{"asOf":"2026-07-10T15:28:15.695Z","block":"1900-1999 S 7TH ST","blockUrl":"https://blockreport.homes/block/1900-1999-s-7th-st","address":"1933 S 7TH ST","parcelNumber":"871555190","source":"https://property.phila.gov/?p=871555190","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"REN JIA","coOwner":null,"marketValue":324500,"livableArea":2208,"yearBuilt":1915,"lastSale":{"price":300000,"date":"2017-03-17T04:00:00Z"},"openViolations":6,"violations":[{"number":"1659808","date":"2010-03-15","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null},{"number":"1659807","date":"2010-03-15","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"1659806","date":"2010-03-15","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null},{"number":"VI-2025-004818","date":"2025-01-26","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-05-21"},{"number":"VI-2025-004824","date":"2025-01-26","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-05-21"},{"number":"VI-2025-004823","date":"2025-01-26","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-05-21"},{"number":"VI-2026-012576","date":"2026-03-06","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-012577","date":"2026-03-06","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-012578","date":"2026-03-06","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-012579","date":"2026-03-06","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null},{"number":"VI-2026-044011","date":"2026-06-13","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-044010","date":"2026-06-13","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"228650","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-15","completedDate":"2010-06-18","violations":[{"number":"1659808","date":"2010-03-15","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null},{"number":"1659807","date":"2010-03-15","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"1659806","date":"2010-03-15","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2025-005989","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NPU AFTER HOURS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-01-29","completedDate":null,"violations":[{"number":"VI-2025-004818","date":"2025-01-26","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-05-21"},{"number":"VI-2025-004824","date":"2025-01-26","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-05-21"},{"number":"VI-2025-004823","date":"2025-01-26","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-05-21"}]},{"number":"CF-2026-019980","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-05","completedDate":null,"violations":[{"number":"VI-2026-012576","date":"2026-03-06","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-012577","date":"2026-03-06","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-012578","date":"2026-03-06","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-012579","date":"2026-03-06","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null}]},{"number":"CF-2026-022561","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL NPU AFTER HOURS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-12","completedDate":null,"violations":[{"number":"VI-2026-044011","date":"2026-06-13","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-044010","date":"2026-06-13","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2025,"n":3,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"228650","date":"2010-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228650","date":"2010-04-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228650","date":"2010-06-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-005989","date":"2025-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-005989","date":"2025-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-005989","date":"2025-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-005989","date":"2025-05-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-019980","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019980","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022561","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022561","date":"2026-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019980","date":"2026-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022561","date":"2026-06-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":2,"passes":1},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":6,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.924293608607364,"lng":-75.1576777875499,"geom":{"type":"Polygon","coordinates":[[[-75.157589553,39.924304028],[-75.157563311,39.92428891],[-75.157570054,39.924259757],[-75.157786871,39.924286758],[-75.157778229,39.924327831],[-75.157589553,39.924304028]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-004456","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-09-29","result":"Certified","expirationDate":"2022-09-29","buildingId":"1433789"},{"number":"BC-2021-004455","type":"Fire Alarm Certification","inspectionDate":"2021-09-29","result":"Certified","expirationDate":"2022-09-29","buildingId":"1433789"},{"number":"BC-2022-013382","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-09-26","result":"Certified","expirationDate":"2023-09-26","buildingId":"1433789"},{"number":"BC-2022-013381","type":"Fire Alarm Certification","inspectionDate":"2022-09-26","result":"Certified","expirationDate":"2023-09-26","buildingId":"1433789"},{"number":"BC-2023-019774","type":"Fire Alarm Certification","inspectionDate":"2023-09-26","result":"Certified","expirationDate":"2024-09-26","buildingId":"1433789"},{"number":"BC-2023-019775","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-09-26","result":"Certified","expirationDate":"2024-09-26","buildingId":"1433789"},{"number":"BC-2024-026254","type":"Fire Alarm Certification","inspectionDate":"2024-09-25","result":"Certified","expirationDate":"2025-09-25","buildingId":"1433789"},{"number":"BC-2024-026255","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-09-25","result":"Certified","expirationDate":"2025-09-25","buildingId":"1433789"},{"number":"BC-2025-025358","type":"Fire Alarm Certification","inspectionDate":"2025-09-20","result":"Certified","expirationDate":"2026-09-20","buildingId":"1433789"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":897,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"241 BAILEY RD, BRYN MAWR PA, 19010","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR A LAUNDROMAT ON THE FIRST FLOOR IN THE SAME BUILDING WITH TWO (2) EXISTING SINGLE FAMILY DWELLINGS ABOVE.","status":"OPEN","outcome":"Granted with conditions","date":"2007-09-19","number":"2276","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":193000,"taxable":193000},{"y":2017,"v":193000,"taxable":193000},{"y":2018,"v":182600,"taxable":182600},{"y":2019,"v":188000,"taxable":188000},{"y":2020,"v":189800,"taxable":189800},{"y":2021,"v":189800,"taxable":189800},{"y":2022,"v":189800,"taxable":189800},{"y":2023,"v":282600,"taxable":282600},{"y":2024,"v":282600,"taxable":282600},{"y":2025,"v":286200,"taxable":286200},{"y":2026,"v":286200,"taxable":286200},{"y":2027,"v":324500,"taxable":324500}],"taxNow":4006,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"14860","date":"2007-02-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-02-21","scope":"VACANT FIRST FLOOR AND TWO APTS SECOND AND THIRD FLOORS"},{"number":"71854","date":"2007-04-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-09-06","scope":"REPLACE OLD SERVICE WITH NEW 200A SERVICE, 4 GANG METER BOARD, 100A RATED, 3-100A DISCONNECTS, 1 HOUSE PANEL (SOUTH DIST)"},{"number":"65631","date":"2007-11-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-11-20","scope":"USE: 1ST FL.-LAUNDROMANT, 2ND AND 3RD FLRS.-1 APT. EACH"},{"number":"116810","date":"2008-01-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-09-02","scope":"ALTERATIONS FOR LAUNDROMAT"},{"number":"600301","date":"2015-04-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-04-02","scope":"PROPOSED 1ST FLOOR TO BE A GROCERY STORE"},{"number":"ZP-2021-005246","date":"2021-05-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2021-005452","date":"2021-07-21","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-08","scope":"CERFIFICATE OF OCCUPANCY ONLY FOR A DAY CARE CENTER NOT FOR MORE THAN TWENTY-FOUR(24) CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD AT FIRST FLOOR OF EXISTING BUILDING. NO WORK PERMITTED UNDER THIS PERMIT. BUILDING SHALL COMPLY WITH FIRE CODE."},{"number":"ZP-2025-001654","date":"2025-02-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"AP-2025-001778","date":"2025-04-11","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-04-30","scope":"CO only for Retail Sales-Consumer Goods: Retail Sales of food, Beverages, and Groceries on the 1st floor as per approved plan. NO ALTERATIONS AS PART OF THIS PERMIT. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK OR THE ERECTION OF SIGNS."}],"storyTag":"Improved","storyDelta":-0.39,"timeline":[{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"permit","w":"Use"},{"y":2017,"k":"sale","p":300000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×6"}],"rented":true,"licenses":[{"number":"274039","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"VICTOR DU","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"1997-09-02","latestIssueDate":"1997-09-02","expirationDate":"1998-02-28","inactiveDate":"2012-12-22"},{"number":"398252","type":"Rental","status":"Inactive","businessName":"W AND B GROUP LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-01-29","latestIssueDate":"2016-09-15","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"675780","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"VAN PENG (MYANMAR GROCERY STORE)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2015-08-28","latestIssueDate":"2020-08-07","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"736112","type":"Rental","status":"Active","businessName":"JIA REN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-04-21","latestIssueDate":"2026-03-07","expirationDate":"2027-04-20","inactiveDate":null},{"number":"874012","type":"Food Preparing and Serving","status":"Inactive","businessName":"Once Upon A Tot","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-07-28","latestIssueDate":"2021-07-28","expirationDate":"2022-07-27","inactiveDate":"2022-09-25"},{"number":"0985040","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Tabora Grocery LLC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-07-30","latestIssueDate":"2025-07-30","expirationDate":"2026-07-29","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":["6 open L&I violations","failed L&I inspection activity in 2025, 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":"Appeal #2276: OPEN · Granted with conditions. Use permit #14860: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"violations","level":"attention","title":"6 open L&I violations","finding":"12 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Emergency and Standby Power Systems Certification: Certified through Sep 25, 2025; Fire Alarm Certification: Certified through Sep 20, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (241 BAILEY RD, BRYN MAWR PA, 19010).","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 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":"11 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 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":"Vacant Residential Property / Lot #274039: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #675780: Inactive since Jun 29, 2021; Food Preparing and Serving #874012: Inactive since Sep 25, 2022","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/"}],"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"}]}