{"asOf":"2026-07-24T15:37:04.414Z","block":"4800-4899 BALTIMORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-baltimore-ave","address":"4829 BALTIMORE AVE","parcelNumber":"461088100","source":"https://property.phila.gov/?p=461088100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"31","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"TWIN CONTEMPORARY","useLabel":"Multi-family","owner":"BALTIMORE AVE PARTNERS LL","coOwner":null,"marketValue":1157100,"landAssessment":231420,"improvementAssessment":925680,"livableArea":4614,"yearBuilt":2019,"lastSale":{"price":1,"date":"2018-07-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"762810","date":"2007-12-06","code":"A-503.2/2","title":"PROSEC- STD 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-058676","date":"2024-07-12","code":"F-1010.1.9.1","title":"DOOR HARDWARE\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058683","date":"2024-07-12","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058680","date":"2024-07-12","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058674","date":"2024-07-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-058675","date":"2024-07-12","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"137823","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-12-07","completedDate":"2012-06-27","violations":[{"number":"762810","date":"2007-12-06","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"762811","date":"2007-12-06","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"762812","date":"2007-12-06","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"242692","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-07-13","completedDate":"2010-11-30","violations":[{"number":"1745930","date":"2010-07-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1745931","date":"2010-07-13","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"403929","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-25","completedDate":null,"violations":[{"number":"3012540","date":"2013-09-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3012541","date":"2013-09-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"561613","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-28","completedDate":"2016-12-03","violations":[{"number":"4128935","date":"2016-10-28","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4128934","date":"2016-10-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"624728","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-03-09","completedDate":"2018-04-16","violations":[{"number":"4608808","date":"2018-03-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4608809","date":"2018-03-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"663286","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-11-09","completedDate":"2018-12-06","violations":[{"number":"4870003","date":"2018-11-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4870004","date":"2018-11-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-062484","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-14","completedDate":"2025-03-25","violations":[{"number":"VI-2024-058676","date":"2024-07-12","code":"F-1010.1.9.1","title":"DOOR HARDWARE\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058683","date":"2024-07-12","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058680","date":"2024-07-12","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-058674","date":"2024-07-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-058675","date":"2024-07-12","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-03-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"137823","date":"2007-12-06","type":"BRU INSP","status":"FAILED"},{"caseNumber":"137823","date":"2007-12-07","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"CF-2024-062484","date":"2024-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-062484","date":"2024-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-062484","date":"2025-03-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948476668740774,"lng":-75.22063975490418,"geom":{"type":"Polygon","coordinates":[[[-75.220622529,39.948618331],[-75.220570971,39.948344162],[-75.220656857,39.948334739],[-75.220708718,39.948609174],[-75.220622529,39.948618331]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-021755","type":"Sprinkler Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"3000435"},{"number":"BC-2025-006420","type":"Fire Alarm Certification","inspectionDate":"2025-02-27","result":"Certified","expirationDate":"2026-02-27","buildingId":"3000435"},{"number":"BC-2025-018558","type":"Sprinkler Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"3000435"},{"number":"BC-2026-019157","type":"Sprinkler Certification","inspectionDate":"2026-06-15","result":"Certified","expirationDate":"2027-06-15","buildingId":"3000435"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":10,"baths":null,"stories":1,"lotArea":2400,"zoning":"RSA3","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"490 MARKLE ST, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ROOF ACCESS STRUCTRES FOR USE AS MULTI-FAMILY (FIVE(5) UNIT) HOUSEHOLD LIVING WIITH ROOF TWO (2) ROOF DECKS ACCESSED BY PILOT HOUSES AND REAR DECK ACCESSED THROUGH SECOND FLOOR.(","status":"OPEN","outcome":"Granted with conditions","date":"2018-05-16","number":"33181","relatedPermit":"851467"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70100,"taxable":70100,"land":70100,"improvement":0,"taxableLand":70100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":69000,"taxable":69000,"land":69000,"improvement":0,"taxableLand":69000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":69000,"taxable":69000,"land":69000,"improvement":0,"taxableLand":69000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":69000,"taxable":69000,"land":69000,"improvement":0,"taxableLand":69000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":69000,"taxable":69000,"land":69000,"improvement":0,"taxableLand":69000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":69000,"taxable":69000,"land":69000,"improvement":0,"taxableLand":69000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":69000,"taxable":69000,"land":69000,"improvement":0,"taxableLand":69000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":588000,"taxable":117600,"land":117600,"improvement":470400,"taxableLand":117600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":470400},{"y":2024,"v":588000,"taxable":117600,"land":117600,"improvement":470400,"taxableLand":117600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":470400},{"y":2025,"v":1211700,"taxable":242340,"land":242340,"improvement":969360,"taxableLand":242340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":969360},{"y":2026,"v":1211700,"taxable":242340,"land":242340,"improvement":969360,"taxableLand":242340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":969360},{"y":2027,"v":1157100,"taxable":231420,"land":231420,"improvement":925680,"taxableLand":231420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":925680}],"taxNow":3392,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"851467","date":"2018-06-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-15","scope":"ERECTION OF A DETACHED STRUCTURE WITH TWO (2) ROOF ACCESS STRUCTURES FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLIING UNITS) WITH ROOF DECKS. (SIZE AND LOCATION AS PER PLANS)"},{"number":"898431","date":"2018-08-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-08-28","scope":"AMEND PERMIT # 851467 FOR REVISION TO BUILDING COVERAGE (REDUCTION TO 53.3%). REVISION TO OPEN AREA (INCREASE TO 46.7%). INCREASE REAR YARD DIMENSIONS TO 30-35' PER PLAN. CHANGE PILOT HOUSE LOCATION PER PLANS."},{"number":"909613","date":"2018-10-26","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-07-12","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE WITH TWO (2) ROOF DECKS AND TWO (2) ROOF DECK ACCESS STRUCTURES. USE AS MULTI FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS). FULLY SPRINLKERED IN ACCORDANCE WITH NFPA 13 PER TABLE 705.8. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"944553","date":"2019-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-02","scope":"NEW HOUSE TRAP INTO HOUSE ONLY DMOMESTIC WATER LINE 1 1/2"},{"number":"949042","date":"2019-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 10 TOILETS, 10 SINKS, 8 TUB/SHOWERS, 4 KITCHEN SINKS, 4 LAUNDRY, 4 DISPOSALS. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"948721","date":"2019-03-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"400A INCOMING SERVICE. WIRING THROUGHOUT AS PER 2008 NEC (WEST DIST). NEW FIRE ALARM INSTALLATION AS PER NFPA 72."},{"number":"933421","date":"2019-03-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NPFA 13 USING A NEW 2\" FIRE SERVICE LINE AND NEW 2\" BACKFLOW PREVENTION DEVICE, FOR A NEW FOUR (4) STORY SEMI-DETACHED STRUCTURE WITH ROOF DECKS AND PILOT HOUSES TO BE USED AS GROUP R-2 (MULTI-FAMILY DWELLING), AS PER PLANS; SEE AP#909613 FOR NEW CONSTRUCTION PERMIT."},{"number":"963265","date":"2019-04-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"INSTALLATION OF AN HVAC SYSTEM FOR A NEW CONSTRUCTION FOUR-FAMILY DWELLING AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"viol","w":"4 L&I violations"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"New construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"818481","type":"Rental","status":"Active","businessName":"Baltimore Ave Partners LLC","legalName":"Baltimore Ave Partners LLC","address":"4829 BALTIMORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2019-07-18","latestIssueDate":"2026-07-14","expirationDate":"2027-07-17","inactiveDate":null}],"licenseActivity":[{"number":"818481","type":"Rental","businessName":"Baltimore Ave Partners LLC","legalName":"Baltimore Ave Partners LLC","issuedDate":"2019-07-18","latestIssueDate":"2026-07-14","closureDate":null,"expirationDate":"2027-07-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 106% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $588,000 to $1,211,700","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 #33181: OPEN · Granted with conditions; related permit 851467. Use permit #851467: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 15, 2027; Fire Alarm Certification: Certified through Feb 27, 2026","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-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":"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 Mar 25, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 18 historical violations across 7 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.","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"}]}