{"asOf":"2026-07-30T00:47:32.763Z","block":"5400-5499 SANSOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-sansom-st","address":"5454 SANSOM ST","parcelNumber":"603022200","source":"https://property.phila.gov/?p=603022200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"32","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"CITY BLOCK ACQUISITION VI","coOwner":"LLC","marketValue":383400,"landAssessment":76680,"improvementAssessment":306720,"livableArea":1920,"yearBuilt":1920,"lastSale":{"price":20000,"date":"2017-10-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1355361","date":"2009-03-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-19","underAppeal":false,"noticeUrl":null},{"number":"1355362","date":"2009-03-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-19","underAppeal":false,"noticeUrl":null},{"number":"1355363","date":"2009-03-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-19","underAppeal":false,"noticeUrl":null},{"number":"1588412","date":"2009-06-25","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-09","underAppeal":false,"noticeUrl":null},{"number":"1588411","date":"2009-06-25","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-09","underAppeal":false,"noticeUrl":null},{"number":"4304813","date":"2015-10-18","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4304810","date":"2015-10-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4304811","date":"2015-10-18","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4304812","date":"2015-10-18","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"195229","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-31","completedDate":"2013-04-19","noticeUrl":null,"violations":[{"number":"1355361","date":"2009-03-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-19","underAppeal":false,"noticeUrl":null},{"number":"1355362","date":"2009-03-30","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-19","underAppeal":false,"noticeUrl":null},{"number":"1355363","date":"2009-03-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-19","underAppeal":false,"noticeUrl":null}]},{"number":"204622","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-06-26","completedDate":"2016-01-09","noticeUrl":null,"violations":[{"number":"1588412","date":"2009-06-25","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-09","underAppeal":false,"noticeUrl":null},{"number":"1588411","date":"2009-06-25","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-09","underAppeal":false,"noticeUrl":null}]},{"number":"506876","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-10-18","completedDate":"2018-10-11","noticeUrl":null,"violations":[{"number":"4304813","date":"2015-10-18","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4304810","date":"2015-10-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4304811","date":"2015-10-18","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4304812","date":"2015-10-18","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":5,"worst":null},{"y":2015,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 12"}],"investigations":[{"caseNumber":"195229","date":"2009-03-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"195229","date":"2009-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"195229","date":"2009-06-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"204622","date":"2009-06-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"204622","date":"2010-02-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"204622","date":"2011-02-09","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"195229","date":"2013-04-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"506876","date":"2015-10-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506876","date":"2016-01-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506876","date":"2017-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506876","date":"2017-05-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"506876","date":"2018-10-10","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2009,"fails":3,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.958180233978496,"lng":-75.23083268296148,"geom":{"type":"Polygon","coordinates":[[[-75.230775151,39.958315595],[-75.230833305,39.958038618],[-75.230890123,39.958044556],[-75.230831927,39.958322113],[-75.230775151,39.958315595]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19139","beds":4,"baths":2,"stories":2,"lotArea":1680,"zoning":"RM1","grade":"C","basement":"D","heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 29332, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":48600,"taxable":48600,"land":8240,"improvement":40360,"taxableLand":8240,"taxableImprovement":40360,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":48600,"taxable":48600,"land":8019,"improvement":40581,"taxableLand":8019,"taxableImprovement":40581,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":48600,"taxable":48600,"land":8019,"improvement":40581,"taxableLand":8019,"taxableImprovement":40581,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":40300,"taxable":40300,"land":6600,"improvement":33700,"taxableLand":6600,"taxableImprovement":33700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":307200,"taxable":41800,"land":38400,"improvement":268800,"taxableLand":38400,"taxableImprovement":3400,"exemptLand":0,"exemptImprovement":265400},{"y":2021,"v":307200,"taxable":41800,"land":38400,"improvement":268800,"taxableLand":38400,"taxableImprovement":3400,"exemptLand":0,"exemptImprovement":265400},{"y":2022,"v":307200,"taxable":41800,"land":38400,"improvement":268800,"taxableLand":38400,"taxableImprovement":3400,"exemptLand":0,"exemptImprovement":265400},{"y":2023,"v":346600,"taxable":72808,"land":69300,"improvement":277300,"taxableLand":69300,"taxableImprovement":3508,"exemptLand":0,"exemptImprovement":273792},{"y":2024,"v":346600,"taxable":72808,"land":69300,"improvement":277300,"taxableLand":69300,"taxableImprovement":3508,"exemptLand":0,"exemptImprovement":273792},{"y":2025,"v":352900,"taxable":74151,"land":70580,"improvement":282320,"taxableLand":70580,"taxableImprovement":3571,"exemptLand":0,"exemptImprovement":278749},{"y":2026,"v":352900,"taxable":74151,"land":70580,"improvement":282320,"taxableLand":70580,"taxableImprovement":3571,"exemptLand":0,"exemptImprovement":278749},{"y":2027,"v":383400,"taxable":80560,"land":76680,"improvement":306720,"taxableLand":76680,"taxableImprovement":3880,"exemptLand":0,"exemptImprovement":302840}],"taxNow":1038,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"881025","date":"2018-08-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-11","scope":"FOR THE ISSUANCE OF A MAKE SAFE TO INCLUDE THE INSTALLATION OF SHORING WITH THE REPLACEMENT OF FRONT PORCH ROOF AND SISTERING JOISTS WITH OTHER WORK AS SHOWN PER APPROVED PLANS. PLEASE SEE ATTACHED ENGINEERS REPORT. ENGINEER TO BE ON SITE DURING ALL STRUCTURAL WORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"919940","date":"2018-10-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-18","scope":"TOTAL REWIRE OF BLDG INSTALL 200AMP SERVICE"},{"number":"924732","date":"2018-11-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-14","scope":"4WC, 4LAV, 2BT, 2SH, 2KS, 2GD, 2LAUNDRY BOXES, AND 2WH AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"925643","date":"2018-11-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-14","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK. (RM-1)"},{"number":"915203","date":"2018-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-14","scope":"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. (RM-1) 2.F.D."},{"number":"925705","date":"2018-12-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-25","scope":"FOR LEGALIZATION OF WORK DONE UNDER PREVIOUSLY ISSUED PERMIT AP#915203, WITH A CERTIFICATE OF OCCUPANCY FOR A PREVIOUSLY UNCERTIFIED BUILDING WITH A CHANGE IN OCCUPANCY WITHOUT A CHANGE OF OCCUPANCY CLASSIFICATION FOR A GROUP R-3 (TWO-FAMILY DWELLING) OCCUPANCY WITHIN THE 1ST AND 2ND FLRS AN EXISTING TWO (2) STORY ATTACHED STRUCTURE, AS PER PLANS; NO OCCUPANCY WITHIN BASEMENT; NO WORK ON THIS PERMIT; COMPLIANCE WITH THE PHILADELPHIA FIRE & PROPERTY MAINTENANCE CODES REQUIRED PRIOR TO OCCUPANCY; BUILDING IS CURRENTLY NOT SPRINKLERED."}],"storyTag":"Improved","storyDelta":0.7,"timeline":[{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"sale","p":11768},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"sale","p":20000},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"780602","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"City Block Acquisition VII LLC","legalName":"City Block Acquisition VII LLC ","address":"5454 SANSOM ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-06-18","latestIssueDate":"2018-06-18","expirationDate":"2019-06-17","inactiveDate":"2019-08-16"},{"number":"803969","type":"Rental","status":"Inactive","businessName":"City Block Acquisitions","legalName":"City Block Acquisitions","address":"5454 SANSOM ST","revenueCode":"3202","rentalCategory":null,"units":1,"issuedDate":"2019-02-27","latestIssueDate":"2019-02-27","expirationDate":"2020-02-26","inactiveDate":"2020-04-26"},{"number":"813787","type":"Rental","status":"Active","businessName":"City Block Acquisition VIII, LLC","legalName":"City Block Acquisition VIII, LLC","address":"5454 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-05-29","latestIssueDate":"2026-05-12","expirationDate":"2027-05-28","inactiveDate":null}],"licenseActivity":[{"number":"813787","type":"Rental","businessName":"City Block Acquisition VIII, LLC","legalName":"City Block Acquisition VIII, LLC","issuedDate":"2019-05-29","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"803969","type":"Rental","businessName":"City Block Acquisitions","legalName":"City Block Acquisitions","issuedDate":"2019-02-27","latestIssueDate":"2019-02-27","closureDate":"2020-04-26","expirationDate":"2020-02-26","inactiveDate":"2020-04-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"780602","type":"Vacant Residential Property / Lot","businessName":"City Block Acquisition VII LLC","legalName":"City Block Acquisition VII LLC ","issuedDate":"2018-06-18","latestIssueDate":"2018-06-18","closureDate":"2019-08-16","expirationDate":"2019-06-17","inactiveDate":"2019-08-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 662% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $40,300 to $307,200","no permit shown in 2019-2021"],"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":"The record identifies more than one dwelling/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":"1 permit not marked completed: 925705 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1920 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":"8 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 10, 2018.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #780602: Inactive since Aug 16, 2019","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":"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/"}],"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"}]}