{"asOf":"2026-07-27T20:54:26.518Z","block":"5100-5199 WILLOWS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-willows-ave","address":"5127 WILLOWS AVE","parcelNumber":"511112700","source":"https://property.phila.gov/?p=511112700","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"23","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW POST WAR","useLabel":"Apartment building","owner":"ANDERSON COLVILLE ANTHONY","coOwner":null,"marketValue":363700,"landAssessment":72740,"improvementAssessment":290960,"livableArea":2080,"yearBuilt":1925,"lastSale":{"price":1,"date":"2002-03-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"211947054","date":"2018-03-11","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - 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9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-037145","date":"2022-05-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037146","date":"2022-05-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037147","date":"2022-05-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037148","date":"2022-05-26","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037149","date":"2022-05-26","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037150","date":"2022-05-26","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037151","date":"2022-05-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037152","date":"2022-05-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-033697","date":"2025-05-17","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-11-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033694","date":"2025-05-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2026-03-27","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-033696","date":"2025-05-17","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2026-03-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-017658","date":"2026-03-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2026-03-27","resolution":"SVN ISSUED"}],"violationCases":[{"number":"624772","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2018-03-11","completedDate":"2024-11-16","violations":[{"number":"211947054","date":"2018-03-11","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211946258","date":"2018-03-11","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211946259","date":"2018-03-11","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211946260","date":"2018-03-11","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211947053","date":"2018-03-11","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211947056","date":"2018-03-11","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211947055","date":"2018-03-11","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"624773","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-03-11","completedDate":"2019-02-26","violations":[{"number":"4609143","date":"2018-03-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4609147","date":"2018-03-11","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4609144","date":"2018-03-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4609145","date":"2018-03-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4609146","date":"2018-03-11","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-049979","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":null,"status":"COMPLIED, BALANCE DUE","createdDate":"2022-05-26","completedDate":null,"violations":[{"number":"VI-2022-037145","date":"2022-05-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037146","date":"2022-05-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037147","date":"2022-05-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037148","date":"2022-05-26","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037149","date":"2022-05-26","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037150","date":"2022-05-26","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037151","date":"2022-05-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-037152","date":"2022-05-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-044656","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-17","completedDate":"2026-03-27","violations":[{"number":"VI-2025-033697","date":"2025-05-17","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-11-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033694","date":"2025-05-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2026-03-27","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-033696","date":"2025-05-17","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2026-03-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-028639","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-03-27","completedDate":null,"violations":[{"number":"VI-2026-017658","date":"2026-03-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2026-03-27","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2018,"n":12,"worst":"EXTERIOR STRUCT UNSAFE COND 12"},{"y":2022,"n":8,"worst":null},{"y":2025,"n":3,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"624772","date":"2018-03-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"624773","date":"2018-03-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"624772","date":"2018-05-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"624772","date":"2018-08-14","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"624773","date":"2019-02-25","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2022-049979","date":"2022-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049979","date":"2023-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049979","date":"2023-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049979","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"624772","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-044656","date":"2025-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-044656","date":"2025-11-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-044656","date":"2026-03-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-028639","date":"2026-03-27","type":null,"status":null}],"inspYears":[{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":2},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9464838594652,"lng":-75.22529974598947,"geom":{"type":"Polygon","coordinates":[[[-75.225156293,39.946395308],[-75.22519978,39.946365719],[-75.225442553,39.946570928],[-75.225397594,39.946601759],[-75.225156293,39.946395308]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1600,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5127 WILLOWS AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80200,"taxable":50200,"land":8212,"improvement":71988,"taxableLand":8212,"taxableImprovement":41988,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":80200,"taxable":50200,"land":12591,"improvement":67609,"taxableLand":12591,"taxableImprovement":37609,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":80200,"taxable":50200,"land":12591,"improvement":67609,"taxableLand":12591,"taxableImprovement":37609,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":79000,"taxable":39000,"land":12400,"improvement":66600,"taxableLand":12400,"taxableImprovement":26600,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":90600,"taxable":45600,"land":14221,"improvement":76379,"taxableLand":14221,"taxableImprovement":31379,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":90600,"taxable":45600,"land":14221,"improvement":76379,"taxableLand":14221,"taxableImprovement":31379,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":90600,"taxable":45600,"land":14221,"improvement":76379,"taxableLand":14221,"taxableImprovement":31379,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":250800,"taxable":170800,"land":50160,"improvement":200640,"taxableLand":50160,"taxableImprovement":120640,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":250800,"taxable":170800,"land":50160,"improvement":200640,"taxableLand":50160,"taxableImprovement":120640,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":378500,"taxable":278500,"land":75700,"improvement":302800,"taxableLand":75700,"taxableImprovement":202800,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":378500,"taxable":378500,"land":75700,"improvement":302800,"taxableLand":75700,"taxableImprovement":302800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":363700,"taxable":363700,"land":72740,"improvement":290960,"taxableLand":72740,"taxableImprovement":290960,"exemptLand":0,"exemptImprovement":0}],"taxNow":5298,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"896064","date":"2018-08-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-26","scope":"MAKE SAFE PERMIT- FOR REMOVAL OF CEILING CONSTRUCTION FROM FIRE DAMAGED ROOM, SCRAPE FIRE DAMAGED JOISTS AND UNDERSIDE OF ROOF DECK. REINFORCE SIX (6) JOISTS WITH NEW 2X8, FULL LENGTH OF EXISTING. ATTACH WITH TWO ROWS OF 10D NAILS 16\"0C.PATCH HOLES ON 2ND FL FLOOR BOARDS. EXTEND AND RE-CONNECT PIPE RAIL TO ADJACENT POST, AS PER ENGINEER'S REPORT, TO RESOLVE CASE #624773. 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 #624773. ADDITIONAL PERMITS REQUIRED FOR ALTERATIONS AFTER CASE IS RESOLVED."},{"number":"965113","date":"2019-04-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-31","scope":"INSTALL NEW CIRCUITS BREAKER PANEL BOX. REWIRE SINGLE FAMILY DWELLING INSTALL OUTLETS, SWITCHES, LIGHT FIXTURES, GFI'S, SMOKE AND CARBON DETECTORS AS PER 2008 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"12 L&I violations incl EXTERIOR STRUCT UNSAFE COND 12"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed ×2"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 965113 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 24 historical violations across 5 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 27, 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/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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":"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/"}],"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"}]}