{"asOf":"2026-07-11T05:00:56.015Z","block":"2800-2899 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2800-2899-w-girard-ave","address":"2817 W GIRARD AVE","parcelNumber":"871539140","source":"https://property.phila.gov/?p=871539140","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 3 STY MASON","useLabel":"Mixed-use","owner":"NORTH FORTH HOLDINGS LLC","coOwner":null,"marketValue":615200,"livableArea":3076,"yearBuilt":1915,"lastSale":{"price":850000,"date":"2019-11-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-007499","date":"2025-02-11","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"CLOSED","resolutionDate":"2025-06-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-007500","date":"2025-02-11","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"CLOSED","resolutionDate":"2025-06-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-007501","date":"2025-02-11","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"CLOSED","resolutionDate":"2025-06-05","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"CF-2025-009530","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-12","completedDate":"2025-06-05","violations":[{"number":"VI-2025-007499","date":"2025-02-11","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"CLOSED","resolutionDate":"2025-06-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-007500","date":"2025-02-11","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"CLOSED","resolutionDate":"2025-06-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-007501","date":"2025-02-11","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"CLOSED","resolutionDate":"2025-06-05","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-009530","date":"2025-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-009530","date":"2025-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-009530","date":"2025-06-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97469414336547,"lng":-75.18244493970114,"geom":{"type":"Polygon","coordinates":[[[-75.182426754,39.974835227],[-75.182383411,39.974828905],[-75.182443887,39.974550483],[-75.182506467,39.974559411],[-75.182446436,39.974837214],[-75.182426754,39.974835227]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-020637","type":"Fire Alarm Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1025089"},{"number":"BC-2025-014377","type":"Fire Alarm Certification","inspectionDate":"2025-04-30","result":"Certified","expirationDate":"2026-04-30","buildingId":"1025089"},{"number":"BC-2026-011304","type":"Fire Alarm Certification","inspectionDate":"2026-04-14","result":"Certified","expirationDate":"2027-04-14","buildingId":"1025089"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1800,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"600 NORTH 04TH STREET, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179800,"taxable":159700},{"y":2017,"v":179800,"taxable":159700},{"y":2018,"v":262100,"taxable":242000},{"y":2019,"v":269900,"taxable":269900},{"y":2020,"v":272500,"taxable":272500},{"y":2021,"v":272500,"taxable":272500},{"y":2022,"v":272500,"taxable":272500},{"y":2023,"v":718000,"taxable":272500},{"y":2024,"v":718000,"taxable":272500},{"y":2025,"v":578500,"taxable":219556},{"y":2026,"v":578500,"taxable":219556},{"y":2027,"v":615200,"taxable":233485}],"taxNow":3073,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"835391","date":"2017-11-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-03-07","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"840616","date":"2017-12-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"USE AS MULTI FAMILY HOUSEHOLD LIVING (3 UNITS) ABOVE AN EXISTING VACANT COMMERCIAL SPACE. (NO SIGN ON THIS PERMIT)"},{"number":"854635","date":"2018-03-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO AN EXISTING THREE (3) STORY STRUCTURE TO CREATE A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND THREE (3) DWELLING UNITS ABOVE. CERTIFICATE OF OCCUPANCY IS REQUIRED FOR THE FIRST FLOOR PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"869975","date":"2018-04-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"(3) HEAT PUMPS AND DUCTWORK INSTALLATION."},{"number":"870737","date":"2018-04-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"FOR A SIT-DOWN RESTAURANT AT FIRST FLOOR ( MORE THAN 20 SEATING) IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION"},{"number":"879604","date":"2018-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-07","scope":"CURB TRAP,FAI AND MAIN DRAIN (MXIED USE)PA20181373474 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"877265","date":"2018-06-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 5 TOILETS 5 SINKS 4 TUB/SHOWER 3 KITCHEN SINK 3 LAUNDRY"},{"number":"877040","date":"2018-06-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13 & 13R TO INCLUDE A 2-INCH DIAMETER SERVICE LINE AND 3-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY."},{"number":"877304","date":"2018-08-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-18","scope":"WIRE BUILDING INCLUDING LIGHTS,SWITCHES,RECEPTACLES,SMOKE/CO DETECTORS.STANDARD LIGHTING AND RECEPTACLES FOR FUTURE RESTAURANT.UPGRADING 200AMP TO 600AMP SERVICE WITH GROUNDING PER 2008 NEC (MIXED USE)"},{"number":"908146","date":"2018-09-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"899693","date":"2018-09-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"INSRALL (1)10'HOOD WITH DUCT AND FAN PER IMC CODE"},{"number":"886967","date":"2018-09-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"**ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO START OF WORK** FOR LEVEL II ALTERATIONS WITH A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO GROUP B (SIT-DOWN RESTAURANT W/MAXIMUM 20 SEATS; SEE AP#870737 FOR USE REGISTRATION PERMIT), FROM A VACANT COMMERCIAL SPACE (PREVIOUSLY APPROVED UNDER AP#854635), ON THE 1ST FLR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AT THE 1ST FLR AND 13R AT THE 2ND/3RD FLRS (SEE AP#877040 FOR SPRINKLER PERMIT); NO SIGNS ON THIS PERMIT."},{"number":"923359","date":"2018-11-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-06","scope":"TO AMEND BUILDING PERMIT #854635 TO INCLUDE 2ND FLOOR ROOF DECK TO AN EXISTING THREE (3) STORY STRUCTURE PER ENCLOSED DRAWINGS."},{"number":"910755","date":"2018-11-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"TO AMEND BUILDING PERMIT #854635 TO INCLUDE 2ND FLOOR ROOF DECK TO AN EXISTING THREE (3) STORY STRUCTURE PER ENCLOSED DRAWINGS."},{"number":"926764","date":"2018-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"ALTERATIONS WITH A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO GROUP B (SIT-DOWN RESTAURANT; 6 SINKS AND 1 TOILET 1 DISPOSAL 1 GREASE TRAP KITCHEN AND POWDER ROOM IN COMMERCIAL SPACE"},{"number":"929657","date":"2018-12-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"INSTALLING DUCTWORK AND FURNACE. (CMX-2.5)"},{"number":"931195","date":"2019-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-27","scope":"WIRE THROUGHOUT RESTAURANT LIGHTS, SWITCHES, REC, TV, PHONE, INSTALL A NEW 400AMP PANEL AS PER 2008 NEC (CC DIST)"}],"storyTag":"Renovated & sold on","storyDelta":15.19,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"sale","p":850000},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"200947","type":"Food Preparing and Serving","status":"Inactive","businessName":"KWAI SHING WONG &","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-05-13","latestIssueDate":"2002-05-13","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206662","type":"Food Preparing and Serving","status":"Closed","businessName":"SHENG Z DONG","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2016-05-07","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"574733","type":"Dumpster License - Private Property","status":"Active","businessName":"SHENG ZHANG DONG","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-10-01","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"808097","type":"Rental","status":"Inactive","businessName":"2817 W Girard LLC","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-04-03","latestIssueDate":"2019-04-03","expirationDate":"2020-04-02","inactiveDate":"2020-06-01"},{"number":"831291","type":"Food Preparing and Serving","status":"Inactive","businessName":"Jyoti Restaurant Group LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-12-10","latestIssueDate":"2020-12-12","expirationDate":"2021-12-09","inactiveDate":"2022-02-07"},{"number":"837669","type":"Rental","status":"Active","businessName":"North Forth Holdings LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-02-21","latestIssueDate":"2026-02-25","expirationDate":"2027-02-20","inactiveDate":null},{"number":"867563","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Jyoti Restaurant Group LLC","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2021-05-04","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"917483","type":"Food Preparing and Serving","status":"Expired","businessName":"Threee Restaurant Group (Vento Vietnamese Restaurant)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-02-23","latestIssueDate":"2023-02-23","expirationDate":"2024-02-22","inactiveDate":null}],"units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 163% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $272,500 to $718,000","no permit shown in 2022-2024"],"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":"Use permit #840616: 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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 5, 2025.","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":"Food Preparing and Serving #200947: Inactive; Food Preparing and Serving #206662: Closed since Jun 29, 2017; Food Preparing and Serving #831291: Inactive since Feb 7, 2022; Sidewalk Cafe (Temporary) #867563: Inactive since Mar 1, 2023","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":"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":"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 3 historical violations across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 14, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}