{"asOf":"2026-07-10T09:11:44.203Z","block":"3100-3199 W MONTGOMERY AVE","blockUrl":"https://blockreport.homes/block/3100-3199-w-montgomery-ave","address":"3125 W MONTGOMERY AVE","parcelNumber":"323004800","source":"https://property.phila.gov/?p=323004800","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"JAMES DIANNE LANGFORD","coOwner":null,"marketValue":390900,"livableArea":2014,"yearBuilt":1915,"lastSale":{"price":1,"date":"2023-04-28T04:00:00Z"},"openViolations":3,"violations":[{"number":"3073951","date":"2014-01-13","title":"UNFIT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"3160908","date":"2014-01-13","title":"INT S-WALLS REPAIR/MAINT SANI","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160904","date":"2014-01-13","title":"CO DETECTOR NEEDED","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160903","date":"2014-01-13","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160902","date":"2014-01-13","title":"CHANGE IN OCCUPANCY","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160906","date":"2014-01-13","title":"EXT S-LOCK REPAIR/REPLACE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160905","date":"2014-01-13","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160907","date":"2014-01-13","title":"INT S-CEILING REPAIR/MAINT SAN","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160909","date":"2014-01-13","title":"ELEC-CORD REMOVAL CEILING-RES","status":"CLOSEDCASE","resolutionDate":null},{"number":"4129270","date":"2016-06-11","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null},{"number":"5234715","date":"2019-11-01","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null},{"number":"5234716","date":"2019-11-01","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null},{"number":"5234717","date":"2019-11-01","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null},{"number":"211977049","date":"2019-11-01","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2020-07-28"},{"number":"211977050","date":"2019-11-01","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-07-28"},{"number":"VI-2021-001151","date":"2021-01-08","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2022-05-11"},{"number":"VI-2021-001152","date":"2021-01-08","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2022-05-11"},{"number":"VI-2023-057123","date":"2023-08-04","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null},{"number":"VI-2023-057124","date":"2023-08-04","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null},{"number":"VI-2023-057125","date":"2023-08-04","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"416550","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-15","completedDate":"2014-11-26","violations":[{"number":"3073951","date":"2014-01-13","title":"UNFIT PROP STANDARD","status":"COMPLIED","resolutionDate":null}]},{"number":"416552","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-01-15","completedDate":null,"violations":[{"number":"3160908","date":"2014-01-13","title":"INT S-WALLS REPAIR/MAINT SANI","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160904","date":"2014-01-13","title":"CO DETECTOR NEEDED","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160903","date":"2014-01-13","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160902","date":"2014-01-13","title":"CHANGE IN OCCUPANCY","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160906","date":"2014-01-13","title":"EXT S-LOCK REPAIR/REPLACE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160905","date":"2014-01-13","title":"LICENSE-RES SFD/2FD","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160907","date":"2014-01-13","title":"INT S-CEILING REPAIR/MAINT SAN","status":"CLOSEDCASE","resolutionDate":null},{"number":"3160909","date":"2014-01-13","title":"ELEC-CORD REMOVAL CEILING-RES","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"538628","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-06-11","completedDate":"2017-02-13","violations":[{"number":"4129270","date":"2016-06-11","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null}]},{"number":"714517","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-11-05","completedDate":"2020-01-18","violations":[{"number":"5234715","date":"2019-11-01","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null},{"number":"5234716","date":"2019-11-01","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null},{"number":"5234717","date":"2019-11-01","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"714535","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-05","completedDate":"2020-07-28","violations":[{"number":"211977049","date":"2019-11-01","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2020-07-28"},{"number":"211977050","date":"2019-11-01","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-07-28"}]},{"number":"CF-2021-001757","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-08","completedDate":"2022-11-17","violations":[{"number":"VI-2021-001151","date":"2021-01-08","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2022-05-11"},{"number":"VI-2021-001152","date":"2021-01-08","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2022-05-11"}]},{"number":"CF-2023-076974","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-08-04","completedDate":null,"violations":[{"number":"VI-2023-057123","date":"2023-08-04","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null},{"number":"VI-2023-057124","date":"2023-08-04","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null},{"number":"VI-2023-057125","date":"2023-08-04","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2014,"n":9,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"416550","date":"2014-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416552","date":"2014-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416550","date":"2014-01-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416552","date":"2014-03-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416552","date":"2014-04-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"416550","date":"2014-11-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"538628","date":"2016-06-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"538628","date":"2016-10-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"538628","date":"2017-02-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"714517","date":"2019-11-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714535","date":"2019-11-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714517","date":"2020-01-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"714535","date":"2020-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714535","date":"2020-07-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-001757","date":"2021-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001757","date":"2021-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001757","date":"2021-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001757","date":"2022-05-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-076974","date":"2023-08-04","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":4,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2017,"fails":0,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0}],"taxOwed":1312.44,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1312.44,"principalDue":917.57,"penaltyDue":55.05,"interestDue":48.17,"otherChargesDue":291.65,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":57000,"taxableAssessment":57000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":797.89,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98403766804771,"lng":-75.18553053630056,"geom":{"type":"Polygon","coordinates":[[[-75.185472502,39.984168772],[-75.18553194,39.983898241],[-75.185588938,39.983905448],[-75.185530295,39.984176544],[-75.185472502,39.984168772]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":3,"stories":3,"lotArea":1616,"zoning":"RSA5","grade":"C+","basement":null,"heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"3125 MONTGOMERY AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":2011,"total":217,"principal":0,"interest":135.12,"penalty":28.78},{"year":2012,"total":185.52,"principal":0,"interest":107.33,"penalty":29.89},{"year":2013,"total":155.2,"principal":0,"interest":80.58,"penalty":30.96},{"year":2014,"total":211.89,"principal":0,"interest":56.95,"penalty":35.92},{"year":2015,"total":224.41,"principal":39.87,"interest":31.35,"penalty":32.24},{"year":2016,"total":802.01,"principal":653.57,"interest":9.8,"penalty":6.54}],"taxNet":1796.03,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":40600,"taxable":40600},{"y":2017,"v":40600,"taxable":40600},{"y":2018,"v":40600,"taxable":40600},{"y":2019,"v":55100,"taxable":55100},{"y":2020,"v":57000,"taxable":57000},{"y":2021,"v":57000,"taxable":57000},{"y":2022,"v":57000,"taxable":57000},{"y":2023,"v":139400,"taxable":139400},{"y":2024,"v":139400,"taxable":139400},{"y":2025,"v":167100,"taxable":167100},{"y":2026,"v":167100,"taxable":167100},{"y":2027,"v":390900,"taxable":390900}],"taxNow":2339,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"GM-2020-010664","date":"2020-12-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-15","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2021-000975","date":"2021-01-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-11-28","scope":"Install 200amp service complete with ground Fishing wire throughout outlets switches lights G.F.C.I smoke detector per N.E.C CODE 2014"},{"number":"RP-2021-002594","date":"2021-04-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-12-01","scope":"interior renovation as per plan."},{"number":"MP-2021-007238","date":"2021-11-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-01","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. 80,000 BTU 3 TON AC, ADD 14 VENTS"},{"number":"PP-2022-001725","date":"2022-02-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-01","scope":"4WC 4LAV 1BATH TUB 3SHOWER 1KIT SINK 1 LAUNDRY BOX"},{"number":"EP-2022-001651","date":"2022-02-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-05","scope":"Install 200amp service complete with ground, Install wiring throughout outlets, switches, lights, GFCI, smoke detector per 2014 NEC code"}],"storyTag":"Renovated & sold on","storyDelta":2.65,"timeline":[{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"sale","p":155000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"436255","type":"Rental","status":"Inactive","businessName":"PRIME RENTALS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-02-20","latestIssueDate":"2009-06-19","expirationDate":"2011-02-28","inactiveDate":"2011-02-22"},{"number":"620049","type":"Rental","status":"Inactive","businessName":"MATTHEW SCOVERS","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-03-04","latestIssueDate":"2014-03-04","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"836359","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DENNIS M DRURY","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-02-07","latestIssueDate":"2020-02-07","expirationDate":"2021-02-06","inactiveDate":"2021-04-07"},{"number":"923103","type":"Rental","status":"Inactive","businessName":"Good Juju Ventures llc (juvan langford)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-05-08","latestIssueDate":"2023-05-08","expirationDate":"2024-05-07","inactiveDate":"2024-07-06"}],"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["3 open L&I violations","$1,312 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 134% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $167,100 to $390,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GM-2020-010664 (Expired), EP-2021-000975 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"3 open L&I violations","finding":"20 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,312.44 was recorded in the City’s 2022-06 delinquency snapshot for 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":"12 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 4, 2023.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #836359: Inactive since Apr 7, 2021","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}