"577949","date":"2014-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-15","scope":"ROUGH IN 6 BATHROOMS,2 KITCHEN SINKS,2 LAUNDRY,6 TOILETS,6 TUBS AND 6 SINKS-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"569504","date":"2015-01-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-15","scope":"FOR THE INSTALLTION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A ONE-INCH SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"600549","date":"2016-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-24","scope":"400AMP SERVICE & WIRE THROUGHOUT AS PER NEC 2008 & INSTALL NEW FIRE ALARM SYSTEM PLAN WILL BE SUBMITTED AT A LATER DATE AS PER NFPA 72 (MULTI FAMILY) SEE LOG:"},{"number":"673451","date":"2016-05-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"INSTALL 350AMP SERVICE & WIRE THROUGHOUT AS PER NEC 2008 WEST DISTRICT & INSTALL FIRE ALARM AS PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"viol","w":"9 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"688998","type":"Rental","status":"Active","businessName":"KENNETH  KRAMER MARIANELA KRAMER","legalName":"KENNETH  KRAMER MARIANELA KRAMER","address":"3827 HAMILTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-01-19","latestIssueDate":"2026-02-19","expirationDate":"2027-02-19","inactiveDate":null}],"licenseActivity":[{"number":"688998","type":"Rental","businessName":"KENNETH  KRAMER MARIANELA KRAMER","legalName":"KENNETH  KRAMER MARIANELA KRAMER","issuedDate":"2016-01-19","latestIssueDate":"2026-02-19","closureDate":null,"expirationDate":"2027-02-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #18521: CLOSED · Granted with conditions; related permit 414252. Use permit #414252: COMPLETED.","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":"2 permits not marked completed: 510398 (EXPIRED), 516311 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 4, 2025; Fire Alarm Certification: Certified through Nov 21, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (30 ARDMORE AVE, ARDMORE PA, 19003).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 29, 2016.","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":"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 12 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.","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"}]}