{"asOf":"2026-07-27T14:21:01.766Z","block":"4800-4899 WALNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-walnut-st","address":"4817 WALNUT ST","parcelNumber":"601044900","source":"https://property.phila.gov/?p=601044900","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"24","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"ASFA BELLEW T","coOwner":"ACHAMYELEH GOMEGE","marketValue":416500,"landAssessment":83300,"improvementAssessment":333200,"livableArea":3200,"yearBuilt":1925,"lastSale":{"price":240000,"date":"2016-06-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"1290282","date":"2008-10-10","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1290283","date":"2009-01-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428666","date":"2012-04-27","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428667","date":"2012-04-27","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4522089","date":"2017-09-29","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4522092","date":"2017-09-29","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4522088","date":"2017-09-29","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"181836","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-10-10","completedDate":"2012-05-02","violations":[{"number":"1290282","date":"2008-10-10","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1290283","date":"2009-01-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"326187","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-05-02","completedDate":"2012-06-18","violations":[{"number":"2428666","date":"2012-04-27","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2428667","date":"2012-04-27","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"607895","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-10-12","completedDate":"2018-01-03","violations":[{"number":"4522089","date":"2017-09-29","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4522092","date":"2017-09-29","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4522088","date":"2017-09-29","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"71885","date":"2006-07-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"181836","date":"2008-10-08","type":"BC 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INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":2},{"y":2017,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.956333803654616,"lng":-75.21832877061162,"geom":{"type":"Polygon","coordinates":[[[-75.218261962,39.956482153],[-75.218325004,39.956176531],[-75.218395522,39.956185164],[-75.218332637,39.956491063],[-75.218261962,39.956482153]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-002877","type":"Fire Alarm Certification","inspectionDate":"2022-03-04","result":"Certified","expirationDate":"2023-03-04","buildingId":"1448123"},{"number":"BC-2023-004886","type":"Fire Alarm Certification","inspectionDate":"2023-03-02","result":"Certified","expirationDate":"2024-03-02","buildingId":"1448123"},{"number":"BC-2024-003706","type":"Fire Alarm Certification","inspectionDate":"2024-02-09","result":"Certified","expirationDate":"2025-02-09","buildingId":"1448123"},{"number":"BC-2025-002192","type":"Fire Alarm Certification","inspectionDate":"2025-01-26","result":"Certified","expirationDate":"2026-01-26","buildingId":"1448123"},{"number":"BC-2025-028696","type":"Special Hazards Certification","inspectionDate":"2025-10-29","result":"Certified","expirationDate":"2026-10-29","buildingId":"1448123"},{"number":"BC-2026-014154","type":"Fire Alarm Certification","inspectionDate":"2026-05-18","result":"Certified","expirationDate":"2027-05-18","buildingId":"1448123"},{"number":"BC-2026-014537","type":"Special Hazards Certification","inspectionDate":"2026-05-20","result":"Certified","expirationDate":"2027-05-20","buildingId":"1448123"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":2223,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"243 BERKLEY AVE, LANSDOWNE PA, 19050","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CHANGE USE TO AN EATING AND DRINKING, SIT-DOWN RESTAURANT ON THE FIRST FLOOR OF AN EXISTING THREE STORY STRUCTURE, WITH A TOTAL OF TWO DWELLING UNITS ON THE FLOORS ABOVE.","status":"OPEN","outcome":"Granted","date":"2017-02-21","number":"29393","relatedPermit":"736813"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":225700,"taxable":225700,"land":64967,"improvement":160733,"taxableLand":64967,"taxableImprovement":160733,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":225700,"taxable":225700,"land":33855,"improvement":191845,"taxableLand":33855,"taxableImprovement":191845,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":225700,"taxable":225700,"land":33855,"improvement":191845,"taxableLand":33855,"taxableImprovement":191845,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":249600,"taxable":249600,"land":37400,"improvement":212200,"taxableLand":37400,"taxableImprovement":212200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":259300,"taxable":259300,"land":38853,"improvement":220447,"taxableLand":38853,"taxableImprovement":220447,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":259300,"taxable":259300,"land":38853,"improvement":220447,"taxableLand":38853,"taxableImprovement":220447,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":259300,"taxable":259300,"land":38853,"improvement":220447,"taxableLand":38853,"taxableImprovement":220447,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":410700,"taxable":410700,"land":82140,"improvement":328560,"taxableLand":82140,"taxableImprovement":328560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":410700,"taxable":410700,"land":82140,"improvement":328560,"taxableLand":82140,"taxableImprovement":328560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":537000,"taxable":537000,"land":107400,"improvement":429600,"taxableLand":107400,"taxableImprovement":429600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":537000,"taxable":537000,"land":107400,"improvement":429600,"taxableLand":107400,"taxableImprovement":429600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":416500,"taxable":416500,"land":83300,"improvement":333200,"taxableLand":83300,"taxableImprovement":333200,"exemptLand":0,"exemptImprovement":0}],"taxNow":7517,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"196517","date":"2009-01-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-01-13","scope":"WATER SERVICE FROM STREET TO INSIDE HOUSE"},{"number":"741096","date":"2016-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-09","scope":"REPLACE HOUSE TRAP,FAI AND CURB STOP IN SIDEWALK PA20163400405 (COMM)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"736813","date":"2017-04-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"CHANGING THE USE OF THE SPACE INTO A RESTAURANT. MODIFY EXISTING SIGNAGE FOR PROPOSED RESTAURANT"},{"number":"768618","date":"2017-07-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS FOR A PARTIAL CHANGE IN OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION) FOR NEW COFFEE SHOP ON THE FIRST FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, AND PLUMBING WORK; BUILDING IS CURRENTLY NOT SPRINKLERED; NO SIGNS ON THIS PERMIT."},{"number":"929069","date":"2019-01-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-24","scope":"TO INSTALL A HOOD WITH DUCTWORK AND FANS AS PER PLANS"},{"number":"931938","date":"2019-02-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-24","scope":"ALTERATIONS FOR A PARTIAL CHANGE IN OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION) FOR NEW COFFEE SHOP ON THE FIRST FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE; 2 TOILETS 2 LAVS 1 HAND SINK 1 PREP 1-3 COMP SINK 1 SAFE WASTE"},{"number":"996603","date":"2019-08-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-05","scope":"FOR THE FINALIZATION OF PREVIOUSELY APPROVED PERMIT AP#768618 FOR LEVEL II ALTERATIONS FOR A PARTIAL CHANGE IN OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION) FOR NEW COFFEE SHOP ON THE FIRST FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, AND PLUMBING WORK"},{"number":"995269","date":"2019-09-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"5 GANG METER 300 AMP SERVICE AND REWIRE WITH OUTLETS, LIGHTS, SWITCHES, FIXTURES, AS PER 2008 NEC (WEST DIST)"},{"number":"1049025","date":"2020-07-28","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND BUILDING PERMIT 996603 FOR REPLACING RAMP ACCESS WITH ELECTRIC LIFT AND ADJUST STAIRS AND CLEARANCE AS PER APPROVED PLAN. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR LIFT INSTALLATION."},{"number":"EP-2020-011904","date":"2021-03-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-05","scope":"Install a(4) gang meter bank, (1) new 60 amp house panel and feeder, refeed (3) 60 amp panels and (1) 100 amp panel. wiring throughout 1st floor restaurant lights , receptacles, hvac and kitchen equipment. As per the 2017 nec. ** no fire alarm work**"},{"number":"FP-2022-000063","date":"2022-01-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-03-24","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM FOR PROTECTION OF KITCHEN EXHAUST HOOD - SEE MECHANICAL PERMIT 929069 FOR KITCHEN HOOD."},{"number":"PP-2022-014349","date":"2022-10-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-06","scope":"Repair damaged 3/4 water distribution copper line"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"217097","type":"Rental","status":"Inactive","businessName":"LAWRENCE ROOSEVELT","legalName":"LAWRENCE ROOSEVELT","address":"4817 WALNUT ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-12-28","latestIssueDate":"2016-03-19","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"706247","type":"Rental","status":"Active","businessName":"BELLEW T ASFA & GOMEGE ACHAMYELEH","legalName":"BELLEW T ASFA & GOMEGE ACHAMYELEH","address":"4817 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-06-27","latestIssueDate":"2026-06-12","expirationDate":"2027-06-26","inactiveDate":null},{"number":"903176","type":"Food Preparing and Serving","status":"Active","businessName":"Amsale Cafe (Amsale Cafe)","legalName":"Amsale Cafe","address":"4817 WALNUT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-08-15","latestIssueDate":"2025-09-12","expirationDate":"2026-08-14","inactiveDate":null}],"licenseActivity":[{"number":"903176","type":"Food Preparing and Serving","businessName":"Amsale Cafe (Amsale Cafe)","legalName":"Amsale Cafe","issuedDate":"2022-08-15","latestIssueDate":"2025-09-12","closureDate":null,"expirationDate":"2026-08-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"706247","type":"Rental","businessName":"BELLEW T ASFA & GOMEGE ACHAMYELEH","legalName":"BELLEW T ASFA & GOMEGE ACHAMYELEH","issuedDate":"2016-06-27","latestIssueDate":"2026-06-12","closureDate":null,"expirationDate":"2027-06-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217097","type":"Rental","businessName":"LAWRENCE ROOSEVELT","legalName":"LAWRENCE ROOSEVELT","issuedDate":"2004-12-28","latestIssueDate":"2016-03-19","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29393: OPEN · Granted; related permit 736813. Use permit #736813: COMPLETED.","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: 768618 (Issued), 995269 (Issued), 1049025 (Issued).","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (243 BERKLEY AVE, LANSDOWNE PA, 19050).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 27, 2017.","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":"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 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 18, 2027; Special Hazards Certification: Certified through May 20, 2027","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"}]}