{"asOf":"2026-07-23T16:03:18.008Z","block":"0-99 S 51ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-51st-st","address":"42 S 51ST ST","parcelNumber":"602167802","source":"https://property.phila.gov/?p=602167802","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"BENJAMINI BENJAMIN","coOwner":"SHMULEVICH ROSEANNE","marketValue":351300,"landAssessment":70260,"improvementAssessment":281040,"livableArea":2400,"yearBuilt":1925,"lastSale":{"price":1,"date":"2018-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"2341319","date":"2012-01-05","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341320","date":"2012-01-05","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341318","date":"2012-01-05","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3613170","date":"2015-03-17","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3613171","date":"2015-03-17","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3613169","date":"2015-03-17","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695890","date":"2015-03-17","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3695891","date":"2015-03-17","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3695892","date":"2015-03-17","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"311592","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-01-06","completedDate":"2012-02-13","violations":[{"number":"2341319","date":"2012-01-05","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341320","date":"2012-01-05","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2341318","date":"2012-01-05","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"471397","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2015-03-17","completedDate":"2017-02-02","violations":[{"number":"3613170","date":"2015-03-17","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3613171","date":"2015-03-17","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3613169","date":"2015-03-17","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"568875","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3695890","date":"2015-03-17","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3695891","date":"2015-03-17","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3695892","date":"2015-03-17","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2015,"n":6,"worst":null}],"investigations":[{"caseNumber":"311592","date":"2012-01-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311592","date":"2012-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311592","date":"2012-02-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"471397","date":"2015-03-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"471397","date":"2015-06-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"471397","date":"2016-01-27","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95838783767795,"lng":-75.223444455568,"geom":{"type":"Polygon","coordinates":[[[-75.223286415,39.95839051],[-75.223296031,39.958346538],[-75.22360164,39.958384976],[-75.223592536,39.958429233],[-75.223286415,39.95839051]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-028258","type":"Fire Alarm Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1494580"},{"number":"BC-2025-007156","type":"Sprinkler Certification","inspectionDate":"2025-03-12","result":"Certified","expirationDate":"2026-03-12","buildingId":"1494580"},{"number":"BC-2026-005269","type":"Fire Alarm Certification","inspectionDate":"2025-11-24","result":"Certified","expirationDate":"2026-11-24","buildingId":"1494580"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1470,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1420 WALNUT ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":101300,"taxable":101300,"land":22000,"improvement":79300,"taxableLand":22000,"taxableImprovement":79300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":101300,"taxable":101300,"land":22000,"improvement":79300,"taxableLand":22000,"taxableImprovement":79300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":136700,"taxable":136700,"land":20505,"improvement":116195,"taxableLand":20505,"taxableImprovement":116195,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":184800,"taxable":184800,"land":27700,"improvement":157100,"taxableLand":27700,"taxableImprovement":157100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":192000,"taxable":192000,"land":28800,"improvement":163200,"taxableLand":28800,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":192000,"taxable":192000,"land":28800,"improvement":163200,"taxableLand":28800,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":192000,"taxable":192000,"land":28800,"improvement":163200,"taxableLand":28800,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":309500,"taxable":309500,"land":61900,"improvement":247600,"taxableLand":61900,"taxableImprovement":247600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":309500,"taxable":309500,"land":61900,"improvement":247600,"taxableLand":61900,"taxableImprovement":247600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":334000,"taxable":334000,"land":66800,"improvement":267200,"taxableLand":66800,"taxableImprovement":267200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":334000,"taxable":334000,"land":66800,"improvement":267200,"taxableLand":66800,"taxableImprovement":267200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":351300,"taxable":351300,"land":70260,"improvement":281040,"taxableLand":70260,"taxableImprovement":281040,"exemptLand":0,"exemptImprovement":0}],"taxNow":4675,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"410785","date":"2012-07-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"CERTIFICATE OF OCCUPANCY APPLICATION(NO WORK PROPOSED) FOR DAYCARE CENTER ON BASEMENT LOWER LEVEL(EXIT DOOR ACCESS TO IMMEDIATE OUTDOORS,ACCESSIBLE LEVEL) AND GROUND FLOOR LEVEL(LEVEL OF EXIT DISCHARGE). CHANGE IN USE AND OCCUPANCY CLASSIFICATION. UPPER FLOORS ARE CHANGE IN USE/OCCUPANCY AND WILL REQUIRE FIT OUT PERMIT FOR CHANGE IN USE/CERTIFICATE OF OCCUPANCY AND POTENTIAL LIFE SAFETY - SPRINKLER AND ALARM ISSUES FOR ENTIRE BUILDING PRIOR TO OCCUPYING FOR ANY RESIDENTIAL DWELLING UNITS. VERIFY 1 HOUR FLOOR/CEILING SEPARATION AND STAIR ENCLOSURE BETWEEN 1ST FLOOR & 2ND FLOOR OCCUPANCIES. BUILDING IS NOT SPRINKLERED BUT MAY BE AFFECTED DUE TO FUTURE UPPER RESIDENTIAL OCCUPANCY REVIEW."},{"number":"410682","date":"2012-08-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-08-15","scope":"USE TO DAYCARE CENTER. -MIXED USE"},{"number":"481032","date":"2013-07-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-10","scope":"REPLACE WATER SERVICE LINE (MULTI UNITS) PA 20131791020"},{"number":"568875","date":"2015-02-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"REPAIR AND REPLACEMENT OF FIRE DAMAGED WALL AND FLOOR-CEILING ASSEMBLIES AT REAR OF BUILDING PER PLANS. WORK SHALL MAINTAIN OR EXCEED MINIMUM FIRE-RESISTANCE RATINGS AS REQUIRED BY CODE. SEE PLAN REGARDING ACCESSIBILITY COMPLIANCE FOR DAY CARE BATHROOM. SEPARATE PERMITS REQUIRED FOR ROOF DECKS AND CERTIFICATE OF OCCUPANCY FOR RESIDENTIAL OCCUPANCY IN UPPER FLOORS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. ANY WORK EXCEEDING THAT AUTHORIZED BY THIS PERMIT SHALL BE APPLIED FOR ON A SEPARATE PERMIT APPLICATION."},{"number":"619160","date":"2015-07-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-02-04","scope":"INSTALLATION OF A FIRE SUPPRESSION SPRINKLER SYSTEM THROUGHOUT, 13R/13, 2\" SERVICE. ****NOTE TO INSEPCTOR AND OWNER: UPPER FLOORS REQUIRE ALTERION, HVAC, ELECTRICAL, PLUMBING PERMITS & ZONING FOR DECK & CERTIFICATE OF OCCUPANCY****."},{"number":"610926","date":"2015-08-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-11","scope":"LEGALIZE USE OF A 2 BEDROOM APT ON THE 2ND & 3RD FLRS EACH APT WITH A WOODEN DECK OVER THE EXISTING ROOF BELOW."},{"number":"646707","date":"2016-01-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-03","scope":"FOR THE CONSTRUCTION OF NEW COMPOSITE DECKING OVER EXISTING DECK FRAME FOR ROOF DECK AT THE SECOND STORY LEVEL AND ROOF DECK ON THE THIRD FLOOR ROOF, AS PER APPROVED PLANS. **NO INTERIOR WORK UNDER THIS PERMIT** *ROOF DECKS ACCESSORY TO DWELLING UNITS ONLY*"},{"number":"699245","date":"2016-06-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-08","scope":"INSTALLING NEW HOUSE TRAP AND FAI-PA1#20161610803-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":2.16,"timeline":[{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2012,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"viol","w":"6 L&I violations"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"460706","type":"Rental","status":"Closed","businessName":"ZUI SHMULEVICH BENJAMIN BENJAMINI","legalName":"ZUI SHMULEVICH BENJAMIN BENJAMINI","address":"42 S 51ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-11-12","latestIssueDate":"2014-03-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"571364","type":"Food Preparing and Serving","status":"Inactive","businessName":"K & L TOT SPOT ACADEMY","legalName":"K & L TOT SPOT ACADEMY","address":"42 S 51ST ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-08-15","latestIssueDate":"2013-05-04","expirationDate":"2014-04-30","inactiveDate":null},{"number":"662576","type":"Rental","status":"Active","businessName":"BZ MANAGEMENT","legalName":"BZ MANAGEMENT","address":"42 S 51ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-04-29","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null},{"number":"794508","type":"Food Preparing and Serving","status":"Active","businessName":"Lashanta  Thomas","legalName":"Lashanta  Thomas ","address":"42 S 51ST ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-11-14","latestIssueDate":"2025-11-10","expirationDate":"2026-11-13","inactiveDate":null}],"licenseActivity":[{"number":"794508","type":"Food Preparing and Serving","businessName":"Lashanta  Thomas","legalName":"Lashanta  Thomas ","issuedDate":"2018-11-14","latestIssueDate":"2025-11-10","closureDate":null,"expirationDate":"2026-11-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"662576","type":"Rental","businessName":"BZ MANAGEMENT","legalName":"BZ MANAGEMENT","issuedDate":"2015-04-29","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"571364","type":"Food Preparing and Serving","businessName":"K & L TOT SPOT ACADEMY","legalName":"K & L TOT SPOT ACADEMY","issuedDate":"2012-08-15","latestIssueDate":"2013-05-04","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"460706","type":"Rental","businessName":"ZUI SHMULEVICH BENJAMIN BENJAMINI","legalName":"ZUI SHMULEVICH BENJAMIN BENJAMINI","issuedDate":"2008-11-12","latestIssueDate":"2014-03-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #410682: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 24, 2026; Sprinkler Certification: Certified through Mar 12, 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-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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 27, 2016.","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":"Food Preparing and Serving #571364: Inactive","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 9 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"}]}