{"asOf":"2026-07-10T19:19:35.741Z","block":"7200-7299 RISING SUN AVE","blockUrl":"https://blockreport.homes/block/7200-7299-rising-sun-ave","address":"7266-68 RISING SUN AVE","parcelNumber":"871547440","source":"https://property.phila.gov/?p=871547440","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 2 STY MASONRY","useLabel":"Apartment building","owner":"ALPOHORITIS COSTANTINO","coOwner":"ALPOHORITIS CATHERINE","marketValue":368700,"livableArea":3352,"yearBuilt":1950,"lastSale":{"price":185000,"date":"1995-10-24T04:00:00Z"},"openViolations":3,"violations":[{"number":"2150441","date":"2011-05-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2947191","date":"2013-09-25","code":"CP-305","title":"RUBBISH/GARBAGE 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OBTAINED"}],"violationCases":[{"number":"275518","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-05-04","completedDate":"2016-09-14","violations":[{"number":"2150441","date":"2011-05-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"403904","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-25","completedDate":"2013-11-07","violations":[{"number":"2947191","date":"2013-09-25","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2947190","date":"2013-09-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"408105","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-10-23","completedDate":"2013-12-10","violations":[{"number":"2978194","date":"2013-10-22","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"543547","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-07-11","completedDate":"2016-08-17","violations":[{"number":"4004110","date":"2016-07-11","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"642810","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-07-07","completedDate":"2018-10-16","violations":[{"number":"4785771","date":"2018-07-07","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"642820","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-07-07","completedDate":"2018-08-22","violations":[{"number":"4776873","date":"2018-07-07","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4776872","date":"2018-07-07","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4776874","date":"2018-07-07","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-067776","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-10","completedDate":"2025-07-22","violations":[{"number":"VI-2025-050029","date":"2025-07-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-069438","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-12","completedDate":null,"violations":[{"number":"VI-2026-043136","date":"2026-06-12","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-043137","date":"2026-06-12","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-043138","date":"2026-06-12","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"12059","date":"2003-07-08","type":"L_CLIP","status":"FAILED"},{"caseNumber":"12059","date":"2003-07-23","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"275518","date":"2011-05-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"275518","date":"2011-06-15","type":"BC INSP","status":"CLOSED"},{"caseNumber":"275518","date":"2011-06-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"275518","date":"2011-07-21","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"275518","date":"2011-08-09","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"408105","date":"2013-10-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"408105","date":"2013-12-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"543547","date":"2016-07-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"543547","date":"2016-08-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"642820","date":"2018-07-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"642810","date":"2018-07-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"642820","date":"2018-08-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"642820","date":"2018-08-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"642810","date":"2018-08-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"642810","date":"2018-10-15","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-067776","date":"2025-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-067776","date":"2025-07-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-069438","date":"2026-06-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2011,"fails":3,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":4,"passes":2},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.061412143586836,"lng":-75.08425386393172,"geom":{"type":"Polygon","coordinates":[[[-75.08409144,40.061371611],[-75.084163641,40.061300325],[-75.084416859,40.061454764],[-75.084345954,40.061523468],[-75.08409144,40.061371611]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-012747","type":"Special Hazards Certification","inspectionDate":"2022-09-14","result":"Certified","expirationDate":"2023-09-14","buildingId":"1396981"},{"number":"BC-2022-019397","type":"Sprinkler Certification","inspectionDate":"2022-12-24","result":"Certified","expirationDate":"2023-12-24","buildingId":"1396981"},{"number":"BC-2024-009023","type":"Fire Alarm Certification","inspectionDate":"2023-05-02","result":"Certified","expirationDate":"2024-05-02","buildingId":"1396981"},{"number":"BC-2023-015810","type":"Special Hazards Certification","inspectionDate":"2023-07-31","result":"Certified","expirationDate":"2024-07-31","buildingId":"1396981"},{"number":"BC-2023-023448","type":"Special Hazards Certification","inspectionDate":"2023-11-15","result":"Certified","expirationDate":"2024-11-15","buildingId":"1396981"},{"number":"BC-2023-023446","type":"Sprinkler Certification","inspectionDate":"2023-11-15","result":"Certified","expirationDate":"2024-11-15","buildingId":"1396981"},{"number":"BC-2024-009661","type":"Fire Alarm Certification","inspectionDate":"2024-03-29","result":"Certified","expirationDate":"2025-03-29","buildingId":"1396981"},{"number":"BC-2024-026601","type":"Special Hazards Certification","inspectionDate":"2024-07-09","result":"Certified","expirationDate":"2025-07-09","buildingId":"1396981"},{"number":"BC-2024-032118","type":"Sprinkler Certification","inspectionDate":"2024-11-08","result":"Certified","expirationDate":"2025-11-08","buildingId":"1396981"},{"number":"BC-2025-019133","type":"Fire Alarm Certification","inspectionDate":"2025-03-07","result":"Certified","expirationDate":"2026-03-07","buildingId":"1396981"},{"number":"BC-2025-014560","type":"Special Hazards Certification","inspectionDate":"2025-04-30","result":"Certified","expirationDate":"2026-04-30","buildingId":"1396981"},{"number":"BC-2026-010747","type":"Special Hazards Certification","inspectionDate":"2026-04-15","result":"Certified","expirationDate":"2027-04-15","buildingId":"1396981"},{"number":"BC-2026-016860","type":"Fire Alarm Certification","inspectionDate":"2026-04-17","result":"Certified","expirationDate":"2027-04-17","buildingId":"1396981"},{"number":"BC-2026-018034","type":"Sprinkler Certification","inspectionDate":"2026-06-15","result":"Certified","expirationDate":"2027-06-15","buildingId":"1396981"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":3011,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1080 SHERMAN AVE, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":226600,"taxable":226600},{"y":2017,"v":226600,"taxable":226600},{"y":2018,"v":251400,"taxable":251400},{"y":2019,"v":258900,"taxable":258900},{"y":2020,"v":261400,"taxable":261400},{"y":2021,"v":261400,"taxable":261400},{"y":2022,"v":261400,"taxable":261400},{"y":2023,"v":236100,"taxable":236100},{"y":2024,"v":236100,"taxable":236100},{"y":2025,"v":286500,"taxable":286500},{"y":2026,"v":286500,"taxable":286500},{"y":2027,"v":368700,"taxable":368700}],"taxNow":4010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"354565","date":"2011-07-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"SERVICE LATERAL DAMAGED BY FIRE, REPLACE SERVICE LATERAL CONUIT, END BOX AND WIRE,UPGRADE SERVICE GROUNDING,REPAIR REPLACE DAMAGED BRANCH CIRCUITS AS REQUIRED,ALL WIRING MUST BE TO NEMA STANDARD OF DAMAGE ELETRICAL AS PER 2008 NEC"},{"number":"EP-2021-001332","date":"2021-02-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-11-08","scope":"Install 100 AMP sub panel as per 2014 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"4 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"204098","type":"Food Preparing and Serving","status":"Inactive","businessName":"CONSTANTINE ALPOHORITIS (T/A NEW STATION PIZZA III)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-15","latestIssueDate":"2002-04-15","expirationDate":"2003-04-30","inactiveDate":null},{"number":"231244","type":"Rental","status":"Active","businessName":"CONSTATINE & CATHARINE ALPOHORITIS","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-02-25","latestIssueDate":"2026-05-11","expirationDate":"2027-02-28","inactiveDate":null},{"number":"208360","type":"Food Preparing and Serving","status":"Inactive","businessName":"AVAGIMYAN INC (T/A NEW STATION PIZZA III)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"202194","type":"Food Preparing and Serving","status":"Inactive","businessName":"TOLIS APOSTOLOS","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"315401","type":"Food Preparing and Serving","status":"Inactive","businessName":"AVAGIMYAN INC (T/A NEW STATION PIZZA III)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-04-27","latestIssueDate":"2009-01-20","expirationDate":"2009-04-30","inactiveDate":"2011-08-08"},{"number":"335903","type":"Rental","status":"Active","businessName":"CONSTATINE & CATHARINE ALPOHORITIS","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-09-08","latestIssueDate":"2026-05-11","expirationDate":"2027-02-28","inactiveDate":null},{"number":"540781","type":"Food Preparing and Serving","status":"Active","businessName":"ALPOMISH SHEER INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-08-08","latestIssueDate":"2026-04-15","expirationDate":"2027-04-30","inactiveDate":null},{"number":"693070","type":"Dumpster License - Private Property","status":"Active","businessName":"ALPOMISH SHEER INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2016-02-29","latestIssueDate":"2016-02-29","expirationDate":null,"inactiveDate":null}],"units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"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":"1 permit not marked completed: EP-2021-001332 (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":"13 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":"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":"2 active Rental License records 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1080 SHERMAN AVE, HUNTINGDON VALLEY PA, 19006).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1950 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":"12 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 12, 2026.","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 #204098: Inactive; Food Preparing and Serving #208360: Inactive; Food Preparing and Serving #202194: Inactive; Food Preparing and Serving #315401: Inactive since Aug 8, 2011","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Apr 15, 2027; Sprinkler Certification: Certified through Jun 15, 2027; Fire Alarm Certification: Certified through Apr 17, 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"}]}