{"asOf":"2026-07-30T14:48:16.879Z","block":"2500-2599 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-germantown-ave","address":"2544 GERMANTOWN AVE","parcelNumber":"777736825","source":"https://property.phila.gov/?p=777736825","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":true,"institutional":false,"buildingCode":"A50","buildingCodeNew":"07","buildingClass":"DET 3 STY MASONRY","buildingClassNew":"CONVENTIONAL","useLabel":"House","owner":"VILLAGE OF ARTS","coOwner":"HUMANITIES INC","marketValue":58900,"landAssessment":30597,"improvementAssessment":28303,"livableArea":4644,"yearBuilt":1915,"lastSale":{"price":1,"date":"1998-03-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"1255716","date":"2009-02-27","code":"19-2602.1/1","title":"CAL 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ACTION","latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855397152&hash=06ED5C904428099C83FB0EB101A60BA18248A66FBB7FA26E1D75DFC0D57A5C7A"},{"number":"3546285","date":"2015-05-06","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-03","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"192977","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-02-28","completedDate":"2010-03-25","noticeUrl":null,"violations":[{"number":"1255716","date":"2009-02-27","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-01-20","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-042756","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-11","completedDate":"2023-05-12","noticeUrl":null,"violations":[{"number":"VI-2023-032826","date":"2023-05-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-05-11","resolution":"WARNING ISSUED","latestInvestigationDate":"2023-05-11","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-085807","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"CLOSED","createdDate":"2023-08-23","completedDate":"2026-04-24","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855397152&hash=06ED5C904428099C83FB0EB101A60BA18248A66FBB7FA26E1D75DFC0D57A5C7A","violations":[{"number":"VI-2023-063232","date":"2023-08-23","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855397152&hash=06ED5C904428099C83FB0EB101A60BA18248A66FBB7FA26E1D75DFC0D57A5C7A"},{"number":"VI-2023-063233","date":"2023-08-23","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855397152&hash=06ED5C904428099C83FB0EB101A60BA18248A66FBB7FA26E1D75DFC0D57A5C7A"},{"number":"VI-2023-063234","date":"2023-08-23","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855397152&hash=06ED5C904428099C83FB0EB101A60BA18248A66FBB7FA26E1D75DFC0D57A5C7A"},{"number":"VI-2023-063235","date":"2023-08-23","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855397152&hash=06ED5C904428099C83FB0EB101A60BA18248A66FBB7FA26E1D75DFC0D57A5C7A"}]},{"number":"569943","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3546285","date":"2015-05-06","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-06-03","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2023,"n":5,"worst":null}],"investigations":[{"caseNumber":"192977","date":"2009-02-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"192977","date":"2010-01-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2023-042756","date":"2023-05-11","type":null,"status":null},{"caseNumber":"CF-2023-085807","date":"2023-08-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085807","date":"2023-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085807","date":"2023-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085807","date":"2026-04-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99093054545763,"lng":-75.14851878914007,"geom":{"type":"Polygon","coordinates":[[[-75.148458506,39.991003376],[-75.148339513,39.990842462],[-75.148658602,39.990882063],[-75.148626417,39.991025784],[-75.148458506,39.991003376]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":3700,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"2544 GERMANTOWN AVE, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR COMMUNITY CENTER CONSISTING OF A LIBRARY, COMPUTER LAB AND OFFICE ON THE SECOND FLOOR, ARTS AND CRAFTS CLASSROOM ON THE 3RD FLOOR IN THE SAME BUILDING WITH EXISTING DANCE STUDIO (ONE TENANT ENTIRE BUILDING) ON THE FIRST FLOOR AND","status":"CLOSED","outcome":"Granted","date":"2007-11-20","number":"3035","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":125200,"taxable":0,"land":37000,"improvement":88200,"taxableLand":0,"taxableImprovement":0,"exemptLand":37000,"exemptImprovement":88200},{"y":2017,"v":125200,"taxable":0,"land":37000,"improvement":88200,"taxableLand":0,"taxableImprovement":0,"exemptLand":37000,"exemptImprovement":88200},{"y":2018,"v":133400,"taxable":0,"land":40020,"improvement":93380,"taxableLand":0,"taxableImprovement":0,"exemptLand":40020,"exemptImprovement":93380},{"y":2019,"v":77000,"taxable":0,"land":40000,"improvement":37000,"taxableLand":0,"taxableImprovement":0,"exemptLand":40000,"exemptImprovement":37000},{"y":2020,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2021,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2022,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2023,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2024,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2025,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2026,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303},{"y":2027,"v":58900,"taxable":0,"land":30597,"improvement":28303,"taxableLand":0,"taxableImprovement":0,"exemptLand":30597,"exemptImprovement":28303}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"120998","date":"2008-01-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-01-17","scope":"COMMUNITY ARTS ORGANIZATION AND ACC SIGN."},{"number":"56713","date":"2008-01-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-01-17","scope":"COMMUNITY ARTS ORGANIZATION"},{"number":"212695","date":"2009-07-10","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-07-10","scope":"CONSOLIDATING 1 BLDG AND VACANT LOT. RELOCATION OF LOT LINES TO CREATE ONE LOT FROM THREE(3) LOTS"},{"number":"232816","date":"2009-10-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-04-09","scope":"DESIGN, FABRICATE, AND INSTALL A COMPLETE AND FUNCTIONAL HYDRAULICALLY CALCULATED WET SPRINKLER SYSTEM TO ACCOMMODATE NEW TENANT LAYOUT AS PER PLANS.CERTIFICATE OF OCCUPANCY IS REQUIRED PRIOR TO OCCUPANCY"},{"number":"252845","date":"2010-01-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-12","scope":"EXTERIOR METAL EGRESS STAIR - INTERIOR ADA BATHROOM - ADA COMPLIANT ENTRANCE. CERTIFICATE OF OCCUPANCY IS REQUIRED FOR 2ND AND 3RD FLOOR PRIOR TO OCCUPANCY."},{"number":"569943","date":"2014-12-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-12","scope":"LEVEL II EXTERIOR ALTERATIONS TO GERMANTOWN AVE FACADE TO INCLUDE NEW ENTRYWAY, DOOR, SLIDING WINDOW COVERING ASSEMBLY, WINDOWS AND BRICK REPAIR TO INCLUDE REMOVAL OF EXISTING MASONRY CORBELS AND NEW STUCCO AND BRICK VENEER INSTALLATION AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR SIGN INSTALLATION AND STREETS DEPT APPROVAL FOR ENTRY STAIR REPLACEMENTS**"},{"number":"582332","date":"2015-03-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-05-26","scope":"FIRE ALARM MOVE ONE PULL STATION ELECTRICAL-MOVE SOME EXISTING WIRING AND WIRE AND INSTALL LIGHTS PER 2008 NEC & NFPA 72 (COMMUNITY CENTER) FIRE ALARM MOVE ONE PULL STATION ELECTRICAL-MOVE SOME EXISTING WIRING AND WIRE AND INSTALL LIGHTS PER 2008 NEC & NFPA 72 (COMMUNITY CENTER FIRE ALARM PULL STATION TO BE MOVED IS NOT SHOWN ON ELECTRICAL PLANS. PROVIDE THREE (3) COPIES OF ELECTIRCAL PLANS SHOWING RELOCATED F/A PULL STATION"},{"number":"931355","date":"2018-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"REAR CURB TRAP/MAIN DRAIN, FRESH AIR INLET, ROUGH IN POWDER ROOM PA ONE CALL #2018-3231412"},{"number":"945330","date":"2019-03-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF PV SYSTEM WITH ROOF MOUNT RACKING SYSTEM ON ROOF TOP EXISTING STRUCTURE."},{"number":"945360","date":"2019-04-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-16","scope":"ELECTRICAL: INSTALLATION OF A 11.4KW(DC) SOLAR PV SYSTEM CONSISTING OF (38) JINKO300 MODULES, (38) P320 OPTIMIZERS, AND (1) SE60000H-US SOLAREDGE INVERTER AS PER 2008 NEC."},{"number":"ZP-2020-002000","date":"2020-06-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-11","scope":"FOR THE ERECTION OF A STRUCTURE (OUTDOOR STAGE, NOT BUILDING) TO AN EXISTING BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-001995","date":"2020-06-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-11","scope":"Unity of Use"},{"number":"CP-2021-000148","date":"2021-04-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-08-22","scope":"For the erection of a structure (outdoor uncovered stage, not building) adjacent to an existing building (size and location as shown on plans), not to exceed the property line."},{"number":"CP-2022-003045","date":"2022-08-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-14","scope":"FOR LEVEL 3 ALTERATIONS OF AN EXISTING THREE-STORY, ATTACHED STRUCTURE AS PER PLANS. AMENDMENT (3/29/2023) TO REVISE PLANS AND CHANGE THE LOCATION OF EXIT DOOR AS PER REVISED PLANS."},{"number":"PP-2023-004359","date":"2023-04-06","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-21","scope":"ROUGH IN OF ABOVE GROUND PIPING OF 14 FIXTURES"},{"number":"PP-2023-005042","date":"2023-04-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-24","scope":"Install a new 1'' K copper water line from water main into the building."},{"number":"PP-2023-004289","date":"2023-04-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-14","scope":"INSTALL 1 MOP SINK, 1 HOT WATER HEATER, 4 KITCHEN SINKS AND 4 WATER CLOSETS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-004822","date":"2024-01-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-14","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING AIR CONDITIONER UNITS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS."},{"number":"EP-2024-000261","date":"2024-01-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install occupant notification fire alarm system as per 2016 NFPA 72."},{"number":"EP-2024-000359","date":"2024-02-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-08","scope":"Install 400A Service with 4 100A panels 94 Light fixtures 38 Emergency lights 10 Exit signs 4 Exhaust fans 88 Receptacle outlets 25 GFCIs 3 A/C condensers. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"FP-2024-002188","date":"2024-10-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-14","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 54 sprinkler heads"},{"number":"EP-2024-012191","date":"2025-02-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-04","scope":"Interior modifications involving the installation of new lighting and electrical outlets as per 2017 NEC. Install additional fire alarm devices for lay out changes as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #120998: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 945330 (Issued), ZP-2020-002000 (Expired), CP-2021-000148 (Expired), EP-2024-000261 (Issued). 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":"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 Apr 24, 2026.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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"}]}