{"asOf":"2026-07-25T17:36:50.389Z","block":"5500-5599 FLORENCE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-florence-ave","address":"5555 FLORENCE AVE","parcelNumber":"513259900","source":"https://property.phila.gov/?p=513259900","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"LLOYD ANNA D","coOwner":null,"marketValue":201000,"landAssessment":40200,"improvementAssessment":160800,"livableArea":1625,"yearBuilt":1920,"lastSale":{"price":1,"date":"2008-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1938544","date":"2010-10-27","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":null,"resolutionDate":null,"resolution":null},{"number":"1938546","date":"2010-10-27","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":null,"resolutionDate":null,"resolution":null},{"number":"1938547","date":"2010-10-27","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":null,"resolutionDate":null,"resolution":null},{"number":"1938548","date":"2010-10-27","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":null,"resolutionDate":null,"resolution":null},{"number":"1938545","date":"2010-10-27","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":null,"resolutionDate":null,"resolution":null},{"number":"1938549","date":"2010-10-27","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":null,"resolutionDate":null,"resolution":null},{"number":"1938550","date":"2010-10-27","code":"PM-305.2/1","title":"INT S-WALL/FLOOR/CEILING LOADS","status":null,"resolutionDate":null,"resolution":null},{"number":"1938551","date":"2010-10-27","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":null,"resolutionDate":null,"resolution":null},{"number":"1938552","date":"2010-10-27","code":"PM-404.6/1","title":"INT-BASEMENT UNLAWFUL USE-RES","status":null,"resolutionDate":null,"resolution":null},{"number":"1938543","date":"2010-10-27","code":"A-301.1/65","title":"PERM Z- NEW USE","status":null,"resolutionDate":null,"resolution":null},{"number":"2624784","date":"2012-07-06","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2624785","date":"2012-07-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5149939","date":"2019-03-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"256587","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-10-28","completedDate":"2012-07-10","violations":[{"number":"1938544","date":"2010-10-27","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":null,"resolutionDate":null,"resolution":null},{"number":"1938546","date":"2010-10-27","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":null,"resolutionDate":null,"resolution":null},{"number":"1938547","date":"2010-10-27","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":null,"resolutionDate":null,"resolution":null},{"number":"1938548","date":"2010-10-27","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":null,"resolutionDate":null,"resolution":null},{"number":"1938545","date":"2010-10-27","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":null,"resolutionDate":null,"resolution":null},{"number":"1938549","date":"2010-10-27","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":null,"resolutionDate":null,"resolution":null},{"number":"1938550","date":"2010-10-27","code":"PM-305.2/1","title":"INT S-WALL/FLOOR/CEILING LOADS","status":null,"resolutionDate":null,"resolution":null},{"number":"1938551","date":"2010-10-27","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":null,"resolutionDate":null,"resolution":null},{"number":"1938552","date":"2010-10-27","code":"PM-404.6/1","title":"INT-BASEMENT UNLAWFUL USE-RES","status":null,"resolutionDate":null,"resolution":null},{"number":"1938543","date":"2010-10-27","code":"A-301.1/65","title":"PERM Z- NEW USE","status":null,"resolutionDate":null,"resolution":null}]},{"number":"337757","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-07-10","completedDate":"2013-03-11","violations":[{"number":"2624784","date":"2012-07-06","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2624785","date":"2012-07-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"677077","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-03-20","completedDate":null,"violations":[{"number":"5149939","date":"2019-03-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":10,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"256587","date":"2010-10-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"256587","date":"2010-12-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"256587","date":"2011-01-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"256587","date":"2011-01-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"256587","date":"2012-07-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"337757","date":"2012-07-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"337757","date":"2012-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"337757","date":"2013-03-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"677077","date":"2019-03-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"677077","date":"2019-05-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"677077","date":"2019-08-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"677077","date":"2019-09-12","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2019,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94125808660753,"lng":-75.22960258838724,"geom":{"type":"Polygon","coordinates":[[[-75.229655497,39.941336416],[-75.229487279,39.941194527],[-75.229529699,39.941163687],[-75.229718071,39.941321122],[-75.229673895,39.941351923],[-75.229655497,39.941336416]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-014147","type":"Fire Alarm Certification","inspectionDate":"2025-05-20","result":"Certified","expirationDate":"2026-05-20","buildingId":"1403334"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":1,"lotArea":1318,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"5555 FLORENCE 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":38900,"taxable":38900,"land":6401,"improvement":32499,"taxableLand":6401,"taxableImprovement":32499,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":38900,"taxable":38900,"land":5835,"improvement":33065,"taxableLand":5835,"taxableImprovement":33065,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":38900,"taxable":38900,"land":5835,"improvement":33065,"taxableLand":5835,"taxableImprovement":33065,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":89300,"taxable":89300,"land":13395,"improvement":75905,"taxableLand":13395,"taxableImprovement":75905,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":102400,"taxable":102400,"land":15360,"improvement":87040,"taxableLand":15360,"taxableImprovement":87040,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":102400,"taxable":102400,"land":15360,"improvement":87040,"taxableLand":15360,"taxableImprovement":87040,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":102400,"taxable":102400,"land":15360,"improvement":87040,"taxableLand":15360,"taxableImprovement":87040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":227700,"taxable":227700,"land":45540,"improvement":182160,"taxableLand":45540,"taxableImprovement":182160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":227700,"taxable":227700,"land":45540,"improvement":182160,"taxableLand":45540,"taxableImprovement":182160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":178500,"taxable":178500,"land":35700,"improvement":142800,"taxableLand":35700,"taxableImprovement":142800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":178500,"taxable":178500,"land":35700,"improvement":142800,"taxableLand":35700,"taxableImprovement":142800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":201000,"taxable":201000,"land":40200,"improvement":160800,"taxableLand":40200,"taxableImprovement":160800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2499,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"910634","date":"2018-09-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-09-14","scope":"USE ALL THREE LEVELS AS A DAY CARE CENTER. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT. CERTIFICATE OF OCCUPANCY REQUIRED BEFORE OCCUPANCY."},{"number":"965055","date":"2019-09-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-12-16","scope":"FOR LEVEL III INTERIOR ALTERATIONS TO AN EXISTING THREE (3) STORY ATTACHED STRUCTURE TO CREATE A DAY CARE CENTER (I-4 OCCUPANCY) AS PER APPROVED PLANS. FOR THE ISSUANCE OF A C.O. AND L.O. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"1020485","date":"2019-12-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-05-18","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 USING A NEW 2\" FIRE SERVICE LINE USING A 2.5\" BACKFLOW FOR A WAREHOUSE FOR METAL MANUFACTURE AND FABRICATION AS PER APPROVED PLANS."},{"number":"1047806-RI","date":"2020-03-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-08","scope":"FULL REWIRE AS PER PRINTS INCLUDING 200AMP SERVICE AS 2017 NEC. (WEST DISTRICT) **BUILDING PERMIT# 965055** INSTALL NEW FIRE ALARM AS PER NFPA 72."},{"number":"EP-2022-007567","date":"2022-07-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-27","scope":"Replace 200 amp main panel and breakers. Install new wall outlets and switches. Replace ceiling fixtures, wall fixtures, emergency and exit lights as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"PP-2023-003217","date":"2023-05-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-13","scope":"Run new plumbing for 2 restrooms and 1 kitchen"},{"number":"FP-2023-002319","date":"2023-11-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-17","scope":"TO INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2-1/2\" WILKINS 350AST BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2024-008310","date":"2024-08-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-004647","date":"2024-11-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-20","scope":"LEVEL III ALTERATIONS TO AN EXISTING THREE (3) STORY ATTACHED STRUCTURE TO CREATE A DAY CARE CENTER (I-4 OCCUPANCY) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEE PERMIT 965055 FOR ORIGINAL APPROVAL. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"251076","type":"Rental","status":"Closed","businessName":"ANNA LLOYD","legalName":"ANNA LLOYD","address":"5555 FLORENCE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-09-28","latestIssueDate":"2018-06-08","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"811849","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ANNA LLOYD","legalName":"ANNA LLOYD","address":"5555 FLORENCE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-05-08","latestIssueDate":"2019-05-08","expirationDate":"2020-05-07","inactiveDate":"2020-07-06"},{"number":"0989142","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SCRIBBLE SCRABBLE KIDZ","legalName":"SCRIBBLE SCRABBLE KIDZ","address":"5555 FLORENCE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-09-18","latestIssueDate":"2025-09-18","expirationDate":"2026-09-17","inactiveDate":null}],"licenseActivity":[{"number":"0989142","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SCRIBBLE SCRABBLE KIDZ","legalName":"SCRIBBLE SCRABBLE KIDZ","issuedDate":"2025-09-18","latestIssueDate":"2025-09-18","closureDate":null,"expirationDate":"2026-09-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"811849","type":"Vacant Residential Property / Lot","businessName":"ANNA LLOYD","legalName":"ANNA LLOYD","issuedDate":"2019-05-08","latestIssueDate":"2019-05-08","closureDate":"2020-07-06","expirationDate":"2020-05-07","inactiveDate":"2020-07-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"251076","type":"Rental","businessName":"ANNA LLOYD","legalName":"ANNA LLOYD","issuedDate":"2004-09-28","latestIssueDate":"2018-06-08","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #910634: COMPLETED. The history also contains “PERM Z- 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":"3 permits not marked completed: 965055 (Expired), 1020485 (Expired), 1047806-RI (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 20, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-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":"7 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 12, 2019.","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 #811849: Inactive since Jul 6, 2020","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 3 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"}]}