{"asOf":"2026-07-26T06:35:38.009Z","block":"6500-6599 ELMWOOD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-elmwood-ave","address":"6527 ELMWOOD AVE","parcelNumber":"406220200","source":"https://property.phila.gov/?p=406220200","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"COMARA MUHAMED","coOwner":null,"marketValue":211200,"landAssessment":42240,"improvementAssessment":168960,"livableArea":1684,"yearBuilt":1920,"lastSale":{"price":71500,"date":"2017-05-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"1366136","date":"2009-06-09","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639284","date":"2009-07-06","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639283","date":"2009-07-06","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639282","date":"2009-07-06","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639281","date":"2009-07-06","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639280","date":"2009-07-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639279","date":"2009-07-06","code":"PM-502.2/1","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639278","date":"2009-07-06","code":"PM-502.1/1","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639277","date":"2009-07-06","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639276","date":"2009-07-06","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639275","date":"2009-07-06","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3381604","date":"2013-11-20","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4285192","date":"2017-04-14","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"203698","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-06-17","completedDate":"2010-04-28","violations":[{"number":"1366136","date":"2009-06-09","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"205402","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"NTF","status":"CLOSED","createdDate":"2009-07-06","completedDate":null,"violations":[{"number":"1639284","date":"2009-07-06","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639283","date":"2009-07-06","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639282","date":"2009-07-06","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639281","date":"2009-07-06","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639280","date":"2009-07-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639279","date":"2009-07-06","code":"PM-502.2/1","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639278","date":"2009-07-06","code":"PM-502.1/1","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639277","date":"2009-07-06","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639276","date":"2009-07-06","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1639275","date":"2009-07-06","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"411529","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-21","completedDate":"2016-07-20","violations":[{"number":"3381604","date":"2013-11-20","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"574901","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-03-07","completedDate":"2017-08-16","violations":[{"number":"4285192","date":"2017-04-14","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":11,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"203698","date":"2009-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"205402","date":"2009-07-04","type":"NTF INSP","status":"FAILED"},{"caseNumber":"205402","date":"2009-07-04","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"205402","date":"2010-04-05","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"203698","date":"2010-04-28","type":"BC INSP","status":"PASSED"},{"caseNumber":"411529","date":"2013-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411529","date":"2013-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411529","date":"2014-02-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"411529","date":"2014-11-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"411529","date":"2014-12-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"462437","date":"2017-03-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"574901","date":"2017-03-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"574901","date":"2017-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"574901","date":"2017-08-15","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":1}],"taxOwed":342.04,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":342.04,"principalDue":163.69,"penaltyDue":19.62,"interestDue":47.92,"otherChargesDue":110.81,"yearsOwed":1,"oldestYearOwed":2019,"mostRecentYearOwed":2019,"mostRecentPaymentDate":"2021-10-25","assessmentYear":2022,"totalAssessment":100200,"taxableAssessment":100200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1402.6,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92190585148071,"lng":-75.23118073433245,"geom":{"type":"Polygon","coordinates":[[[-75.231229054,39.921979352],[-75.231069725,39.921848541],[-75.231114625,39.921815934],[-75.231293209,39.921964432],[-75.231248064,39.921996325],[-75.231229054,39.921979352]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":2,"lotArea":1184,"zoning":"CMX2","grade":"C","basement":"J","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7389 ELMWOOD AVE, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":1538.31,"principal":1331.27,"interest":19.96,"penalty":13.31}],"taxNet":1538.31,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82700,"taxable":82700,"land":6487,"improvement":76213,"taxableLand":6487,"taxableImprovement":76213,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82700,"taxable":82700,"land":12405,"improvement":70295,"taxableLand":12405,"taxableImprovement":70295,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82700,"taxable":82700,"land":12405,"improvement":70295,"taxableLand":12405,"taxableImprovement":70295,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":87300,"taxable":87300,"land":13095,"improvement":74205,"taxableLand":13095,"taxableImprovement":74205,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":100200,"taxable":100200,"land":15030,"improvement":85170,"taxableLand":15030,"taxableImprovement":85170,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":100200,"taxable":100200,"land":15030,"improvement":85170,"taxableLand":15030,"taxableImprovement":85170,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":100200,"taxable":100200,"land":15030,"improvement":85170,"taxableLand":15030,"taxableImprovement":85170,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":220600,"taxable":220600,"land":44120,"improvement":176480,"taxableLand":44120,"taxableImprovement":176480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":220600,"taxable":220600,"land":44120,"improvement":176480,"taxableLand":44120,"taxableImprovement":176480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":182100,"taxable":182100,"land":36420,"improvement":145680,"taxableLand":36420,"taxableImprovement":145680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":182100,"taxable":182100,"land":36420,"improvement":145680,"taxableLand":36420,"taxableImprovement":145680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":211200,"taxable":211200,"land":42240,"improvement":168960,"taxableLand":42240,"taxableImprovement":168960,"exemptLand":0,"exemptImprovement":0}],"taxNow":2549,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"299668","date":"2010-09-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-03","scope":"VACANT - 1ST FLOOR AND ONE (1) FAMILY DWELLING ON 2ND FL. NO CHANGE IN HT OR AREA."},{"number":"299699","date":"2010-09-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"INSTALL SECURITY GATE & INT ALT KITCHEN CABNETS AND FRONT DOOR TO BUS W/ 2 APTS"},{"number":"329148","date":"2011-03-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 3 METER SOCKET,3 MAIN PANEL,INSTALL GROUND WIRE TO ROD AND WATER METER AS PER 2008 NEC"},{"number":"854056","date":"2018-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-22","scope":"REPLACE CURB TRAP AND FAI-PA1#20180501467-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"969645","date":"2019-04-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-25","scope":"FOR THE SALE OF FOOD, BEVERAGES AND GROCERIES ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH PREVIOUSLY APPROVED SINGLE FAMILY DWELLING ON THE SECOND FLOOR"},{"number":"982837","date":"2019-10-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-06-23","scope":"INTERIOR AND EXTERIOR ALTERATIONS ON THE FIRST FLOOR TO AN EXISTING TWO STORY BUILDING WITH BASEMENT, ALL OTHER FLOORS TO REMAIN THE SAME. WORK PER INCLUDED PLAN AND DOCUMENTS. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL AND ELECTRICAL WORK. **IEBC 2018**"}],"storyTag":"Renovated & sold on","storyDelta":0.31,"timeline":[{"y":2010,"k":"permit","w":"Alteration"},{"y":2010,"k":"sale","p":54500},{"y":2011,"k":"permit","w":"Electrical"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"sale","p":71500},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"202640","type":"Food Preparing and Serving","status":"Inactive","businessName":"FORTIETH WARD","legalName":"FORTIETH WARD","address":"6527 ELMWOOD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-29","latestIssueDate":"2004-05-29","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"803441","type":"Rental","status":"Inactive","businessName":"MUHAMMAD COMARA","legalName":"MUHAMMAD COMARA ","address":"6527 ELMWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-02-22","latestIssueDate":"2019-02-22","expirationDate":"2020-02-21","inactiveDate":"2020-04-21"},{"number":"825292","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MUHAMED COMARA","legalName":"MUHAMED COMARA","address":"6527 ELMWOOD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-10-01","latestIssueDate":"2019-10-01","expirationDate":"2020-09-30","inactiveDate":"2020-11-29"},{"number":"865733","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"NENE AFRICAN MARKET LLC","legalName":"NENE AFRICAN MARKET LLC ","address":"6527 ELMWOOD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-04-09","latestIssueDate":"2022-07-15","expirationDate":"2023-04-08","inactiveDate":"2023-06-07"}],"licenseActivity":[{"number":"865733","type":"Food Establishment, Retail Permanent Location","businessName":"NENE AFRICAN MARKET LLC","legalName":"NENE AFRICAN MARKET LLC ","issuedDate":"2021-04-09","latestIssueDate":"2022-07-15","closureDate":"2023-06-07","expirationDate":"2023-04-08","inactiveDate":"2023-06-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"825292","type":"Vacant Residential Property / Lot","businessName":"MUHAMED COMARA","legalName":"MUHAMED COMARA","issuedDate":"2019-10-01","latestIssueDate":"2019-10-01","closureDate":"2020-11-29","expirationDate":"2020-09-30","inactiveDate":"2020-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"803441","type":"Rental","businessName":"MUHAMMAD COMARA","legalName":"MUHAMMAD COMARA ","issuedDate":"2019-02-22","latestIssueDate":"2019-02-22","closureDate":"2020-04-21","expirationDate":"2020-02-21","inactiveDate":"2020-04-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202640","type":"Food Preparing and Serving","businessName":"FORTIETH WARD","legalName":"FORTIETH WARD","issuedDate":"2004-05-29","latestIssueDate":"2004-05-29","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["$342 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"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 120% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $100,200 to $220,600","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #299668: 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":"1 permit not marked completed: 299699 (REVOKED).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$342.04 was recorded in the City’s 2022-06 delinquency snapshot for 2019.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"8 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 15, 2017.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #202640: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #825292: Inactive since Nov 29, 2020; Food Establishment, Retail Permanent Location #865733: Inactive since Jun 7, 2023","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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 13 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}