{"asOf":"2026-07-23T20:22:52.903Z","block":"5200-5299 IRVING ST","blockUrl":"https://philadelphia.blockreport.homes/block/5200-5299-irving-st","address":"5219 IRVING ST","parcelNumber":"602093100","source":"https://property.phila.gov/?p=602093100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"WEST PHILLY I LLC","coOwner":null,"marketValue":333900,"landAssessment":66780,"improvementAssessment":267120,"livableArea":1260,"yearBuilt":1925,"lastSale":{"price":65000,"date":"2019-02-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"1266541","date":"2009-03-12","code":"PM-307.1/2","title":"ROOF 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DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"266452","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-02-16","completedDate":"2011-09-15","violations":[{"number":"2136534","date":"2011-02-15","code":"PM-407.2/5","title":"ELEC-CORD REMOVAL CEILING-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136530","date":"2011-02-15","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136531","date":"2011-02-15","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136532","date":"2011-02-15","code":"PM-407.2/9","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136536","date":"2011-02-15","code":"PM-405.3/19","title":"INT-BATHRM TOILET REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136537","date":"2011-02-15","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136535","date":"2011-02-15","code":"PM-405.3/1","title":"INT-PLMBG FIXTURES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2136533","date":"2011-02-15","code":"PM-407.1/1","title":"ELEC-SYS MIN SERVICE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"297157","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-09-15","completedDate":"2016-07-20","violations":[{"number":"2409941","date":"2011-09-14","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"397449","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-14","completedDate":"2016-07-20","violations":[{"number":"3050816","date":"2013-08-13","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3050817","date":"2013-08-13","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3050815","date":"2013-08-13","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3050814","date":"2013-08-13","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2011,"n":9,"worst":null},{"y":2013,"n":4,"worst":null}],"investigations":[{"caseNumber":"193729","date":"2009-03-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"193729","date":"2010-04-20","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"266452","date":"2011-02-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"266452","date":"2011-03-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"266452","date":"2011-07-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"266452","date":"2011-09-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"297157","date":"2011-09-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"297157","date":"2011-10-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"297157","date":"2011-12-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"297157","date":"2012-04-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"297157","date":"2012-04-26","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"397449","date":"2013-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"397449","date":"2013-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"397449","date":"2013-10-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"325357","date":"2013-10-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"397449","date":"2014-01-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"397449","date":"2014-01-17","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":5,"passes":1},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95547521288883,"lng":-75.22661417797075,"geom":{"type":"Polygon","coordinates":[[[-75.226565015,39.955583935],[-75.226610612,39.955360683],[-75.226663708,39.955367476],[-75.226617081,39.955590302],[-75.226565015,39.955583935]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":4,"baths":2,"stories":2,"lotArea":1230,"zoning":"RSA5","grade":"C","basement":"D","heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1919 MARKET ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[{"year":1990,"total":723.4,"principal":0,"interest":324.08,"penalty":12.34},{"year":1991,"total":1419.04,"principal":248.73,"interest":1030.55,"penalty":35.13},{"year":1992,"total":1747.24,"principal":526.12,"interest":1065.39,"penalty":36.83},{"year":1993,"total":1713.79,"principal":526.12,"interest":1033.83,"penalty":36.83},{"year":1994,"total":1680.29,"principal":526.11,"interest":1002.24,"penalty":36.83},{"year":1995,"total":1599.85,"principal":510.91,"interest":942.62,"penalty":35.76},{"year":1996,"total":1567.36,"principal":510.91,"interest":911.97,"penalty":35.76},{"year":1997,"total":1534.87,"principal":510.91,"interest":881.32,"penalty":35.76},{"year":1998,"total":1486.13,"principal":510.91,"interest":835.34,"penalty":35.76},{"year":1999,"total":1437.38,"principal":510.91,"interest":789.35,"penalty":35.76},{"year":2000,"total":1388.64,"principal":510.91,"interest":743.37,"penalty":35.76},{"year":2001,"total":1755.93,"principal":672.09,"interest":917.4,"penalty":47.05},{"year":2002,"total":1381.9,"principal":547.41,"interest":697.95,"penalty":38.32},{"year":2003,"total":1315.14,"principal":541.33,"interest":641.48,"penalty":37.89},{"year":2004,"total":1389.12,"principal":596.07,"interest":652.7,"penalty":41.72},{"year":2005,"total":1332.25,"principal":596.07,"interest":599.05,"penalty":41.72},{"year":2006,"total":1275.38,"principal":596.07,"interest":545.4,"penalty":41.72},{"year":2007,"total":1218.52,"principal":596.07,"interest":491.76,"penalty":41.72},{"year":2008,"total":1248.95,"principal":641.69,"interest":471.64,"penalty":44.92},{"year":2009,"total":1187.73,"principal":641.69,"interest":413.89,"penalty":44.92},{"year":2010,"total":1006.59,"principal":566.69,"interest":316.76,"penalty":41.92},{"year":2011,"total":1168.63,"principal":705.2,"interest":327.92,"penalty":49.36},{"year":2012,"total":1142.99,"principal":732.38,"interest":274.64,"penalty":51.27},{"year":2013,"total":1110.92,"principal":758.7,"interest":216.23,"penalty":53.11},{"year":2014,"total":1519.74,"principal":1064.83,"interest":207.65,"penalty":74.54},{"year":2015,"total":1418.15,"principal":1064.83,"interest":111.81,"penalty":74.54},{"year":2016,"total":1300.46,"principal":1112.35,"interest":16.68,"penalty":11.12}],"taxNet":37070.39,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":69100,"taxable":69100,"land":6027,"improvement":63073,"taxableLand":6027,"taxableImprovement":63073,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":69100,"taxable":69100,"land":10365,"improvement":58735,"taxableLand":10365,"taxableImprovement":58735,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":69100,"taxable":39100,"land":10365,"improvement":58735,"taxableLand":10365,"taxableImprovement":28735,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":70500,"taxable":30500,"land":10500,"improvement":60000,"taxableLand":10500,"taxableImprovement":20000,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":73200,"taxable":73200,"land":10902,"improvement":62298,"taxableLand":10902,"taxableImprovement":62298,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":73200,"taxable":73200,"land":10902,"improvement":62298,"taxableLand":10902,"taxableImprovement":62298,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":295000,"taxable":73200,"land":44250,"improvement":250750,"taxableLand":44250,"taxableImprovement":28950,"exemptLand":0,"exemptImprovement":221800},{"y":2023,"v":295000,"taxable":86247,"land":59000,"improvement":236000,"taxableLand":59000,"taxableImprovement":27247,"exemptLand":0,"exemptImprovement":208753},{"y":2024,"v":295000,"taxable":86247,"land":59000,"improvement":236000,"taxableLand":59000,"taxableImprovement":27247,"exemptLand":0,"exemptImprovement":208753},{"y":2025,"v":309200,"taxable":90399,"land":61840,"improvement":247360,"taxableLand":61840,"taxableImprovement":28559,"exemptLand":0,"exemptImprovement":218801},{"y":2026,"v":309200,"taxable":90399,"land":61840,"improvement":247360,"taxableLand":61840,"taxableImprovement":28559,"exemptLand":0,"exemptImprovement":218801},{"y":2027,"v":333900,"taxable":97620,"land":66780,"improvement":267120,"taxableLand":66780,"taxableImprovement":30840,"exemptLand":0,"exemptImprovement":236280}],"taxNow":1265,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"269324","date":"2010-03-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-20","scope":"PERMIT TO COMPLY VIOLATION, CASE# 193729."},{"number":"354896","date":"2011-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-09","scope":"COMPLETE REWIRE PROVIDE 100AMP SERVICE, INSTALL 4 ARC FAULT BREAKERS AND 4 SMOKE DETECTORS, REPLACE 32 RECEPTACLES, 16 SWITCHES AS PER 2008 NEC"},{"number":"360817","date":"2011-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-07","scope":"REROUGH WASTE AND WATER SUPPLY PIPING IN THE BATHROOM; REPLACE THE SOIL STACK; REPLACE PARTIAL DRAINAGE IN THE BASEMENT; REPLACE THE VANITY AND WATER CLOSET; REPLACE THE RAINWATER CONDUCTOR; REPLACE THE KITCHEN SINK"},{"number":"680721","date":"2016-03-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-24","scope":"REPLACE PVC SOIL PIPE AND RAINLEADER CESSPOOL"},{"number":"954442","date":"2019-03-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-11-18","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS. FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"954441","date":"2019-03-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-03-05","scope":"CHANGE OF USE FROM A SINGLE FAMILY DWELLING TO A TWO FAMILY DWELLING. NO EXTERIOR MODIFICATIONS."},{"number":"954530","date":"2019-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-18","scope":"INTEIROR RENOVATIONOF EXISTING BUILDING NO STRUCTURAL CHANGES. CONVERTING FORM A SINGLE FMAILY TO A TWO FAMILY DWELLING. CERTIFICATE OF OCCUPANCY IS PART OF THIS PERMIT."},{"number":"972244","date":"2019-05-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-07","scope":"INSTALL NEW WATER SERVICE FROM STREET INTO PROPERTY, INSTALL 5 FIXTURES: 1 TOILET, 1 LAV, 1 SHOWER, 1 WASHER BOX, 1 KITCHEN SINK, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"975525","date":"2019-05-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-18","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (TWO-FAMILY)"},{"number":"976698","date":"2019-05-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200AMP SERVICE COMPLETE WITH GROUND ELETRICAL WIRE THROUGHOUT AS PER 2014 NEC"},{"number":"981233","date":"2019-06-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-16","scope":"INSTALLING A VISTA 32, 1 REMOTE ANNUNCIATOR, 2 PULLS, 1 SMOKES, 1 HORN STROBES, 6 HORNS, 2 MONITOR MODULES FOR SPRINKLER SYSTEM SUPERVISION AS PER NFPA 72. (WEST DIST)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"insp","w":"Inspection failed"},{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"834665","type":"Rental","status":"Active","businessName":"West Philly 1 LLC","legalName":"West Philly 1 LLC","address":"5219 IRVING ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-01-22","latestIssueDate":"2025-12-10","expirationDate":"2027-01-21","inactiveDate":null}],"licenseActivity":[{"number":"834665","type":"Rental","businessName":"West Philly 1 LLC","legalName":"West Philly 1 LLC","issuedDate":"2020-01-22","latestIssueDate":"2025-12-10","closureDate":null,"expirationDate":"2027-01-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 303% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $73,200 to $295,000","no permit shown in 2021-2023"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #954441: 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":"1 permit not marked completed: 976698 (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":"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":"10 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jan 17, 2014.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 15 historical violations across 4 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"}]}