{"asOf":"2026-07-23T16:40:06.336Z","block":"2800-2899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-frankford-ave","address":"2800 FRANKFORD AVE","parcelNumber":"252478005","source":"https://property.phila.gov/?p=252478005","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":"FRENCHMAN ASSOCIATES LLC","coOwner":null,"marketValue":197100,"landAssessment":39420,"improvementAssessment":157680,"livableArea":3132,"yearBuilt":1915,"lastSale":{"price":19000,"date":"2024-02-14T05:00:00Z"},"openViolations":3,"violations":[{"number":"1438307","date":"2009-08-19","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"229314153","date":"2018-06-18","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2024-06-04","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"229314209","date":"2018-06-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSED","resolutionDate":"2024-06-04","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"229314152","date":"2018-07-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2024-06-04","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-012938","date":"2023-03-02","code":"A-302.11/1","title":"FAILURE TO NOTIFY PRIOR TO START","status":"SVN ISSUED","resolutionDate":"2023-03-02","resolution":"SVN ISSUED"},{"number":"VI-2024-045428","date":"2024-06-04","code":"PM15-108.1.2","title":"UNSAFE EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-045429","date":"2024-06-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-045430","date":"2024-06-04","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-092864","date":"2025-11-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"212062","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-08-26","completedDate":"2009-08-26","violations":[{"number":"1438307","date":"2009-08-19","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"639373","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2018-06-18","completedDate":null,"violations":[{"number":"229314153","date":"2018-06-18","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2024-06-04","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"229314209","date":"2018-06-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSED","resolutionDate":"2024-06-04","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"229314152","date":"2018-07-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2024-06-04","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2023-017095","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-02","completedDate":"2023-05-11","violations":[{"number":"VI-2023-012938","date":"2023-03-02","code":"A-302.11/1","title":"FAILURE TO NOTIFY PRIOR TO START","status":"SVN ISSUED","resolutionDate":"2023-03-02","resolution":"SVN ISSUED"}]},{"number":"CF-2024-055717","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-06-04","completedDate":null,"violations":[{"number":"VI-2024-045428","date":"2024-06-04","code":"PM15-108.1.2","title":"UNSAFE EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-045429","date":"2024-06-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-045430","date":"2024-06-04","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-128614","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROGRAM INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-11-28","completedDate":null,"violations":[{"number":"VI-2025-092864","date":"2025-11-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2018,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2023,"n":1,"worst":null},{"y":2024,"n":3,"worst":"UNSAFE EQUIPMENT"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"19700","date":"2003-11-11","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"183945","date":"2008-10-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"212062","date":"2009-08-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"639373","date":"2018-06-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639373","date":"2018-08-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639373","date":"2019-05-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639373","date":"2019-06-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639373","date":"2019-08-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639373","date":"2019-09-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"639373","date":"2020-05-19","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2021-08-16","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2022-03-14","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2023-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017095","date":"2023-03-02","type":null,"status":null},{"caseNumber":"639373","date":"2023-03-29","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2023-04-27","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2023-07-19","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2023-09-20","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2023-11-07","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2024-02-26","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2024-04-17","type":null,"status":"FAILED"},{"caseNumber":"639373","date":"2024-06-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-055717","date":"2024-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2024-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2024-10-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2024-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2025-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2025-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2025-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2025-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128614","date":"2025-11-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128614","date":"2025-12-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2026-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128614","date":"2026-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128614","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2026-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-055717","date":"2026-07-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":6,"passes":0},{"y":2024,"fails":6,"passes":1},{"y":2025,"fails":6,"passes":0},{"y":2026,"fails":5,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98900656730077,"lng":-75.12023123863943,"geom":{"type":"Polygon","coordinates":[[[-75.120103263,39.988907811],[-75.120156751,39.988880069],[-75.120359643,39.989105546],[-75.120306543,39.989132975],[-75.120103263,39.988907811]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":1800,"zoning":"RM1","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"PO BOX 122, HADDONFIELD NJ, 08033","mailOut":true,"appeals":[{"type":"BBS ID/U Time Extension Request","grounds":"The property has been classified as SAFE by an authorized engineer. A permit has been completed along with a structure report emailed to the inspector, Martin Kaplan.","status":"Closed","outcome":"Complete","date":"2025-10-20","number":"HA-2022-001200","relatedPermit":null}],"taxYears":[{"year":2011,"total":1094.24,"principal":0,"interest":692.15,"penalty":175.46},{"year":2012,"total":1343.25,"principal":0,"interest":917.63,"penalty":182.23},{"year":2013,"total":1133.5,"principal":0,"interest":707.91,"penalty":188.78},{"year":2014,"total":1200.48,"principal":0,"interest":603.15,"penalty":244.76},{"year":2015,"total":2576.22,"principal":1792.92,"interest":281.77,"penalty":204.85},{"year":2016,"total":3413.28,"principal":3056.95,"interest":45.86,"penalty":30.57}],"taxNet":10760.97,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":189900,"taxable":189900,"land":27000,"improvement":162900,"taxableLand":27000,"taxableImprovement":162900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":189900,"taxable":189900,"land":27000,"improvement":162900,"taxableLand":27000,"taxableImprovement":162900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":189900,"taxable":189900,"land":33802,"improvement":156098,"taxableLand":33802,"taxableImprovement":156098,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":85000,"taxable":85000,"land":15130,"improvement":69870,"taxableLand":15130,"taxableImprovement":69870,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":85000,"taxable":85000,"land":15130,"improvement":69870,"taxableLand":15130,"taxableImprovement":69870,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":85000,"taxable":85000,"land":15130,"improvement":69870,"taxableLand":15130,"taxableImprovement":69870,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":85000,"taxable":85000,"land":15130,"improvement":69870,"taxableLand":15130,"taxableImprovement":69870,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":244800,"taxable":244800,"land":48960,"improvement":195840,"taxableLand":48960,"taxableImprovement":195840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":244800,"taxable":244800,"land":48960,"improvement":195840,"taxableLand":48960,"taxableImprovement":195840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":115600,"taxable":115600,"land":23120,"improvement":92480,"taxableLand":23120,"taxableImprovement":92480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":115600,"taxable":115600,"land":23120,"improvement":92480,"taxableLand":23120,"taxableImprovement":92480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":197100,"taxable":197100,"land":39420,"improvement":157680,"taxableLand":39420,"taxableImprovement":157680,"exemptLand":0,"exemptImprovement":0}],"taxNow":1618,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"887400","date":"2018-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-08-21","scope":"MAKE SAFE PERMIT- THIS PERMIT IS FOR TEMPORARY SHORING IN ORDER FOR THE PROFESSIONAL ENGINEER TO EVALUATE THE CONDITIONS AND WILL NOT COMPLY CASE #639373. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION TO RESOLVE CASE #639373. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #639373."},{"number":"904633","date":"2018-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-05-07","scope":"MAKE SAFE PERMIT TO ADDRESS IMMINENTLY DANGEROUS CASE #639373 FOR FRACTURED/BULGED EXTERIOR WALLS BY ERECTING EXTERIOR SHORING OF SECOND STORY, INTERIOR BRACING OF FIRST THROUGH THIRD STORIES, REMOVING DAMAGED CMU/MASONRY BRICKS, AND REMOVING COLLAPSED THIRD FLOOR JOISTS, AS PER PLANS AND ENGINEER'S REPORT; NO OTHER WORK ON THIS PERMIT NOT EXPLICITLY ADDRESSING CASE #639373; PEDESTRIAN PROTECTION REQUIRED ON E SOMERSET ST IN ACCORDANCE WITH 2009 IBC SECTION 3306 AT ALL TIMES DURING REMEDIATION WORK."},{"number":"RP-2022-012173","date":"2023-02-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-10-04","scope":"MAKE SAFE TO COMPLY CASE # 639373 WITH STRUCTURAL REPAIRS TO WALL AS PER PLANS."},{"number":"CP-2024-000630","date":"2024-02-12","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-04-17","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT/REPAIR/REPOINTING OF BRICK TO COMPLY WITH VIOLATION CASE #639373. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"CP-2026-001388","date":"2026-05-12","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"MAKE SAFE PERMIT TO ABATE UNSAFE VIOLATION NO. CF-2024-055717 FOR REMOVAL AND REPLACEMENT OF PORTION OF FRONT EXTERIOR WALL AS PER APPROVED PLANS. *2018 IEBC REVIEW*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×6"},{"y":2024,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2024,"k":"sale","p":19000},{"y":2024,"k":"viol","w":"3 L&I violations incl UNSAFE EQUIPMENT"},{"y":2024,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×6"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"insp","w":"Inspection failed ×5"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"3 open L&I violations","finding":"9 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 887400 (EXPIRED), 904633 (EXPIRED), CP-2024-000630 (Expired), CP-2026-001388 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"31 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 1, 2026.","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/"}],"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"}]}