{"asOf":"2026-07-31T19:25:01.049Z","block":"3000-3099 W SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3000-3099-w-susquehanna-ave","address":"3030 W SUSQUEHANNA AVE","parcelNumber":"323168000","source":"https://property.phila.gov/?p=323168000","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":"A R TROTTER LLC","coOwner":null,"marketValue":143000,"landAssessment":28600,"improvementAssessment":114400,"livableArea":1755,"yearBuilt":1915,"lastSale":{"price":8500,"date":"2015-10-23T04:00:00Z"},"openViolations":1,"violations":[{"number":"3840158","date":"2016-02-11","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG 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PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-18","underAppeal":false,"noticeUrl":null},{"number":"5226021","date":"2019-09-21","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-03-03","underAppeal":false,"noticeUrl":null},{"number":"5226020","date":"2019-09-21","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-03-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-031989","date":"2020-08-31","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-05-10","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-05-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855315790&hash=511D764068A13B63624080FBE6FFE271B8760E872D1CC8CF1517360E044C16A3"},{"number":"VI-2024-025086","date":"2024-04-13","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-12-02","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855428666&hash=60002E89C34A2222F3C1AD308D874E07574061C00AF5A26D3A74A0ECF640E6EE"}],"violationCases":[{"number":"519513","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-02-11","completedDate":"2016-03-23","noticeUrl":null,"violations":[{"number":"3840158","date":"2016-02-11","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-18","underAppeal":false,"noticeUrl":null},{"number":"3840157","date":"2016-02-11","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-18","underAppeal":false,"noticeUrl":null},{"number":"3840156","date":"2016-02-11","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-18","underAppeal":false,"noticeUrl":null},{"number":"3840159","date":"2016-02-11","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-18","underAppeal":false,"noticeUrl":null},{"number":"3872011","date":"2016-03-18","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-18","underAppeal":false,"noticeUrl":null}]},{"number":"707885","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-09-21","completedDate":"2020-03-03","noticeUrl":null,"violations":[{"number":"5226021","date":"2019-09-21","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-03-03","underAppeal":false,"noticeUrl":null},{"number":"5226020","date":"2019-09-21","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-03-03","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2020-057297","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2020-08-31","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855315790&hash=511D764068A13B63624080FBE6FFE271B8760E872D1CC8CF1517360E044C16A3","violations":[{"number":"VI-2020-031989","date":"2020-08-31","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-05-10","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-05-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855315790&hash=511D764068A13B63624080FBE6FFE271B8760E872D1CC8CF1517360E044C16A3"}]},{"number":"CF-2024-030406","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2024-04-13","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855428666&hash=60002E89C34A2222F3C1AD308D874E07574061C00AF5A26D3A74A0ECF640E6EE","violations":[{"number":"VI-2024-025086","date":"2024-04-13","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2025-12-02","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855428666&hash=60002E89C34A2222F3C1AD308D874E07574061C00AF5A26D3A74A0ECF640E6EE"}]}],"violYears":[{"y":2016,"n":5,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"519513","date":"2016-02-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"519513","date":"2016-03-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"707885","date":"2019-09-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"707885","date":"2019-10-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"707885","date":"2020-03-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-057297","date":"2020-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057297","date":"2020-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057297","date":"2020-11-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030406","date":"2024-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030406","date":"2024-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030406","date":"2024-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030406","date":"2024-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057297","date":"2025-05-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-030406","date":"2025-12-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":3,"passes":1},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98959122505347,"lng":-75.18301437902643,"geom":{"type":"Polygon","coordinates":[[[-75.182972003,39.989653383],[-75.183004192,39.98950872],[-75.183059713,39.989515748],[-75.183024409,39.989674093],[-75.182969103,39.989666392],[-75.182972003,39.989653383]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-019817","type":"Sprinkler Certification","inspectionDate":"2024-06-12","result":"Certified","expirationDate":"2025-06-12","buildingId":"1199499"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":855,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"6","garage":null,"homestead":false,"mail":"3030 W SUSQUEHANNA AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-12-21","number":"28837","relatedPermit":"711576"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":47700,"taxable":17700,"land":3482,"improvement":44218,"taxableLand":3482,"taxableImprovement":14218,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":47700,"taxable":47700,"land":12402,"improvement":35298,"taxableLand":12402,"taxableImprovement":35298,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":47700,"taxable":47700,"land":12402,"improvement":35298,"taxableLand":12402,"taxableImprovement":35298,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":62600,"taxable":62600,"land":16276,"improvement":46324,"taxableLand":16276,"taxableImprovement":46324,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":28400,"taxable":28400,"land":11076,"improvement":17324,"taxableLand":11076,"taxableImprovement":17324,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":28400,"taxable":28400,"land":11076,"improvement":17324,"taxableLand":11076,"taxableImprovement":17324,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":28400,"taxable":28400,"land":11076,"improvement":17324,"taxableLand":11076,"taxableImprovement":17324,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":89300,"taxable":89300,"land":17860,"improvement":71440,"taxableLand":17860,"taxableImprovement":71440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":89300,"taxable":89300,"land":17860,"improvement":71440,"taxableLand":17860,"taxableImprovement":71440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":145300,"taxable":145300,"land":29060,"improvement":116240,"taxableLand":29060,"taxableImprovement":116240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":145300,"taxable":145300,"land":29060,"improvement":116240,"taxableLand":29060,"taxableImprovement":116240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":143000,"taxable":143000,"land":28600,"improvement":114400,"taxableLand":28600,"taxableImprovement":114400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2034,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"676545","date":"2016-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-17","scope":"REMOVAL OF ALL PLASTER. FRAMING OF INTERIOR PARTITION, NON BEARING WALLS, INSTALL NEW SHEETROCK.EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"711576","date":"2017-01-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"FOR A THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE."},{"number":"791625","date":"2017-08-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-04-13","scope":"FOR LEVEL III INTERIOR ALTERATIONS THROUGHOUT AN EXISTING THREE (3) STORY ATTACHED STRUCTURE WITH A COMPLETE CHANGE IN OCCUPANCY CLASSIFICATION FROM SINGLE-FAMILY (GROUP R-3) TO THREE-FAMILY (GROUP R-2), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK; BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R MINIMUM OR BETTER."},{"number":"812606","date":"2017-10-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-07","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"863066","date":"2018-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-27","scope":"INSTALL NEW SERVICED INTO A 4 GANG METER BANK COMPLETE WITH METERS GROUNDING AND 100AMP PANEL IN EACH DWELLING UNIT AND 50AMP PANEL IN BASEMENT FOR COMMON AREA INSTALL WIRING AND DEVICES SWITCHES RECEPTACLES LIGHTS SMOKE/CO DETECTORS AS PER 208 NEC"},{"number":"867502","date":"2018-05-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-07","scope":"ALTERATIONS: INTERIOR PLUMBING; (3) STORY ATTACHED STRUCTURE WITH A COMPLETE CHANGE IN OCCUPANCY CLASSIFICATION FROM SINGLE-FAMILY (GROUP R-3) TO THREE-FAMILY (GROUP R-2);3-WATER CLOSETS, 3-LAVS, 3-BATH TUBS, 3-LAUNDRIES, 3-KITCHEN SINKS, 3-DISHWASHERS, 3-GARBAGE DISPOSALS 3-FLOOR DRAINS & 3- WATER HEATERS- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1047427","date":"2020-02-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-24","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- (LEGALIZATION FOR THE INSTALLTION OF THREE HIGH EFFICENCY HEATER, AC UNITS AND DUCT WORK) NO ROOF TOP UNIT. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"842661","type":"Rental","status":"Inactive","businessName":"Andrew Trotter (A. R. Trotter LLC)","legalName":"Andrew Trotter","address":"3030 W SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-05-28","latestIssueDate":"2020-05-28","expirationDate":"2021-05-27","inactiveDate":"2021-07-26"}],"licenseActivity":[{"number":"842661","type":"Rental","businessName":"Andrew Trotter (A. R. Trotter LLC)","legalName":"Andrew Trotter","issuedDate":"2020-05-28","latestIssueDate":"2020-05-28","closureDate":"2021-07-26","expirationDate":"2021-05-27","inactiveDate":"2021-07-26","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 63% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $89,300 to $145,300","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28837: OPEN · Granted; related permit 711576. Use permit #711576: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"5 permits not marked completed: 791625 (Expired), 812606 (Expired), 863066 (Expired), 867502 (Expired), 1047427 (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":"1 open L&I violation","finding":"9 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":"Sprinkler Certification: Certified through Jun 12, 2025","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-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":"11 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 2, 2025.","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"}]}