{"asOf":"2026-07-25T17:19:40.966Z","block":"3500-3599 WOODHAVEN RD","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-woodhaven-rd","address":"3504 WOODHAVEN RD","parcelNumber":"662614700","source":"https://property.phila.gov/?p=662614700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W31","buildingCodeNew":"23","buildingClass":"APT 2-4 UNITS 2 STY MAS+O","buildingClassNew":"ROW POST WAR","useLabel":"Apartment building","owner":"EMMANUEL VINNU","coOwner":null,"marketValue":384100,"landAssessment":76820,"improvementAssessment":307280,"livableArea":1780,"yearBuilt":1972,"lastSale":{"price":229000,"date":"2015-04-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"1328694","date":"2009-05-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1328695","date":"2009-05-12","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2573496","date":"2012-09-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2573497","date":"2012-09-12","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3257065","date":"2014-07-16","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3257064","date":"2014-07-16","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3257063","date":"2014-07-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3854936","date":"2016-01-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3854937","date":"2016-01-11","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-006003","date":"2022-01-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-006004","date":"2022-01-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-006005","date":"2022-01-29","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-059985","date":"2022-08-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-10-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"199046","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-05-12","completedDate":"2009-06-11","violations":[{"number":"1328694","date":"2009-05-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1328695","date":"2009-05-12","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"349784","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-09-12","completedDate":"2012-09-27","violations":[{"number":"2573496","date":"2012-09-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2573497","date":"2012-09-12","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"442944","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-07-16","completedDate":"2014-11-03","violations":[{"number":"3257065","date":"2014-07-16","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3257064","date":"2014-07-16","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3257063","date":"2014-07-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"516236","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-01-11","completedDate":"2016-03-04","violations":[{"number":"3854936","date":"2016-01-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3854937","date":"2016-01-11","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-007659","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-29","completedDate":"2022-07-13","violations":[{"number":"VI-2022-006003","date":"2022-01-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-006004","date":"2022-01-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-006005","date":"2022-01-29","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2022-07-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-081862","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-08-11","completedDate":"2022-10-25","violations":[{"number":"VI-2022-059985","date":"2022-08-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-10-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2022,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2022-007659","date":"2022-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-007659","date":"2022-07-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-081862","date":"2022-08-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-081862","date":"2022-09-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-081862","date":"2022-10-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.09311036009767,"lng":-74.97997431775828,"geom":{"type":"Polygon","coordinates":[[[-74.979867137,40.093167599],[-74.979828447,40.093134795],[-74.98002353,40.093005324],[-74.980119622,40.09309424],[-74.979919558,40.09321205],[-74.979867137,40.093167599]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":2,"lotArea":2930,"zoning":"RSA4","grade":"C","basement":"H","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":2,"homestead":false,"mail":"64 ROSALIND CIR, SICKLERVILLE NJ, 08081","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":184500,"taxable":184500,"land":69934,"improvement":114566,"taxableLand":69934,"taxableImprovement":114566,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":184500,"taxable":184500,"land":55350,"improvement":129150,"taxableLand":55350,"taxableImprovement":129150,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":184500,"taxable":184500,"land":55350,"improvement":129150,"taxableLand":55350,"taxableImprovement":129150,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":212400,"taxable":212400,"land":63720,"improvement":148680,"taxableLand":63720,"taxableImprovement":148680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":225600,"taxable":225600,"land":67680,"improvement":157920,"taxableLand":67680,"taxableImprovement":157920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":225600,"taxable":225600,"land":67680,"improvement":157920,"taxableLand":67680,"taxableImprovement":157920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":225600,"taxable":225600,"land":67680,"improvement":157920,"taxableLand":67680,"taxableImprovement":157920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":225600,"taxable":225600,"land":67600,"improvement":158000,"taxableLand":67600,"taxableImprovement":158000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":225600,"taxable":225600,"land":67600,"improvement":158000,"taxableLand":67600,"taxableImprovement":158000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":357300,"taxable":357300,"land":71460,"improvement":285840,"taxableLand":71460,"taxableImprovement":285840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":357300,"taxable":357300,"land":71460,"improvement":285840,"taxableLand":71460,"taxableImprovement":285840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":384100,"taxable":384100,"land":76820,"improvement":307280,"taxableLand":76820,"taxableImprovement":307280,"exemptLand":0,"exemptImprovement":0}],"taxNow":5001,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"479036","date":"2013-06-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-02","scope":"ROOF RECOVERING (SHINGLE). SFD"},{"number":"RP-2022-005119","date":"2022-05-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-07-14","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to replace front wall above the 1st floor damaged due to the fire to resolve case # CF-2022-007659. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2022-007659. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"RP-2022-008469","date":"2022-08-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-02-07","scope":"EZ PERMIT STANDARDS ALTERATIONS For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS, UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). ANY WORK/ALTERATIONS TO THE BASEMENT/CELLAR IS EXPRESSLY PROHIBITED UNLESS DOCUMENTED AS AN EXISTING HABITABLE SPACE WITH HEIGHTS AND MEANS OF EGRESS PER CONDITIONS OF THE EZ STANDARD. Separate permits required for Mechanical, Electric and Plumbing, ETC. *NO BASEMENT ALTERATIONS OF ANY KIND WERE PROPOSED OR APPROVED FOR THIS PERMIT* *NO STRUCTURAL ALTERATIONS OF ANY KIND WERE PROPOSED OR APPROVED FOR THIS PERMIT* Patch-up or replace damaged drywall, insulation, ductwork, Replace windows, interior and exterior doors. Install new flooring throughout, install new kitchen cabinets, new countertop and backsplash. Install new tile on walls and floor in bathroom. new siding"},{"number":"EP-2022-008883","date":"2022-09-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-03","scope":"rewire throughout, install new switches,lightfixture,receptacles,s/d as per 2014 nec"},{"number":"PP-2022-013665","date":"2022-09-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-07","scope":"Install 2 kitchen sinks,2 toilets,2 lavatories, 2 tubs"},{"number":"MP-2022-004862","date":"2022-09-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-07","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (install 2 100k BTU heater, 2 3ton central unit install 8 diffusers)."}],"storyTag":"Renovated & sold on","storyDelta":0.94,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"sale","p":229000},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"435573","type":"Rental","status":"Inactive","businessName":"GIOVANNI GIANNONE","legalName":"GIOVANNI GIANNONE","address":"3504 WOODHAVEN RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-02-13","latestIssueDate":"2012-09-19","expirationDate":"2013-02-28","inactiveDate":null},{"number":"692825","type":"Rental","status":"Active","businessName":"VINNU EMMANUEL","legalName":"VINNU EMMANUEL","address":"3504 WOODHAVEN RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-02-27","latestIssueDate":"2026-01-10","expirationDate":"2027-02-01","inactiveDate":null},{"number":"901920","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Vinnu Emmanuel (Vinnu Emmanuel)","legalName":"Vinnu Emmanuel","address":"3504 WOODHAVEN RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-07-29","latestIssueDate":"2022-07-29","expirationDate":"2023-07-28","inactiveDate":"2023-09-26"}],"licenseActivity":[{"number":"901920","type":"Vacant Residential Property / Lot","businessName":"Vinnu Emmanuel (Vinnu Emmanuel)","legalName":"Vinnu Emmanuel","issuedDate":"2022-07-29","latestIssueDate":"2022-07-29","closureDate":"2023-09-26","expirationDate":"2023-07-28","inactiveDate":"2023-09-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"692825","type":"Rental","businessName":"VINNU EMMANUEL","legalName":"VINNU EMMANUEL","issuedDate":"2016-02-27","latestIssueDate":"2026-01-10","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"435573","type":"Rental","businessName":"GIOVANNI GIANNONE","legalName":"GIOVANNI GIANNONE","issuedDate":"2008-02-13","latestIssueDate":"2012-09-19","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[],"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 6 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (64 ROSALIND CIR, SICKLERVILLE NJ, 08081).","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 1972 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 25, 2022.","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 #901920: Inactive since Sep 26, 2023","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":"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"}]}