{"asOf":"2026-07-11T05:34:00.722Z","block":"3400-3499 N 16TH ST","blockUrl":"https://blockreport.homes/block/3400-3499-n-16th-st","address":"3401 N 16TH ST","parcelNumber":"871078700","source":"https://property.phila.gov/?p=871078700","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 2 STY MASONRY","useLabel":"Apartment building","owner":"ESPINAL ALCEDO","coOwner":"DURAN NICOMEDES","marketValue":247500,"livableArea":4500,"yearBuilt":1939,"lastSale":{"price":80000,"date":"2008-02-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"727174","date":"2007-11-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"727171","date":"2007-11-06","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"727172","date":"2007-11-06","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"727173","date":"2007-11-06","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3066254","date":"2013-11-06","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"133866","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2007-11-07","completedDate":"2008-04-11","violations":[{"number":"727174","date":"2007-11-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"727171","date":"2007-11-06","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"727172","date":"2007-11-06","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"727173","date":"2007-11-06","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410576","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-12","completedDate":"2014-04-01","violations":[{"number":"3066254","date":"2013-11-06","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2013,"n":1,"worst":null}],"investigations":[{"caseNumber":"56410","date":"2006-02-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"56410","date":"2006-07-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"133866","date":"2007-11-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"133866","date":"2008-04-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"410576","date":"2013-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"410576","date":"2014-01-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"410576","date":"2014-03-31","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00516345418698,"lng":-75.15516573763479,"geom":{"type":"Polygon","coordinates":[[[-75.154986211,40.005174194],[-75.155000674,40.005105673],[-75.155346976,40.005153509],[-75.155330676,40.005220796],[-75.154986211,40.005174194]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":2500,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"175 11 110TH AVE, JAMAICA NY, 11433","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR PREPARATION AND SERVING OF HOT FOOD FOR TAKE-OUT AS PART OF AN EXISTING RETAIL GROCERY STORE. NO LIVE ENTERTAINMENT/MUSIC. NO DISPENSING WINDOW. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT IN SPACE # 1 WITH VACANT SPACES 2 &","status":"CLOSED","outcome":"Denied","date":"2011-08-31","number":"15858","relatedPermit":"348929"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR FOR THE CHANGE IN USE TO A TAKE-OUT RESTAURANT ON THE 1ST FLOOR REAR OF AN EXISTING ATTACHED STRUCTURE; IN THE SAME STRUCTURE AS EXISTING RETAIL SALES OF FOOD BEVERAGES AND GROCERIES (1ST FLOOR FRONT) AND SINGLE FAMILY","status":"OPEN","outcome":"Granted with conditions","date":"2014-09-03","number":"22893","relatedPermit":"488161"},{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR A TAKE OUT RESTAURANT IN UNIT # 2 WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE.\nAP 1040058","status":"In Process","outcome":"Complete","date":"2021-01-29","number":"39822","relatedPermit":"1040058"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":180000,"taxable":180000},{"y":2017,"v":180000,"taxable":180000},{"y":2018,"v":146000,"taxable":146000},{"y":2019,"v":150300,"taxable":150300},{"y":2020,"v":151800,"taxable":151800},{"y":2021,"v":151800,"taxable":151800},{"y":2022,"v":151800,"taxable":151800},{"y":2023,"v":193900,"taxable":193900},{"y":2024,"v":193900,"taxable":193900},{"y":2025,"v":235100,"taxable":235100},{"y":2026,"v":235100,"taxable":235100},{"y":2027,"v":247500,"taxable":247500}],"taxNow":3291,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"144769","date":"2008-04-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-11","scope":"REPAIR ROOF HOLE WITH 3/4\" PLYWOOD SHEATHING AND RUBBER ROOFING SYSTEM ON 25 SQ. FT. OF MAIN ROOF, REPLACE 1ST FLOOR INTERIOR CEILING WITH 5/8\" GWB TYPE \"X\" ( 1200 SQ. FT. OF AREA ) AND 2ND FLOOR FRONT ROOM REPLACE FLOOR WITH 3/4\" PLYWOOD SHEATHING ( 276 SQ. FT. ). ENGINEER'S REPORT PROVIDED."},{"number":"179936","date":"2008-11-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2011-03-14","scope":"REMOVE AND REPLACE DRYWALL ON 2ND FLOOR APARTMENTS . REPLACE (18) WINDOWS AND (1) EXTERIOR DOOR ( SAME SIZE AND LOCATION) MUST MAINTAIN ALL REQUIRED FIRE SEPARATIONS"},{"number":"462446","date":"2013-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-22","scope":"INSTALL 20 CIRCUITS SUB PANEL - INSTALL 3 ZOA CIRCUITS - REPLACE OUTSDE LIGHTING - AS PER 2008 NEC EZ ELECTGRICAL PERMIT APPROVED BY BOB PALKO"},{"number":"503762","date":"2014-01-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-28","scope":"FOR THE REMOVAL OF EXISTING SIGNS AND THE INSTALLATION OF ONE (1) NON-ILLUMINATED PROJECTING SIGN AND THE INSTALLATION OF ONE (1) NON-ILLUMINATED FLAT-WALL AWNING SIGN (NO COPY ON SIDES). SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS SIGNS ACCESSORY TO EXISTING RETAIL SALES OF FOOD, BEVERAGES AND GROCERIES."},{"number":"488161","date":"2014-09-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-09-22","scope":"FOR THE REMOVAL OF EXISTING SIGNS AND FOR THE ERECTION OF ONE (1) FLAT WALL SIGN (FRONT PANEL OF AWNING) FRONTING ONTARIO STREET, SIZE AND LOCATION AS SHOWN ON APPLICATION. NO CHANGE IN HEIGHT OR AREA OF EXISTING STRUCTURE. FOR THE CHANGE IN USE TO A TAKE-OUT RESTAURANT ON THE 1ST FLOOR REAR OF AN EXISTING ATTACHED STRUCTURE; IN THE SAME STRUCTURE AS EXISTING RETAIL SALES OF FOOD BEVERAGES AND GROCERIES (1ST FLOOR FRONT) AND SINGLE FAMILY HOUSEHOLD LIVING (2ND FLOOR). SIGN ACCESSORY TO TAKE-OUT RESTAURANT."},{"number":"881277","date":"2018-07-20","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-07-20","scope":"ADMIN REVIEW OF A/P NO 488161 TO EXTEND PERMIT TO 9/3/2018. (EXPIRED 9/3/2017)"},{"number":"832241","date":"2018-07-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS AT THE 1ST FLOOR REAR TO CREATE A TENANT SPACE FOR USE AS A TAKE OUT RESTAURANT. ALTERATIONS TO INCLUDE DEMOLITION AND ERECTION OF NON BEARING PARTITIONS, ACCESSIBILITY UPGRADES AND FINISHES. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL AND ELECTRICAL."},{"number":"1040058","date":"2021-01-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"CP-2022-002869","date":"2022-08-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE STRUCTURAL WORK, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"GP-2022-011075","date":"2023-01-17","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-03-09","scope":"FOR THE REMOVAL OF A TANK AS PER APPROVED PLAN"}],"storyTag":"Renovated & sold on","storyDelta":2.75,"timeline":[{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"sale","p":300000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Tank Install/Removal"}],"rented":false,"licenses":[{"number":"203538","type":"Food Preparing and Serving","status":"Inactive","businessName":"SU JONG CHOE (CHOE'S FOOD MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-05-28","latestIssueDate":"2001-05-28","expirationDate":"2002-04-30","inactiveDate":null},{"number":"205759","type":"Food Preparing and Serving","status":"Inactive","businessName":"CHOES FOOD MARKET","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-05","latestIssueDate":"2003-06-05","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207894","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANTONIO DIAZ & ANTONIO MARTE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-10-22","latestIssueDate":"2003-10-22","expirationDate":"2004-04-30","inactiveDate":null},{"number":"223156","type":"Rental","status":"Inactive","businessName":"DANNY HO SUNG CHOE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-03-28","latestIssueDate":"2007-02-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"207892","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE F DIAZ","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2005-06-10","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"326634","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"JOSE F DIAZ","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2005-07-18","latestIssueDate":"2005-07-18","expirationDate":"2006-03-31","inactiveDate":"2011-12-14"},{"number":"362403","type":"Food Preparing and Serving","status":"Inactive","businessName":"EMENEGILDO LEONARDO (T/A J&C FOOD MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-03-31","latestIssueDate":"2007-05-03","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"362405","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"EMENEGILDO LEONARDO (T/A J&C FOOD MARKET)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2006-03-31","latestIssueDate":"2007-03-21","expirationDate":"2008-03-31","inactiveDate":"2011-12-14"},{"number":"457540","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ESPINAL CONSTRUCTION","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-09-26","latestIssueDate":"2008-09-30","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"480701","type":"Food Preparing and Serving","status":"Inactive","businessName":"RAMON ESPINAL (JARABACOA FOOD MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-08-10","latestIssueDate":"2009-08-10","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"542609","type":"Food Preparing and Serving","status":"Inactive","businessName":"MIGUEL PERALTA (P D FOOD MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-08-26","latestIssueDate":"2012-04-11","expirationDate":"2013-04-30","inactiveDate":"2012-12-20"},{"number":"572149","type":"Dumpster License - Private Property","status":"Active","businessName":"CORNER FOOD MARKET INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-08-24","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"580419","type":"Food Preparing and Serving","status":"Active","businessName":"CORNER FOOD MARKET INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-12-20","latestIssueDate":"2026-05-01","expirationDate":"2027-04-30","inactiveDate":null},{"number":"802833","type":"Rental","status":"Inactive","businessName":"TIOGA PROPERTY INC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2019-02-16","latestIssueDate":"2022-01-26","expirationDate":"2023-02-15","inactiveDate":"2023-04-16"}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22893: OPEN · Granted with conditions; related permit 488161. Use permit #503762: 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":"3 permits not marked completed: 179936 (EXPIRED), 832241 (Issued), CP-2022-002869 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 31, 2014.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203538: Inactive; Food Preparing and Serving #205759: Inactive; Food Preparing and Serving #207894: Inactive; Food Preparing and Serving #207892: Inactive since Dec 22, 2012","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 5 historical violations across 2 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"}]}