{"asOf":"2026-07-25T09:26:26.591Z","block":"4400-4499 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-pine-st","address":"4401 PINE ST","parcelNumber":"272047700","source":"https://property.phila.gov/?p=272047700","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H50","buildingCodeNew":"36","buildingClass":"SEMI/DET 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"House","owner":"DILLEY JENNIFER FAYE TR","coOwner":"JENNIFER FAYE DILLEY REVOCABLE LIVING TR","marketValue":787600,"landAssessment":157520,"improvementAssessment":630080,"livableArea":2700,"yearBuilt":1896,"lastSale":{"price":625000,"date":"2026-04-09T04:00:00Z"},"openViolations":3,"violations":[{"number":"1626686","date":"2010-02-16","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1626685","date":"2010-02-16","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3780580","date":"2015-06-05","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3780579","date":"2015-06-05","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3780578","date":"2015-06-05","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"4728963","date":"2017-11-03","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4728962","date":"2017-11-03","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211950840","date":"2018-07-13","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-03-27","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211950841","date":"2018-07-13","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSED","resolutionDate":"2024-03-27","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211956673","date":"2018-12-18","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2023-06-15","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"4962304","date":"2019-02-22","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"VI-2024-020328","date":"2024-03-27","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-05-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058734","date":"2024-07-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"SVN ISSUED","resolutionDate":"2024-07-16","resolution":"SVN ISSUED"},{"number":"VI-2026-030095","date":"2026-05-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-030096","date":"2026-05-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-030108","date":"2026-05-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-030109","date":"2026-05-08","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-030110","date":"2026-05-08","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"226889","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-02-17","completedDate":"2018-02-26","violations":[{"number":"1626686","date":"2010-02-16","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1626685","date":"2010-02-16","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"484292","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-07","completedDate":null,"violations":[{"number":"3780580","date":"2015-06-05","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3780579","date":"2015-06-05","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3780578","date":"2015-06-05","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"611140","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-07","completedDate":"2018-12-19","violations":[{"number":"4728963","date":"2017-11-03","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4728962","date":"2017-11-03","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"642420","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-07-03","completedDate":"2024-03-27","violations":[{"number":"211950840","date":"2018-07-13","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-03-27","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211950841","date":"2018-07-13","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"CLOSED","resolutionDate":"2024-03-27","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"667804","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-12-19","completedDate":"2026-03-26","violations":[{"number":"211956673","date":"2018-12-18","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2023-06-15","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"674922","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-03-01","completedDate":"2019-04-17","violations":[{"number":"4962304","date":"2019-02-22","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-024883","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-27","completedDate":"2024-05-07","violations":[{"number":"VI-2024-020328","date":"2024-03-27","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-05-06","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-075340","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL CLEAN & GREEN INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-16","completedDate":"2026-03-16","violations":[{"number":"VI-2024-058734","date":"2024-07-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"SVN ISSUED","resolutionDate":"2024-07-16","resolution":"SVN ISSUED"}]},{"number":"CF-2026-049688","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-08","completedDate":"2026-07-02","violations":[{"number":"VI-2026-030095","date":"2026-05-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-030096","date":"2026-05-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-049704","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-08","completedDate":null,"violations":[{"number":"VI-2026-030108","date":"2026-05-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-030109","date":"2026-05-08","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-030110","date":"2026-05-08","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"226889","date":"2010-02-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"226889","date":"2010-03-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"226889","date":"2010-03-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"484292","date":"2015-06-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"484292","date":"2015-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"484292","date":"2015-10-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"484292","date":"2015-11-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"611140","date":"2017-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"611140","date":"2018-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"226889","date":"2018-02-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"611140","date":"2018-03-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"611140","date":"2018-06-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"611140","date":"2018-07-03","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"611140","date":"2018-07-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"611140","date":"2018-07-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"642420","date":"2018-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"484292","date":"2018-12-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"667804","date":"2018-12-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667804","date":"2019-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"674922","date":"2019-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667804","date":"2019-04-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"674922","date":"2019-04-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"667804","date":"2019-11-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"667804","date":"2023-09-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-024883","date":"2024-03-27","type":null,"status":"FAILED"},{"caseNumber":"642420","date":"2024-03-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-024883","date":"2024-05-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-075340","date":"2024-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-049688","date":"2026-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-049704","date":"2026-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-049688","date":"2026-07-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2015,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":4,"passes":4},{"y":2019,"fails":3,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":2},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95186672805964,"lng":-75.21088985892281,"geom":{"type":"Polygon","coordinates":[[[-75.210812574,39.952010488],[-75.210877193,39.951711062],[-75.210967059,39.951722514],[-75.210902627,39.952022508],[-75.210812574,39.952010488]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-001560","type":"Fire Alarm Certification","inspectionDate":"2022-01-28","result":"Certified","expirationDate":"2023-01-28","buildingId":"1535903"},{"number":"BC-2023-001161","type":"Fire Alarm Certification","inspectionDate":"2023-01-16","result":"Certified","expirationDate":"2024-01-16","buildingId":"1535903"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":5,"baths":4,"stories":3,"lotArea":2750,"zoning":"RTA1","grade":"B","basement":"D","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3934 OTTER DR, MEMPHIS TN, 38128","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":384300,"taxable":384300,"land":83875,"improvement":300425,"taxableLand":83875,"taxableImprovement":300425,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":384300,"taxable":384300,"land":57645,"improvement":326655,"taxableLand":57645,"taxableImprovement":326655,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":384300,"taxable":384300,"land":57645,"improvement":326655,"taxableLand":57645,"taxableImprovement":326655,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":405000,"taxable":405000,"land":60700,"improvement":344300,"taxableLand":60700,"taxableImprovement":344300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":420100,"taxable":420100,"land":62963,"improvement":357137,"taxableLand":62963,"taxableImprovement":357137,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":420100,"taxable":420100,"land":62963,"improvement":357137,"taxableLand":62963,"taxableImprovement":357137,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":420100,"taxable":420100,"land":62963,"improvement":357137,"taxableLand":62963,"taxableImprovement":357137,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":540000,"taxable":460000,"land":108000,"improvement":432000,"taxableLand":108000,"taxableImprovement":352000,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":540000,"taxable":460000,"land":108000,"improvement":432000,"taxableLand":108000,"taxableImprovement":352000,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":719000,"taxable":619000,"land":143800,"improvement":575200,"taxableLand":143800,"taxableImprovement":475200,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":719000,"taxable":619000,"land":143800,"improvement":575200,"taxableLand":143800,"taxableImprovement":475200,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":787600,"taxable":787600,"land":157520,"improvement":630080,"taxableLand":157520,"taxableImprovement":630080,"exemptLand":0,"exemptImprovement":0}],"taxNow":8665,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"551998","date":"2014-07-28","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-24","scope":"REMOVE AND REPLACE ROOFING-SFD"},{"number":"1033175","date":"2019-12-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-03-09","scope":"3/4\" WATER SERVICE REPLACEMENT PER 2004 PPC"},{"number":"PP-2026-008097","date":"2026-06-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-30","scope":"REPAIR/REPLACE CT, FAI & MD FROM BASEMENT TO CURB TRAP."}],"storyTag":"Improved","storyDelta":-0.24,"timeline":[{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2022,"k":"sale","p":827000},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"sale","p":625000},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"215425","type":"Rental","status":"Inactive","businessName":"CHRISTOPHER J ODONNELL (C/O ODONNELL REAL ESTATE)","legalName":"CHRISTOPHER J ODONNELL","address":"4401 PINE ST","revenueCode":"3202","rentalCategory":null,"units":9,"issuedDate":"2004-04-17","latestIssueDate":"2013-01-12","expirationDate":"2013-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"215425","type":"Rental","businessName":"CHRISTOPHER J ODONNELL (C/O ODONNELL REAL ESTATE)","legalName":"CHRISTOPHER J ODONNELL","issuedDate":"2004-04-17","latestIssueDate":"2013-01-12","closureDate":"2012-12-22","expirationDate":"2013-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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","failed L&I inspection activity in 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 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $420,100 to $540,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1033175 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"18 violation rows are retained in the City ledger.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 16, 2024","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 9 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 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/"}],"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"}]}