{"asOf":"2026-07-24T17:12:14.246Z","block":"4800-4899 TRINITY ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-trinity-st","address":"4814 TRINITY ST","parcelNumber":"461120700","source":"https://property.phila.gov/?p=461120700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H50","buildingCodeNew":"36","buildingClass":"SEMI/DET 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"House","owner":"FOSTER MICHELE","coOwner":"YEONG MICHAEL","marketValue":453100,"landAssessment":90620,"improvementAssessment":362480,"livableArea":2490,"yearBuilt":1889,"lastSale":{"price":282001,"date":"2023-06-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"211987825","date":"2020-01-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211987790","date":"2020-01-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211987824","date":"2020-01-27","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-007083","date":"2020-05-26","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2026-06-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007084","date":"2020-05-26","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007082","date":"2020-05-26","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2026-06-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007081","date":"2020-05-26","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2026-06-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007261","date":"2020-05-27","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2025-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007262","date":"2020-05-27","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"COMPLIED","resolutionDate":"2025-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007259","date":"2020-05-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007260","date":"2020-05-27","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037037","date":"2022-05-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-06-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-037038","date":"2022-05-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-06-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-037039","date":"2022-05-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"722715","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-28","completedDate":"2021-10-17","violations":[{"number":"211987825","date":"2020-01-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211987790","date":"2020-01-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211987824","date":"2020-01-27","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":"2020-10-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2020-019786","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-05-26","completedDate":null,"violations":[{"number":"VI-2020-007083","date":"2020-05-26","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2026-06-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007084","date":"2020-05-26","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2020-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007082","date":"2020-05-26","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2026-06-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007081","date":"2020-05-26","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2026-06-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-020118","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-05-27","completedDate":null,"violations":[{"number":"VI-2020-007261","date":"2020-05-27","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2025-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007262","date":"2020-05-27","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"COMPLIED","resolutionDate":"2025-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007259","date":"2020-05-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-007260","date":"2020-05-27","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-049829","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-26","completedDate":"2024-06-18","violations":[{"number":"VI-2022-037037","date":"2022-05-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-06-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-037038","date":"2022-05-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-06-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-037039","date":"2022-05-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2020,"n":11,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"722715","date":"2020-01-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"722715","date":"2020-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-019786","date":"2020-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2020-05-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2020-07-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2020-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-019786","date":"2020-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-019786","date":"2021-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2021-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2021-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2021-09-28","type":null,"status":"FAILED"},{"caseNumber":"722715","date":"2021-10-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-020118","date":"2021-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049829","date":"2022-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2022-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2023-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2023-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049829","date":"2023-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2023-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2023-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2024-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049829","date":"2024-06-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-020118","date":"2024-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2024-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2025-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-020118","date":"2025-07-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-019786","date":"2026-06-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":7,"passes":0},{"y":2021,"fails":5,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":5,"passes":0},{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":0,"passes":1}],"taxOwed":23953.14,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":23953.14,"principalDue":17437.51,"penaltyDue":1261.68,"interestDue":3478.49,"otherChargesDue":1775.46,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-15","assessmentYear":2022,"totalAssessment":311400,"taxableAssessment":311400,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":3729.07,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94500700221127,"lng":-75.21645123051223,"geom":{"type":"Polygon","coordinates":[[[-75.216413502,39.944913131],[-75.216568516,39.945045807],[-75.21648896,39.945100873],[-75.216333945,39.944968198],[-75.216413502,39.944913131]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":6,"baths":2,"stories":3,"lotArea":1950,"zoning":"RSA3","grade":"B","basement":"C","heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4814 TRINITY ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR TWO-FAMILY HOUSEHOLD LIVING IN AN EXISTING SEMI- DTEACHED STRUCTURE. NO CHANGE TO HEIGHT OR AREA OF STRUCTURE.","status":"Completed","outcome":"Granted","date":"2026-02-26","number":"ZP-2024-007007","relatedPermit":"ZP-2024-007007"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":291900,"taxable":291900,"land":52455,"improvement":239445,"taxableLand":52455,"taxableImprovement":239445,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":291900,"taxable":291900,"land":43785,"improvement":248115,"taxableLand":43785,"taxableImprovement":248115,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":291900,"taxable":291900,"land":43785,"improvement":248115,"taxableLand":43785,"taxableImprovement":248115,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":300200,"taxable":300200,"land":45030,"improvement":255170,"taxableLand":45030,"taxableImprovement":255170,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":311400,"taxable":311400,"land":46710,"improvement":264690,"taxableLand":46710,"taxableImprovement":264690,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":311400,"taxable":266400,"land":46710,"improvement":264690,"taxableLand":46710,"taxableImprovement":219690,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":311400,"taxable":266400,"land":46710,"improvement":264690,"taxableLand":46710,"taxableImprovement":219690,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":282000,"taxable":202000,"land":56400,"improvement":225600,"taxableLand":56400,"taxableImprovement":145600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":282000,"taxable":282000,"land":56400,"improvement":225600,"taxableLand":56400,"taxableImprovement":225600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":282000,"taxable":282000,"land":56400,"improvement":225600,"taxableLand":56400,"taxableImprovement":225600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":282000,"taxable":282000,"land":56400,"improvement":225600,"taxableLand":56400,"taxableImprovement":225600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":453100,"taxable":453100,"land":90620,"improvement":362480,"taxableLand":90620,"taxableImprovement":362480,"exemptLand":0,"exemptImprovement":0}],"taxNow":3947,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"RP-2020-007247","date":"2020-07-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-09-28","scope":"MAKE SAFE PERMIT - For repairing damaged brick on the exterior wall and repairs to exterior porch with like in-kind materials to resolve case CF-2020-020118. 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-2020-020118."},{"number":"RP-2023-011046","date":"2023-10-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-07-24","scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2020-020118 TO INCLUDE REPAIRS/REPLACEMENT OF ROOF, FRONT PORCH, FLOOR, EXTERIOR WALLS AND FRAMING PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED 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. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS. AMENDMENT: AMENDED PERMIT To change Ownership to Sangina Patnaik and Leah Weinberg-Moskowitz."},{"number":"ZP-2024-007007","date":"2026-02-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2025-03-04","scope":"Residential - Household Living - Two-Family"},{"number":"EP-2026-005187","date":"2026-06-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"WIRES TO BE FISHED INTO EXISTING WALLS AND CEILINGS. Rewire duplex. Installation of (2) 200 amp circuit breaker services. Installation of hardwired smoke / CO detector systems in each unit. FISHING WIRES THROUGH EXISTING WALLS AND CEILINGS."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"sale","p":282001},{"y":2023,"k":"sale","p":282001},{"y":2023,"k":"insp","w":"Inspection failed ×5"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["$23,953 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2026"],"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":"Appeal #ZP-2024-007007: Completed · Granted; related permit ZP-2024-007007.","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":"2 permits not marked completed: RP-2020-007247 (Expired), EP-2026-005187 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$23,953.14 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"24 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 4, 2026.","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/"}],"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"}]}