{"asOf":"2026-07-23T21:38:42.967Z","block":"5100-5199 MALCOLM ST","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-malcolm-st","address":"5121 MALCOLM ST","parcelNumber":"511094400","source":"https://property.phila.gov/?p=511094400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"ODENIYI ALLEN O","coOwner":"ODENIYI FOLASADE M","marketValue":90400,"landAssessment":18080,"improvementAssessment":72320,"livableArea":885,"yearBuilt":1925,"lastSale":{"price":1,"date":"2019-03-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"1132219","date":"2008-06-21","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C 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COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2021-017479","date":"2021-03-26","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2021-04-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-017478","date":"2021-03-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-05-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-092598","date":"2022-12-14","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092599","date":"2022-12-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092600","date":"2022-12-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092601","date":"2022-12-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092602","date":"2022-12-14","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092603","date":"2022-12-14","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"166088","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2008-06-21","completedDate":null,"violations":[{"number":"1132219","date":"2008-06-21","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1132217","date":"2008-06-21","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1132218","date":"2008-06-21","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"204646","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-06-26","completedDate":"2013-11-20","violations":[{"number":"2692951","date":"2009-07-26","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2692950","date":"2009-07-26","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"290868","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-09","completedDate":"2016-09-26","violations":[{"number":"2209927","date":"2011-08-05","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2209928","date":"2011-08-05","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-022904","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-30","completedDate":"2021-05-17","violations":[{"number":"VI-2021-017479","date":"2021-03-26","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2021-04-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-017478","date":"2021-03-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-05-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-123171","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-12-14","completedDate":null,"violations":[{"number":"VI-2022-092598","date":"2022-12-14","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092599","date":"2022-12-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092600","date":"2022-12-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092601","date":"2022-12-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092602","date":"2022-12-14","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-092603","date":"2022-12-14","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":6,"worst":null}],"investigations":[{"caseNumber":"166088","date":"2008-06-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"166088","date":"2008-10-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"166088","date":"2009-01-26","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"204646","date":"2009-06-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"290868","date":"2011-08-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"290868","date":"2011-09-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"290868","date":"2012-04-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"204646","date":"2013-01-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"204646","date":"2013-11-19","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"166087","date":"2015-07-15","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-022904","date":"2021-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-022904","date":"2021-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-022904","date":"2021-05-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-123171","date":"2022-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-123171","date":"2023-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-123171","date":"2024-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-123171","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.947358888090776,"lng":-75.22599391047378,"geom":{"type":"Polygon","coordinates":[[[-75.226028871,39.947418548],[-75.225914122,39.947323239],[-75.225954612,39.947294889],[-75.226073817,39.947395406],[-75.226028871,39.947418548]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":2,"lotArea":705,"zoning":"RM1","grade":"C-","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"6350 CITY AVE, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":17300,"taxable":17300,"land":3102,"improvement":14198,"taxableLand":3102,"taxableImprovement":14198,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":17300,"taxable":17300,"land":5432,"improvement":11868,"taxableLand":5432,"taxableImprovement":11868,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":17300,"taxable":17300,"land":5432,"improvement":11868,"taxableLand":5432,"taxableImprovement":11868,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":22100,"taxable":22100,"land":6900,"improvement":15200,"taxableLand":6900,"taxableImprovement":15200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23900,"taxable":23900,"land":7462,"improvement":16438,"taxableLand":7462,"taxableImprovement":16438,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23900,"taxable":23900,"land":7462,"improvement":16438,"taxableLand":7462,"taxableImprovement":16438,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23900,"taxable":23900,"land":7462,"improvement":16438,"taxableLand":7462,"taxableImprovement":16438,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":57800,"taxable":57800,"land":11560,"improvement":46240,"taxableLand":11560,"taxableImprovement":46240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":57800,"taxable":57800,"land":11560,"improvement":46240,"taxableLand":11560,"taxableImprovement":46240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":76600,"taxable":76600,"land":15320,"improvement":61280,"taxableLand":15320,"taxableImprovement":61280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":76600,"taxable":76600,"land":15320,"improvement":61280,"taxableLand":15320,"taxableImprovement":61280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":90400,"taxable":90400,"land":18080,"improvement":72320,"taxableLand":18080,"taxableImprovement":72320,"exemptLand":0,"exemptImprovement":0}],"taxNow":1072,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"459632","date":"2013-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2013-11-20","scope":"MAKE SAFE PERMIT FOR VIOLATION# 204646. CALL INSPECTOR PRIOR TO THE START OF WORK."},{"number":"ZP-2023-000130","date":"2023-03-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-12","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"SP-2024-000039","date":"2024-02-06","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-05-12","scope":"FOR EXCAVATION AND UNDERPINNING PER APPROVED PLAN."},{"number":"RP-2023-009011","date":"2024-06-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-05-16","scope":"FOR COMPLETE CHANGE OF OCCUPANCY TO R-3 AND FOR THE ERECTION OF THIRD FLOOR ADDITION WITH INTERIOR ALTERATION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SPRINKLERED THROUGH PER NFPA 13D. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"PP-2025-001413","date":"2025-02-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-14","scope":"INTERIOR/EXTERIOR 4 WATER CLOSETS; 4 LAVS; 4 SHOWERS; 2 KITCHEN SINKS; 2 WASHER BOXES; 2 HOT WATER HEATERS; 2 ROOF DRAINS; 2 HOSE BIBBS; 1\" RFSS; CURB TRAPS AND MAIN DRAINS 1 SEWAGE EJECTOR/1 SUMP PUMP PEX AND PVC THROUGHOUT"},{"number":"FP-2025-000492","date":"2025-03-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-14","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2025-004414","date":"2025-05-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-12","scope":"Full rewire with 200amp 2 G meter 100 for position for each unit include all the ground and smokes and all necessary outlet s switches GFI devices for Finish"},{"number":"MP-2025-002758","date":"2025-05-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation 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. *RP-2023-009011* Install 3 9000 BTU ductless mini split for each apartment. condenser located in back yard."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"659619","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ALLEN & FOLASADE ODENIYI","legalName":"ALLEN & FOLASADE ODENIYI","address":"5121 MALCOLM ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-03-31","latestIssueDate":"2015-03-31","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"865931","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ALLEN O ODENIYI / FOLASADE M ODENIYI","legalName":"ALLEN O ODENIYI / FOLASADE M ODENIYI","address":"5121 MALCOLM ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-04-13","latestIssueDate":"2024-05-02","expirationDate":"2025-04-12","inactiveDate":"2025-06-11"}],"licenseActivity":[{"number":"865931","type":"Vacant Residential Property / Lot","businessName":"ALLEN O ODENIYI / FOLASADE M ODENIYI","legalName":"ALLEN O ODENIYI / FOLASADE M ODENIYI","issuedDate":"2021-04-13","latestIssueDate":"2024-05-02","closureDate":"2025-06-11","expirationDate":"2025-04-12","inactiveDate":"2025-06-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"659619","type":"Vacant Residential Property / Lot","businessName":"ALLEN & FOLASADE ODENIYI","legalName":"ALLEN & FOLASADE ODENIYI","issuedDate":"2015-03-31","latestIssueDate":"2015-03-31","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 459632 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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":"Vacant Residential Property / Lot #659619: Inactive since Jun 29, 2016; Vacant Residential Property / Lot #865931: Inactive since Jun 11, 2025","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":"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 and appears related-party/family-held.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 historical violations across 5 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"}]}