{"asOf":"2026-07-28T16:57:02.190Z","block":"8000-8099 ST MARTINS LN","blockUrl":"https://philadelphia.blockreport.homes/block/8000-8099-st-martins-ln","address":"8020 SAINT MARTINS LN","parcelNumber":"775310000","source":"https://property.phila.gov/?p=775310000","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A58","buildingCodeNew":"14","buildingClass":"DET 3 STY STONE","buildingClassNew":"OLD STYLE","useLabel":"House","owner":"ST MARTINS IN THE","coOwner":"FIELDS","marketValue":473300,"landAssessment":56796,"improvementAssessment":416504,"livableArea":4050,"yearBuilt":1889,"lastSale":{"price":1,"date":"1943-01-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"1462551","date":"2009-04-20","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462550","date":"2009-04-20","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462552","date":"2009-04-20","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462553","date":"2009-04-20","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462544","date":"2009-04-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462545","date":"2009-04-20","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462546","date":"2009-04-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462547","date":"2009-04-20","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462548","date":"2009-04-20","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462549","date":"2009-04-20","code":"FC-1027.2/1","title":"EGRESS CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704741","date":"2010-01-08","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704740","date":"2010-01-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946727","date":"2010-07-28","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946726","date":"2010-07-28","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946728","date":"2010-07-28","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3968530","date":"2016-06-09","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3968531","date":"2016-06-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3968532","date":"2016-06-09","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"197031","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-04-23","completedDate":"2010-01-11","violations":[{"number":"1462551","date":"2009-04-20","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462550","date":"2009-04-20","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462552","date":"2009-04-20","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462553","date":"2009-04-20","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462544","date":"2009-04-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462545","date":"2009-04-20","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462546","date":"2009-04-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462547","date":"2009-04-20","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462548","date":"2009-04-20","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1462549","date":"2009-04-20","code":"FC-1027.2/1","title":"EGRESS CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224108","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-01-11","completedDate":"2010-07-16","violations":[{"number":"1704741","date":"2010-01-08","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704740","date":"2010-01-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"245127","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-07-29","completedDate":"2011-04-18","violations":[{"number":"1946727","date":"2010-07-28","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946726","date":"2010-07-28","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946728","date":"2010-07-28","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"660364","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3968530","date":"2016-06-09","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3968531","date":"2016-06-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3968532","date":"2016-06-09","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":10,"worst":null},{"y":2010,"n":5,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"197031","date":"2009-04-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"197031","date":"2009-09-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"197031","date":"2010-01-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"224108","date":"2010-01-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"224108","date":"2010-03-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"224108","date":"2010-06-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"224108","date":"2010-07-15","type":"CI INSP","status":"PASSED"},{"caseNumber":"245127","date":"2010-07-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"245127","date":"2011-01-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"245127","date":"2011-04-18","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":4,"passes":2},{"y":2011,"fails":0,"passes":2}],"taxOwed":53500.88,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":53500.88,"principalDue":38305.74,"penaltyDue":2605.21,"interestDue":8934.51,"otherChargesDue":3655.42,"yearsOwed":5,"oldestYearOwed":2017,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":473300,"taxableAssessment":473300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":6625.25,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06544122062238,"lng":-75.2071200637023,"geom":{"type":"Polygon","coordinates":[[[-75.206716748,40.065618215],[-75.207240482,40.065096558],[-75.207523377,40.065264225],[-75.206999644,40.065785883],[-75.206716748,40.065618215]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":3,"lotArea":24000,"zoning":"RSD1","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8020 ST MARTINS LN, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF TWO (2) FREE STANDING SIGNS AND TWO (2) FLATWALL SIGNS ACCESSORY TO AN EXISTING CHURCH COMPLEX WITH HILLARY HOUSE, CLASSROOMS, BATHROOMS AND LAUNDRY ROOM ON 1ST FLOOR, A SINGLE FAMILY ON 2ND AND 3RD FLOORS, CH","status":"CLOSED","outcome":"Granted","date":"2010-12-01","number":"13365","relatedPermit":"297275"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":463500,"taxable":0,"land":200522,"improvement":262978,"taxableLand":0,"taxableImprovement":0,"exemptLand":200522,"exemptImprovement":262978},{"y":2017,"v":463500,"taxable":463500,"land":200522,"improvement":262978,"taxableLand":200522,"taxableImprovement":262978,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":494000,"taxable":494000,"land":59280,"improvement":434720,"taxableLand":59280,"taxableImprovement":434720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":494000,"taxable":494000,"land":59280,"improvement":434720,"taxableLand":59280,"taxableImprovement":434720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":473300,"taxable":473300,"land":56796,"improvement":416504,"taxableLand":56796,"taxableImprovement":416504,"exemptLand":0,"exemptImprovement":0}],"taxNow":6625,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"118001","date":"2007-11-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-12-18","scope":"NEW HOUSE TRAP AND MAIN DRAIN IN LAWN"},{"number":"144560","date":"2008-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"REPLACE SECTION OF HOUSE DRAIN"},{"number":"287036","date":"2010-06-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-06-29","scope":"FOR THE DOCUMENTATION OF USES EXITING (PRE-CODE) ON A CHURCH COMPLEX: \"HILLARY HOUSE\" CLASSROOMS, BATHROOMS AND LAUNDRY AREA 1ST FL., A SINGLE FAMILY DWELLING 2ND & 3RD FLOORS; \"PARISH HOUSE\" CLERGY AND STAFF OFFICES, LIBRARY AND MEETING SPACE WITH A BATHROOM ON 2ND FL.- MAIN OFFICE, KITCHEN, HOUSTON ROOM MEETING SPACE, PARISH HALL MEETING SPACE AND BATHROOM 1ST FL., CHOIR ROOM, MEETING SPACE BATHROOM AND UTILITY / STORAGE SPACE IN BASEMENT; \"CHURCH\" SANCTUARY, CHAPEL AND SACRISTY UPSTAIRS, BELL TOWER, UNDERCROFT DOWNSTAIRS CONTAINING CLASSROOMS BATHROOMS AND UTILITY / STORAGE SPACE, NO SIGNS ON THIS APPLICATION."},{"number":"276731","date":"2010-09-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-09-23","scope":"LO FOR PARRISH HALL"},{"number":"317099","date":"2010-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-15","scope":"THROUGHOUT-- INSTALLATION OF A NEW FIRE ALARM SYSTEM AND REMOVAL OF EXISTING SYSTEM AFTER NEW INSTALLAYION AS PER 20087 NEC AND NFPA 72"},{"number":"297275","date":"2011-02-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-28","scope":"FOR THE LEGALIZATION OF TWO (2) FREE STANDING SIGNS ( 4' AND 1'4\" FROM THE GROUND TO THE BOTTOM OF THE SIGN) AND TWO (2) FLATWALL SIGNS.SIZE AND LOCATION AS SHOWN IN THE APPLICATION. SIGN ACCESSORY TO AN EXISTING CHURCH COMPLEX WITH HILLARY HOUSE, CLASSROOMS, BATHROOMS AND LAUNDRY ROOM ON 1ST FLOOR, A SINGLE FAMILY ON 2ND AND 3RD FLOORS, CHOIR ROOM, MEETING SPACE BATHROOM AND UTILITY/STORAGE SPACE IN BASEMENT WITH \"CHURCH\" SANCTUARY, CHAPEL, BELL TOWER, AND CLASS ROOMS AND UTILITY/STORAGE SPACE WITH ALL OTHER USES AS PREVIOUSLY APPROVED."},{"number":"397949","date":"2012-04-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-01-02","scope":"REPLACE EXISTING CHURCH DOOR HINGE AS PER HISTORIC COMMISSION."},{"number":"403264","date":"2012-05-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-04","scope":"REMOVE AND RESET APPROX 3 STONES AT DORMER CORNER AND REPOINT APPROX 50 LN FT MASONRY JOINTS"},{"number":"466736","date":"2013-05-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-07","scope":"FOR ALTERATIONS W. NO CHANGE IN OCCUPANCY CLASSIFICATION WITHIN AN EXIST. TWO (2) STORY MIXED-USE OFFICE BUILDING TO INCLUDE INSTALLATION OF EXTERIOR ACCESSIBLE RAMP @ ENTRY DOOR, ERECTION OF PARTITION FOR TOILET ROOM & PANTRY SPACES, & INSTALLATION OF EXTERIOR DOORS & WINDOWS. ALL PERMITTED WORK IN ACCORDANCE W. WORK APPROVED BY THE PHC DATED 03.11.13."},{"number":"476576","date":"2013-06-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-18","scope":"INSTALLATION OF NEW LIGHTING FIXTURES AND A DIMMING CONTROL SYSTEM FURNISH AND INSTALL 10 RECEPTACLES PER 2008 NEC (SFD)"},{"number":"476256","date":"2013-06-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-07","scope":"REPLACE TOILET AND LAVATORY SINK IN SAME LOCATION"},{"number":"660363","date":"2016-03-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-31","scope":"REPLACE EXISTING SIGN WITH NEW POST SIGN"},{"number":"660364","date":"2016-03-31","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-08-03","scope":"FOR THE ERECTION OF ONE (1) FREE STANDING SIGN AS PER PLNAS."},{"number":"EP-2020-001016","date":"2020-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-01","scope":"Replacement of the existing damaged Fire Alarm Control Panel with a new Panel.ALL WORK TO BE DONE ACCORDING TO '16 NFPA-72 AND '17 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"insp","w":"Inspection passed ×2"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"New Construction"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Sign"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13365: CLOSED · Granted; related permit 297275. Use permit #287036: COMPLETED. The history also contains “PERM Z- NEW 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$53,500.88 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 18, 2011.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 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"}]}