{"asOf":"2026-07-11T01:41:16.552Z","block":"1300-1399 N 24TH ST","blockUrl":"https://blockreport.homes/block/1300-1399-n-24th-st","address":"1312 N 24TH ST","parcelNumber":"291313210","source":"https://property.phila.gov/?p=291313210","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND RESIDE < ACRE","useLabel":"Vacant lot","owner":"SASS SHANTEE","coOwner":null,"marketValue":280000,"livableArea":1650,"yearBuilt":2024,"lastSale":{"price":280000,"date":"2024-04-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"766299","date":"2007-12-11","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"766300","date":"2007-12-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"766298","date":"2007-12-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1929832","date":"2010-12-22","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1929830","date":"2010-12-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1929831","date":"2010-12-22","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2976188","date":"2013-08-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2976187","date":"2013-08-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3844538","date":"2016-02-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3844539","date":"2016-02-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"138156","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-12-11","completedDate":"2010-02-18","violations":[{"number":"766299","date":"2007-12-11","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"766300","date":"2007-12-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"766298","date":"2007-12-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"262356","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-12-22","completedDate":"2011-06-15","violations":[{"number":"1929832","date":"2010-12-22","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1929830","date":"2010-12-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1929831","date":"2010-12-22","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"396700","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-08-09","completedDate":"2013-11-20","violations":[{"number":"2976188","date":"2013-08-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2976187","date":"2013-08-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"520275","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-02-17","completedDate":"2016-04-15","violations":[{"number":"3844538","date":"2016-02-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3844539","date":"2016-02-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97573051476489,"lng":-75.17539862010413,"geom":{"type":"Polygon","coordinates":[[[-75.175313368,39.975635488],[-75.175513212,39.975660395],[-75.175492162,39.975825473],[-75.175281372,39.975798063],[-75.175313368,39.975635488]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":1,"lotArea":867,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1312 N 24TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the lot adjustment to create one (1) proposed lot (Parcel L) from four (4) existing lots (1312 N 24TH ST, 1314 N 24TH ST, 1316 N 24TH ST, AND 1318 N 24TH ST), size and location as shown on plan/application. On Parcel L, for the e","status":"Completed","outcome":"Granted","date":"2022-09-27","number":"ZP-2022-000096","relatedPermit":"ZP-2022-000096"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4100,"taxable":4100},{"y":2017,"v":10400,"taxable":10400},{"y":2018,"v":10400,"taxable":0},{"y":2019,"v":10400,"taxable":0},{"y":2020,"v":10400,"taxable":0},{"y":2021,"v":10400,"taxable":0},{"y":2022,"v":10400,"taxable":0},{"y":2023,"v":26000,"taxable":0},{"y":2024,"v":26000,"taxable":0},{"y":2025,"v":72800,"taxable":0},{"y":2026,"v":280000,"taxable":93333},{"y":2027,"v":280000,"taxable":115733}],"taxNow":1306,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-000096","date":"2022-09-14","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-22","scope":"For the lot adjustment to create one (1) proposed lot (Parcel L) from four (4) existing lots (1312 N 24TH ST, 1314 N 24TH ST, 1316 N 24TH ST, AND 1318 N 24TH ST), size and location as shown on plan/application."},{"number":"ZP-2022-011494","date":"2022-10-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-01-26","scope":"For the erection of an attached structure, size and location as shown on plan/application."},{"number":"RP-2023-005255","date":"2023-05-30","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE ERECTION OF A TWO (2) STORY STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT FOR USE AS A SINGLE-FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2015 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLISTS AND ENVELOPE TESTING CERTIFICATES ARE REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"RP-2023-005251","date":"2023-05-30","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE ERECTION OF A TWO (2) STORY STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT FOR USE AS A SINGLE-FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2015 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLISTS AND ENVELOPE TESTING CERTIFICATES ARE REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"RP-2023-005253","date":"2023-05-30","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-24","scope":"FOR THE ERECTION OF A TWO (2) STORY STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT FOR USE AS A SINGLE-FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2015 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLISTS AND ENVELOPE TESTING CERTIFICATES ARE REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"RP-2023-005254","date":"2023-05-31","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE ERECTION OF A TWO (2) STORY STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT FOR USE AS A SINGLE-FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2015 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLISTS AND ENVELOPE TESTING CERTIFICATES ARE REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"MP-2023-002457","date":"2023-06-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-23","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-005253"},{"number":"MP-2023-002471","date":"2023-06-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-26","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-005255"},{"number":"MP-2023-002464","date":"2023-06-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-23","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-005254"},{"number":"MP-2023-002456","date":"2023-06-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-24","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-005251"},{"number":"PP-2023-007489","date":"2023-07-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-26","scope":"Plumbing Permit (Interior) for combo RP-2023-005255"},{"number":"PP-2023-007454","date":"2023-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-23","scope":"Plumbing Permit (Interior) for combo RP-2023-005253"},{"number":"PP-2023-007472","date":"2023-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-23","scope":"Plumbing Permit (Interior) for combo RP-2023-005254"},{"number":"PP-2023-007449","date":"2023-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-26","scope":"Plumbing Permit (Interior) for combo RP-2023-005251"},{"number":"FP-2023-001423","date":"2023-07-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-23","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT TWO-STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"FP-2023-001422","date":"2023-07-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-24","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT TWO-STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"FP-2023-001424","date":"2023-07-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT TWO-STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"FP-2023-001568","date":"2023-07-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-26","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1” COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-005084","date":"2023-08-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-18","scope":"Electrical Permit for combo RP-2023-005254"},{"number":"EP-2023-005100","date":"2023-08-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-18","scope":"Electrical Permit for combo RP-2023-005255"},{"number":"PP-2023-007448","date":"2023-10-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-21","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-005251"},{"number":"PP-2023-007471","date":"2023-10-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-21","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-005254"},{"number":"PP-2023-007453","date":"2023-10-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-21","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-005253"},{"number":"EP-2023-005072","date":"2023-11-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-16","scope":"Electrical Permit for combo RP-2023-005253"},{"number":"EP-2023-005069","date":"2023-12-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-18","scope":"Electrical Permit for combo RP-2023-005251"},{"number":"PP-2023-007488","date":"2024-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-25","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-005255"},{"number":"PP-2023-007487","date":"2024-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-25","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-005255"},{"number":"PP-2023-007447","date":"2024-01-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-22","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-005251"},{"number":"PP-2023-007452","date":"2024-01-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-22","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-005253"},{"number":"PP-2023-007470","date":"2024-01-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-22","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-005254"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"sale","p":280000}],"rented":false,"licenses":[],"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 285% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $72,800 to $280,000","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 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.","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"}]}