{"asOf":"2026-07-24T23:32:34.798Z","block":"5700-5799 THOMAS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5700-5799-thomas-ave","address":"5701 THOMAS AVE","parcelNumber":"513086110","source":"https://property.phila.gov/?p=513086110","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A50","buildingCodeNew":"14","buildingClass":"DET 3 STY MASONRY","buildingClassNew":"OLD STYLE","useLabel":"House","owner":"WILSON LURUTH","coOwner":null,"marketValue":179000,"landAssessment":35800,"improvementAssessment":143200,"livableArea":3042,"yearBuilt":1925,"lastSale":{"price":81400,"date":"2012-08-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"798821","date":"2007-04-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"798822","date":"2007-04-12","code":"PM-306.2/1","title":"VACANT BLDG 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SYSTEM","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798593","date":"2008-01-10","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798630","date":"2008-01-10","code":"FC-1006.1/1","title":"EGRESS LIGHTING REQ","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"229313954","date":"2017-07-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"229314110","date":"2018-03-23","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":"2023-03-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-002701","date":"2021-01-14","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-002704","date":"2021-01-14","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-002703","date":"2021-01-14","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-002702","date":"2021-01-14","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"108579","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-04-12","completedDate":"2009-12-07","violations":[{"number":"798821","date":"2007-04-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"798822","date":"2007-04-12","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"798820","date":"2007-04-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"142073","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-01-11","completedDate":null,"violations":[{"number":"798592","date":"2008-01-10","code":"FC-105.7/1","title":"FA/SUPP INSTALL PERMIT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798587","date":"2008-01-10","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798588","date":"2008-01-10","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798606","date":"2008-01-10","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798595","date":"2008-01-10","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798593","date":"2008-01-10","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"798630","date":"2008-01-10","code":"FC-1006.1/1","title":"EGRESS LIGHTING REQ","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"594596","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2017-07-19","completedDate":null,"violations":[{"number":"229313954","date":"2017-07-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"626064","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-03-23","completedDate":"2023-03-10","violations":[{"number":"229314110","date":"2018-03-23","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":"2023-03-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2021-003616","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-14","completedDate":"2021-03-26","violations":[{"number":"VI-2021-002701","date":"2021-01-14","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-002704","date":"2021-01-14","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-002703","date":"2021-01-14","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-002702","date":"2021-01-14","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2021-03-26","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2008,"n":7,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2021,"n":4,"worst":null}],"investigations":[{"caseNumber":"118750","date":"2007-06-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"142073","date":"2008-01-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"108579","date":"2008-01-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"108579","date":"2008-01-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"594596","date":"2017-07-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"594596","date":"2017-10-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"594596","date":"2018-02-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"626064","date":"2018-03-23","type":"AIU INSP","status":"FAILED"},{"caseNumber":"594596","date":"2018-04-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"626064","date":"2018-05-04","type":"AIU INSP","status":"FAILED"},{"caseNumber":"626064","date":"2018-06-29","type":"AIU INSP","status":"CLOSED"},{"caseNumber":"594596","date":"2018-07-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"594596","date":"2018-10-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"594596","date":"2019-01-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"594596","date":"2019-03-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"594596","date":"2019-05-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"594596","date":"2019-08-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"594596","date":"2019-09-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"594596","date":"2020-02-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2021-003616","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"594596","date":"2021-01-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-003616","date":"2021-02-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-003616","date":"2021-03-26","type":null,"status":"PASSED"},{"caseNumber":"626064","date":"2021-08-25","type":null,"status":"FAILED"},{"caseNumber":"594596","date":"2022-10-17","type":null,"status":"FAILED"},{"caseNumber":"594596","date":"2022-12-02","type":null,"status":"FAILED"},{"caseNumber":"626064","date":"2023-03-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":5,"passes":0},{"y":2019,"fails":5,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":7429.88,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":7429.88,"principalDue":4345.26,"penaltyDue":424.54,"interestDue":1673.42,"otherChargesDue":986.66,"yearsOwed":6,"oldestYearOwed":2016,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-15","assessmentYear":2022,"totalAssessment":76500,"taxableAssessment":76500,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":440.94,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943458521111566,"lng":-75.23567321030441,"geom":{"type":"Polygon","coordinates":[[[-75.235753924,39.943261036],[-75.23593549,39.94341449],[-75.235594547,39.943655741],[-75.235409956,39.943502557],[-75.235753924,39.943261036]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-004495","type":"Fire Escape Report","inspectionDate":"2023-01-19","result":"Safe","expirationDate":"2028-01-19","buildingId":"1378852"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":1,"lotArea":9750,"zoning":"RSA3","grade":"B+","basement":null,"heater":null,"centralAir":true,"extCond":"5","intCond":"4","garage":null,"homestead":true,"mail":"5701 THOMAS AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[{"year":2013,"total":188.12,"principal":0,"interest":90.16,"penalty":53.55},{"year":2014,"total":1721.43,"principal":1151.18,"interest":272.34,"penalty":103.88},{"year":2016,"total":1776.21,"principal":1550.21,"interest":23.26,"penalty":15.5}],"taxNet":3685.76,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":126300,"taxable":96300,"land":62400,"improvement":63900,"taxableLand":62400,"taxableImprovement":33900,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":126300,"taxable":96300,"land":18945,"improvement":107355,"taxableLand":18945,"taxableImprovement":77355,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":126300,"taxable":96300,"land":18945,"improvement":107355,"taxableLand":18945,"taxableImprovement":77355,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":70600,"taxable":30600,"land":10590,"improvement":60010,"taxableLand":10590,"taxableImprovement":20010,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":76500,"taxable":31500,"land":11475,"improvement":65025,"taxableLand":11475,"taxableImprovement":20025,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":76500,"taxable":31500,"land":11475,"improvement":65025,"taxableLand":11475,"taxableImprovement":20025,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":76500,"taxable":31500,"land":11475,"improvement":65025,"taxableLand":11475,"taxableImprovement":20025,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":373500,"taxable":293500,"land":74700,"improvement":298800,"taxableLand":74700,"taxableImprovement":218800,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":373500,"taxable":293500,"land":74700,"improvement":298800,"taxableLand":74700,"taxableImprovement":218800,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":256700,"taxable":156700,"land":51340,"improvement":205360,"taxableLand":51340,"taxableImprovement":105360,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":256700,"taxable":156700,"land":51340,"improvement":205360,"taxableLand":51340,"taxableImprovement":105360,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":179000,"taxable":79000,"land":35800,"improvement":143200,"taxableLand":35800,"taxableImprovement":43200,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2193,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"191083","date":"2008-12-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-12-03","scope":"USE PERMIT FOR SINGLE FAMILY DWELLING"},{"number":"583721","date":"2015-01-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-01-14","scope":"REPLACE TOILET (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"590169","date":"2015-02-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-10-26","scope":"RIP OFF AND INSTALL NEW DIMINSIONAL SHINGLES ON THE MAIN ROOF."},{"number":"1014634","date":"2019-09-30","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-06-03","scope":"In accordance with Code Bulletin PM1801, a 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\". MAKE SAFE PERMIT - For (REPAIR MAIN AND PORCH ROOF AS WELL AS SUPPORT COMPONENTS as per Engineer’s report) to resolve case #594596. 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 #594596. ALL WORK TO BE PERFORMED BY A PENNSYLVANIA STATE LICENSED CONTRACTOR."},{"number":"GM-2024-008811","date":"2024-10-02","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-11-18","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans. Replace siding and cornice."},{"number":"GM-2024-008809","date":"2024-10-02","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-05-01","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. EZ Roof Covering Replacement"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"}],"rented":false,"licenses":[{"number":"215686","type":"Rental","status":"Inactive","businessName":"MARION HOMES INC","legalName":"MARION HOMES INC","address":"5701 THOMAS AVE","revenueCode":"3202","rentalCategory":null,"units":18,"issuedDate":"2003-04-02","latestIssueDate":"2003-04-02","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"215686","type":"Rental","businessName":"MARION HOMES INC","legalName":"MARION HOMES INC","issuedDate":"2003-04-02","latestIssueDate":"2003-04-02","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["$7,430 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #191083: COMPLETED. The history also contains “NEW 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":"2 permits not marked completed: 1014634 (Expired), GM-2024-008809 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$7,429.88 was recorded in the City’s 2022-06 delinquency snapshot for 2016–2021.","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":"20 failed, 2 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 10, 2023.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Jan 19, 2028","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}