{"asOf":"2026-07-26T08:39:06.009Z","block":"5000-5099 ARCH ST","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-arch-st","address":"5022 ARCH ST","parcelNumber":"441012500","source":"https://property.phila.gov/?p=441012500","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"SMITH-KING NADIRAH","coOwner":null,"marketValue":309100,"landAssessment":61820,"improvementAssessment":247280,"livableArea":1859,"yearBuilt":1925,"lastSale":{"price":395000,"date":"2022-09-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"2517815","date":"2012-07-26","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517818","date":"2012-07-26","code":"PM-405.3/19","title":"INT-BATHRM TOILET REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517817","date":"2012-07-26","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517814","date":"2012-07-26","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517816","date":"2012-07-26","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517835","date":"2012-08-31","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517828","date":"2012-08-31","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-004037","date":"2021-01-22","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2021-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004038","date":"2021-01-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004039","date":"2021-01-22","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-07-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"340870","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-07-27","completedDate":"2013-02-26","violations":[{"number":"2517815","date":"2012-07-26","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517818","date":"2012-07-26","code":"PM-405.3/19","title":"INT-BATHRM TOILET REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517817","date":"2012-07-26","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517814","date":"2012-07-26","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517816","date":"2012-07-26","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517835","date":"2012-08-31","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2517828","date":"2012-08-31","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-005503","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-22","completedDate":"2021-07-26","violations":[{"number":"VI-2021-004037","date":"2021-01-22","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2021-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004038","date":"2021-01-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004039","date":"2021-01-22","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-07-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":7,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"340870","date":"2012-07-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"340870","date":"2013-02-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-005503","date":"2021-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-005503","date":"2021-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-005503","date":"2021-07-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.960981330039736,"lng":-75.22144741093054,"geom":{"type":"Polygon","coordinates":[[[-75.221394857,39.961090834],[-75.221443325,39.960865857],[-75.221500373,39.960872418],[-75.221450744,39.961097642],[-75.221394857,39.961090834]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":3,"baths":2,"stories":3,"lotArea":1312,"zoning":"RM1","grade":"E-","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"5022 ARCH STREET, PHILADELPHIA PA, 19138","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":1648.23,"principal":1049.46,"interest":204.66,"penalty":73.45},{"year":2015,"total":1924.82,"principal":1314.47,"interest":138.02,"penalty":92.01},{"year":2016,"total":1583.81,"principal":1373.13,"interest":20.6,"penalty":13.73}],"taxNet":5156.86,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":85300,"taxable":85300,"land":6822,"improvement":78478,"taxableLand":6822,"taxableImprovement":78478,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":85300,"taxable":85300,"land":12795,"improvement":72505,"taxableLand":12795,"taxableImprovement":72505,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":85300,"taxable":85300,"land":12795,"improvement":72505,"taxableLand":12795,"taxableImprovement":72505,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":66700,"taxable":66700,"land":10005,"improvement":56695,"taxableLand":10005,"taxableImprovement":56695,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":69300,"taxable":69300,"land":10395,"improvement":58905,"taxableLand":10395,"taxableImprovement":58905,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":69300,"taxable":69300,"land":10395,"improvement":58905,"taxableLand":10395,"taxableImprovement":58905,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":69300,"taxable":69300,"land":10395,"improvement":58905,"taxableLand":10395,"taxableImprovement":58905,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":415000,"taxable":138750,"land":83000,"improvement":332000,"taxableLand":83000,"taxableImprovement":55750,"exemptLand":0,"exemptImprovement":276250},{"y":2024,"v":415000,"taxable":84000,"land":83000,"improvement":332000,"taxableLand":83000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":331000},{"y":2025,"v":307500,"taxable":62241,"land":61500,"improvement":246000,"taxableLand":61500,"taxableImprovement":741,"exemptLand":0,"exemptImprovement":245259},{"y":2026,"v":307500,"taxable":62241,"land":61500,"improvement":246000,"taxableLand":61500,"taxableImprovement":741,"exemptLand":0,"exemptImprovement":245259},{"y":2027,"v":309100,"taxable":62565,"land":61820,"improvement":247280,"taxableLand":61820,"taxableImprovement":745,"exemptLand":0,"exemptImprovement":246535}],"taxNow":871,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"501367","date":"2013-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE AND REPLACE VANITY, BATHTUB, TOILET, SHOWER VALVE, BASEBOARD HEAT"},{"number":"500991","date":"2013-10-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RUN NEW CIRCUIT FOR NEW BASEBOARD HEATER, APPROXIMATELY 36\" LONG. INSTALL NEW LIGHT FIXTURE...IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"1047950","date":"2020-02-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-11-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2020-000557","date":"2020-04-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Erection of an accessory roof deck above the 2nd floor rear (no roof deck access structure proposed). Size and location as shown on plans and application."},{"number":"RP-2020-000985","date":"2020-07-17","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-02-14","scope":"interior renovation and roof deck addition ( details as shown on the plan) no underpinning of foundation and no lowering of basement flor included."},{"number":"RP-2020-010316","date":"2020-11-30","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-03-29","scope":"Make a new footer on the back and side of the house. install new wood joints on the 1st floor, 2nd floor, and roofing. Make a new wall framing for the back and sidewall and front of the house on the 2nd and 3rd floor as showed on plans. Make a new interior framing for the whole house and new framing for the front porch. Install windows and put rubber roofing. Install siding in the back of the house. Build a new wood roofing deck. Put cement in the front sidewalk and steps. Replace with new concrete on the basement floor. install cabinets, floor, and interior and exterior doors. Put brick or stucco on the front of the house. Install steps for the whole house. This permit is in relation to stop work #: RP-2020-000985-004"},{"number":"RP-2021-003064","date":"2021-03-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-27","scope":"MAKE SAFE PERMIT- FOR ERECTION OF A NEW STRUCTURAL SUPPORT SYSTEM AS PER SUBMITTED PLANS AND as per Engineer's report to resolve case #CF-2021-005503. 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 #CF-2021-005503. 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. See RP-2020-000985 and RP-2020-010316 for the previousely approved altearation work and roof deck addition."},{"number":"ZP-2021-008284","date":"2021-08-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"PP-2020-006381","date":"2021-10-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-17","scope":"Install (3) full baths, (1) 1/2 bath, (2) laundry sinks, (2) kitchen sinks, (2) hot water heaters, yard drain"},{"number":"MP-2021-008565","date":"2021-12-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (INSTALLATION OF TWO (2) NEW HVAC SYSTEMS WITH DUCT WORK: 93% Gas Furnace 3.0 ton Lennox 70000Btu 1200 Cfm, 2.5ton Coil, 2.5ton AC, 13Seer= 1PC 93% Gas Furnace 2.0 ton Lennox 70000Btu 1200 Cfm, 2.0ton Coil, 2.0ton AC, 13Seer= 1PC)."},{"number":"CP-2021-005603","date":"2021-12-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-20","scope":"LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE OF OCCUPANCY TO AN EXISTING BUILDING. BUILDING TO BE USED A TWO-FAMILY HOUSEHOLD LIVING. ALTERATIONS TO INCLUDE THE ERECTION OF A DECK AT THE REAR OF THE STRUCTURE. WORK ALSO TO PROVIDE FINISHES AND FURNISHINGS THROUGHOUT . ALL WORK TO BE DONE PER APPROVED PLANS.**BUILDING IS FULLY SPRINKLERED PER NFPA 13R MIN **IEBC 2018** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**ANY DEVIATION TO THE APPROVED SCOPE OF WORK WILL REQUIRED AN AMENDED PERMIT**AMENDED AS OF 3/16/2022 FOR A MODIFICATION IN THE PERMIT LANGUAGE AS NO SPRINKLER SYSTEM WILL BE PROVIDED."},{"number":"EP-2021-015370","date":"2021-12-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-22","scope":"Install 200 AMP Service to the property ( 2 meters and 2 - 100 AMP Panels ). Install Switches - 45; Receptacles - 62; Fixtures -72. Install 11 Hardwired smoke detectors. Provide 2 A/C lines with disconnects outdoor as per 2014 NEC."},{"number":"EP-2024-004502","date":"2024-05-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-15","scope":"Installation of solar array in accordance with signed standard."}],"storyTag":"New construction","storyDelta":3.51,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":395000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"911158","type":"Rental","status":"Active","businessName":"Nadirah Smith-King","legalName":"Nadirah Smith-King","address":"5022 ARCH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-11-22","latestIssueDate":"2025-10-28","expirationDate":"2026-11-21","inactiveDate":null}],"licenseActivity":[{"number":"911158","type":"Rental","businessName":"Nadirah Smith-King","legalName":"Nadirah Smith-King","issuedDate":"2022-11-22","latestIssueDate":"2025-10-28","closureDate":null,"expirationDate":"2026-11-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"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 2022","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"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":"7 permits not marked completed: 501367 (EXPIRED), 1047950 (Expired), RP-2020-000985 (Expired), RP-2020-010316 (Expired), PP-2020-006381 (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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 26, 2021.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 10 historical violations across 2 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"}]}