{"asOf":"2026-07-11T05:51:33.354Z","block":"1900-1999 S 16TH ST","blockUrl":"https://blockreport.homes/block/1900-1999-s-16th-st","address":"1905 S 16TH ST","parcelNumber":"481191200","source":"https://property.phila.gov/?p=481191200","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"ANIKA HOMES HOLDING 1 LLC","coOwner":null,"marketValue":399300,"livableArea":1912,"yearBuilt":1920,"lastSale":{"price":1,"date":"2023-11-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"1259530","date":"2009-01-06","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1604966","date":"2009-03-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604965","date":"2009-03-20","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604968","date":"2009-06-01","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604969","date":"2009-06-01","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604967","date":"2009-06-01","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604961","date":"2009-07-08","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604962","date":"2009-07-08","code":"PM-407.3/1","title":"ELEC-OUTLET MIN-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604959","date":"2009-07-08","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604960","date":"2009-07-08","code":"FC-907.3/26","title":"SD-POWER SOURCE GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604964","date":"2009-07-08","code":"PM-405.3/2","title":"INT-WATER HEATER LEAKS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604963","date":"2009-07-08","code":"FC-704.1/1","title":"FIRE-DOOR STAIR 1HR RATING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1390825","date":"2009-07-14","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1390826","date":"2009-07-14","code":"E-1201.1/225","title":"OVERCURRENT-USE SAFE LOC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1390827","date":"2009-07-14","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1774878","date":"2010-08-05","code":"PM-302.2/3","title":"EXT A-CLEAN ANIMAL WASTE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4525171","date":"2017-09-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"189028","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-01-06","completedDate":"2009-03-20","violations":[{"number":"1259530","date":"2009-01-06","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"194467","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-20","completedDate":null,"violations":[{"number":"1604966","date":"2009-03-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604965","date":"2009-03-20","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604968","date":"2009-06-01","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604969","date":"2009-06-01","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604967","date":"2009-06-01","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604961","date":"2009-07-08","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604962","date":"2009-07-08","code":"PM-407.3/1","title":"ELEC-OUTLET MIN-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604959","date":"2009-07-08","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604960","date":"2009-07-08","code":"FC-907.3/26","title":"SD-POWER SOURCE GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604964","date":"2009-07-08","code":"PM-405.3/2","title":"INT-WATER HEATER LEAKS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1604963","date":"2009-07-08","code":"FC-704.1/1","title":"FIRE-DOOR STAIR 1HR RATING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"206414","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2009-07-14","completedDate":null,"violations":[{"number":"1390825","date":"2009-07-14","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1390826","date":"2009-07-14","code":"E-1201.1/225","title":"OVERCURRENT-USE SAFE LOC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1390827","date":"2009-07-14","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"246206","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-06","completedDate":"2010-09-17","violations":[{"number":"1774878","date":"2010-08-05","code":"PM-302.2/3","title":"EXT A-CLEAN ANIMAL WASTE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"607342","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-10-05","completedDate":"2018-01-10","violations":[{"number":"4525171","date":"2017-09-26","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":15,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"189028","date":"2009-01-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189028","date":"2009-03-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"194467","date":"2009-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189028","date":"2009-03-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"194467","date":"2009-06-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"194467","date":"2009-07-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"206414","date":"2009-07-13","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"206414","date":"2009-09-01","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"206414","date":"2009-09-28","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"194467","date":"2010-03-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"246206","date":"2010-08-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246206","date":"2010-09-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"194467","date":"2013-07-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"607342","date":"2017-09-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"607342","date":"2017-12-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"607342","date":"2018-01-09","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":6,"passes":3},{"y":2010,"fails":1,"passes":1},{"y":2013,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.927042663497105,"lng":-75.17226079886146,"geom":{"type":"Polygon","coordinates":[[[-75.172148775,39.927048764],[-75.172157677,39.927008359],[-75.17237264,39.927036564],[-75.172363794,39.927077149],[-75.172148775,39.927048764]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":915,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"615 CHESTNUT ST 40285, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[{"year":2008,"total":62.45,"principal":0,"interest":25.61,"penalty":9.39},{"year":2011,"total":567.22,"principal":0,"interest":363.08,"penalty":97.56},{"year":2014,"total":417.46,"principal":0,"interest":123.4,"penalty":143.68},{"year":2015,"total":1286.71,"principal":959.31,"interest":100.72,"penalty":67.15},{"year":2016,"total":2458.33,"principal":2178.02,"interest":32.68,"penalty":21.78}],"taxNet":4792.17,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135300,"taxable":135300},{"y":2017,"v":135300,"taxable":135300},{"y":2018,"v":135300,"taxable":135300},{"y":2019,"v":175200,"taxable":175200},{"y":2020,"v":188500,"taxable":188500},{"y":2021,"v":188500,"taxable":188500},{"y":2022,"v":188500,"taxable":188500},{"y":2023,"v":391200,"taxable":391200},{"y":2024,"v":391200,"taxable":391200},{"y":2025,"v":364200,"taxable":364200},{"y":2026,"v":364200,"taxable":364200},{"y":2027,"v":399300,"taxable":399300}],"taxNow":5098,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"231085","date":"2009-08-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-12","scope":"RELOCATE PANEL FROM CLOSET TO ACCESSIBLE AREA, INSTALL GFCI RECEPTACLE IN BATHROOM AND KITCHEN AND ADD RECEPTACLE IN EACH ROOM(3RD FLOOR ONLY,NO ADDITIONAL WORK) AS PER 2005 NEC (SOUTH DIST)"},{"number":"CP-2024-001301","date":"2024-05-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2024-009204","date":"2024-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Stop Work","completedDate":null,"scope":"Supply and drainage for 3 kitchen 3 bath 3 laundry"},{"number":"EP-2024-006460","date":"2024-09-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Stop Work","completedDate":null,"scope":"Full rewire for 3 units: switches, receptacles and lights to blueprint dated 2-12-24. Adding hardwired smoke alarms to 3 units. Installing (1) 400 amp service with 4 hub meter bank Installing (3) 125 amp sub panels Installing (1) 100 amp subpanel Wire fire alarm to blueprints dated 2-12-24 Installing 3 pull stations, 2 system smokes Installing 10 low-frequency horns Installing 3 horn/strobes wall mount Installing 7 wire data drops to blueprints date 2-12-24"},{"number":"MP-2024-003661","date":"2024-10-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Stop Work","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"FP-2024-002414","date":"2024-11-13","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-02","scope":"Rough-In Permit for FP-2024-002395 Install new wet fire sprinkler per NFPA13R"},{"number":"ZP-2025-004016","date":"2025-04-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"FP-2024-002395","date":"2025-06-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Stop Work","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"ZP-2025-009833","date":"2025-12-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Roof deck on existing 2nd floor roof of single-family dwelling as per approved plan"},{"number":"RP-2025-005995","date":"2026-03-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"Reduction of a three family to a two-family dwelling. 1 hour fire rating to be maintained between units. ALL emergency rescue and egress sizes in all bedrooms to remain a per 2018 IBC Code. Non-Habitable basement to remain."},{"number":"PP-2026-003226","date":"2026-03-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install drainage pipes and supply lines for 1 kitchen sink, 1 laundry sink, 1 toilet, 1 vanity & 1 shower."},{"number":"MP-2026-001804","date":"2026-04-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install (2) HVAC systems, ductwork, and 13 total diffusers in a TWO family dwelling."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"217810","type":"Rental","status":"Inactive","businessName":"AKHTAR NAEEM","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-08-09","latestIssueDate":"2021-02-01","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"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":["11 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":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: CP-2024-001301 (Issued), PP-2024-009204 (Stop Work), EP-2024-006460 (Stop Work), MP-2024-003661 (Stop Work), FP-2024-002395 (Stop Work).","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 9, 2018.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 historical violations across 5 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"}]}