{"asOf":"2026-07-29T20:34:02.770Z","block":"4500-4599 SPRINGFIELD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-springfield-ave","address":"4508 SPRINGFIELD AVE","parcelNumber":"461114500","source":"https://property.phila.gov/?p=461114500","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"LAU STEVEN","coOwner":"ZHANG MIN","marketValue":871000,"landAssessment":174200,"improvementAssessment":696800,"livableArea":2764,"yearBuilt":1925,"lastSale":{"price":730000,"date":"2018-05-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"2785954","date":"2013-05-07","code":"PM-302.2/2","title":"EXT A-CLEAN 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WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null},{"number":"4705461","date":"2018-06-08","code":"PM15-506.1","title":"PLUMB SYS-SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-07-30","underAppeal":false,"noticeUrl":null},{"number":"4705462","date":"2018-06-08","code":"PM15-507.1","title":"PLUMB SYSTEMS-STORM DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-07-30","underAppeal":false,"noticeUrl":null},{"number":"4778784","date":"2018-07-31","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-08-16","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"379407","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-05-08","completedDate":"2013-06-28","noticeUrl":null,"violations":[{"number":"2785954","date":"2013-05-07","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-06-27","underAppeal":false,"noticeUrl":null}]},{"number":"631302","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2018-05-02","completedDate":"2018-05-09","noticeUrl":null,"violations":[{"number":"4657755","date":"2018-04-30","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null},{"number":"4657756","date":"2018-04-30","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null},{"number":"4657757","date":"2018-04-30","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null},{"number":"4657754","date":"2018-04-30","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null}]},{"number":"638604","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-06-13","completedDate":"2018-07-31","noticeUrl":null,"violations":[{"number":"4705461","date":"2018-06-08","code":"PM15-506.1","title":"PLUMB SYS-SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-07-30","underAppeal":false,"noticeUrl":null},{"number":"4705462","date":"2018-06-08","code":"PM15-507.1","title":"PLUMB SYSTEMS-STORM DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-07-30","underAppeal":false,"noticeUrl":null}]},{"number":"646996","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-31","completedDate":"2018-08-16","noticeUrl":null,"violations":[{"number":"4778784","date":"2018-07-31","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-08-16","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2018,"n":7,"worst":null}],"investigations":[{"caseNumber":"379407","date":"2013-05-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"379407","date":"2013-06-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"631302","date":"2018-04-30","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"631302","date":"2018-05-09","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"638604","date":"2018-06-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"638604","date":"2018-07-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"646996","date":"2018-07-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"646996","date":"2018-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"646996","date":"2018-08-16","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2018,"fails":4,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94840438772474,"lng":-75.21269039550701,"geom":{"type":"Polygon","coordinates":[[[-75.212552722,39.948322207],[-75.212597646,39.948291913],[-75.212828069,39.948486576],[-75.212783165,39.948516871],[-75.212552722,39.948322207]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-002377","type":"Sprinkler Certification","inspectionDate":"2024-01-22","result":"Certified","expirationDate":"2025-01-22","buildingId":"1461046"},{"number":"BC-2025-001473","type":"Fire Alarm Certification","inspectionDate":"2025-01-17","result":"Certified","expirationDate":"2026-01-17","buildingId":"1461046"},{"number":"BC-2026-007004","type":"Sprinkler Certification","inspectionDate":"2026-03-05","result":"Certified","expirationDate":"2027-03-05","buildingId":"1461046"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1816,"zoning":"RM1","grade":"C","basement":"D","heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"4508 SPRINGFIELD AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[{"year":2006,"total":1452.3,"principal":0,"interest":1098.68,"penalty":162.64},{"year":2007,"total":4479.61,"principal":2127.9,"interest":1911.47,"penalty":162.64},{"year":2008,"total":4798.31,"principal":2496.79,"interest":1835.14,"penalty":174.78},{"year":2009,"total":4376.06,"principal":2395.54,"interest":1545.13,"penalty":167.69},{"year":2010,"total":4321.93,"principal":2496.79,"interest":1385.72,"penalty":174.78},{"year":2011,"total":4485.82,"principal":2743.92,"interest":1275.92,"penalty":192.07},{"year":2012,"total":4386.06,"principal":2849.68,"interest":1068.63,"penalty":199.48},{"year":2013,"total":4261.31,"principal":2952.1,"interest":841.35,"penalty":206.65},{"year":2014,"total":6710.35,"principal":4935.82,"interest":962.49,"penalty":345.51},{"year":2015,"total":5663.68,"principal":4473.52,"interest":469.72,"penalty":313.15},{"year":2016,"total":4894.69,"principal":4420.43,"interest":66.3,"penalty":44.2}],"taxNet":49814.02,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":304600,"taxable":274600,"land":47135,"improvement":257465,"taxableLand":47135,"taxableImprovement":227465,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":304600,"taxable":274600,"land":45690,"improvement":258910,"taxableLand":45690,"taxableImprovement":228910,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":304600,"taxable":304600,"land":45690,"improvement":258910,"taxableLand":45690,"taxableImprovement":258910,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":693500,"taxable":304600,"land":104025,"improvement":589475,"taxableLand":104025,"taxableImprovement":200575,"exemptLand":0,"exemptImprovement":388900},{"y":2020,"v":720500,"taxable":312894,"land":102671,"improvement":617829,"taxableLand":102671,"taxableImprovement":210223,"exemptLand":0,"exemptImprovement":407606},{"y":2021,"v":720500,"taxable":312894,"land":102671,"improvement":617829,"taxableLand":102671,"taxableImprovement":210223,"exemptLand":0,"exemptImprovement":407606},{"y":2022,"v":720500,"taxable":312894,"land":102671,"improvement":617829,"taxableLand":102671,"taxableImprovement":210223,"exemptLand":0,"exemptImprovement":407606},{"y":2023,"v":698300,"taxable":329598,"land":139660,"improvement":558640,"taxableLand":139660,"taxableImprovement":189938,"exemptLand":0,"exemptImprovement":368702},{"y":2024,"v":698300,"taxable":329598,"land":139660,"improvement":558640,"taxableLand":139660,"taxableImprovement":189938,"exemptLand":0,"exemptImprovement":368702},{"y":2025,"v":871000,"taxable":411112,"land":174200,"improvement":696800,"taxableLand":174200,"taxableImprovement":236912,"exemptLand":0,"exemptImprovement":459888},{"y":2026,"v":871000,"taxable":411112,"land":174200,"improvement":696800,"taxableLand":174200,"taxableImprovement":236912,"exemptLand":0,"exemptImprovement":459888},{"y":2027,"v":871000,"taxable":411112,"land":174200,"improvement":696800,"taxableLand":174200,"taxableImprovement":236912,"exemptLand":0,"exemptImprovement":459888}],"taxNow":5755,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"755519","date":"2017-01-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-31","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FOUR(4) DWELLING UNITS) IN AN EXISTING STRUCTURE."},{"number":"762479","date":"2017-02-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-08-24","scope":"FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"798531","date":"2017-08-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-03","scope":"REHABILITAION OF 3 UNIT MULTI FAMILY."},{"number":"785717","date":"2017-08-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. FOR A CHANGE IN OCCUPANCY CLASSIFICATION FROM A R-3 TO R-2."},{"number":"800929","date":"2017-08-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM WITH TWO INCH (2\") FIRE SERVICE LINE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13-R THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING AND ELECTRICAL WORK."},{"number":"808565","date":"2017-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-3FD INDEPENDENT HVAC FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"816487","date":"2017-09-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"3 BATHROOMS AND 3 KITCHENS (MULTI FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"866975","date":"2018-04-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"AMEND PERMIT 785717 TO CORRECT EST COST OF WORK"},{"number":"869326","date":"2018-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"INSTALL THE FOLLOWING 300AMP SERVICE,85 RECEPTACLES OUTLETS,28 SWITCHES,15 GFCI RECEPTACLES,16 SMOKE DETECTORS,65 LIGHT FIXTURES,3 DOOR BELL SYSTEM,6-30AMP BRANCH CIRCUITS,30-15AMP BRANCH CIRCUIT AND 20-20AMP BRANCH CIRCUITS PER 2008 NEC (MULTI FAMILY) INSTALL FIRE ALARM SYSTEM PER NFPA 72"}],"storyTag":"Renovated & sold on","storyDelta":2.95,"timeline":[{"y":2017,"k":"sale","p":185000},{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"sale","p":730000},{"y":2018,"k":"viol","w":"7 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 3 passed"}],"rented":true,"licenses":[{"number":"202716","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANNIE THOMASON (TRHOMASON BOARDING HOME)","legalName":"ANNIE THOMASON","address":"4508 SPRINGFIELD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-03","latestIssueDate":"2005-06-20","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"214253","type":"Rental","status":"Inactive","businessName":"ANNIE THOMASON (TRHOMASON BOARDING HOME)","legalName":"ANNIE THOMASON","address":"4508 SPRINGFIELD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-05-04","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"786327","type":"Rental","status":"Active","businessName":"STEVEN LAU","legalName":"STEVEN LAU","address":"4508 SPRINGFIELD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-08-16","latestIssueDate":"2025-07-17","expirationDate":"2026-08-15","inactiveDate":null}],"licenseActivity":[{"number":"786327","type":"Rental","businessName":"STEVEN LAU","legalName":"STEVEN LAU","issuedDate":"2018-08-16","latestIssueDate":"2025-07-17","closureDate":null,"expirationDate":"2026-08-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"214253","type":"Rental","businessName":"ANNIE THOMASON (TRHOMASON BOARDING HOME)","legalName":"ANNIE THOMASON","issuedDate":"2004-05-04","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202716","type":"Food Preparing and Serving","businessName":"ANNIE THOMASON (TRHOMASON BOARDING HOME)","legalName":"ANNIE THOMASON","issuedDate":"2004-05-03","latestIssueDate":"2005-06-20","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #755519: 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 Mar 5, 2027; Fire Alarm Certification: Certified through Jan 17, 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":"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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 16, 2018.","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 #202716: Inactive since Dec 22, 2012","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":"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 8 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"}]}