{"asOf":"2026-07-10T15:28:51.733Z","block":"2100-2199 S 7TH ST","blockUrl":"https://blockreport.homes/block/2100-2199-s-7th-st","address":"2115 S 7TH ST","parcelNumber":"871555290","source":"https://property.phila.gov/?p=871555290","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 2 STY MASON","useLabel":"Mixed-use","owner":"PHANG STELLA C","coOwner":null,"marketValue":264600,"livableArea":1800,"yearBuilt":1915,"lastSale":{"price":1,"date":"2023-02-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"1798710","date":"2009-07-28","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"1798709","date":"2009-07-28","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null},{"number":"1798708","date":"2009-07-28","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"1798707","date":"2009-07-28","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798706","date":"2009-07-28","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798705","date":"2009-07-28","title":"ELEC SYSTEM IS HAZARD-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798704","date":"2009-07-28","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798703","date":"2009-07-28","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null},{"number":"1798711","date":"2009-07-28","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null},{"number":"1764432","date":"2010-03-18","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null},{"number":"1764430","date":"2010-03-18","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"1764431","date":"2010-03-18","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null},{"number":"1764429","date":"2010-03-18","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null},{"number":"VI-2025-078862","date":"2025-10-04","title":"FAILURE TO PROVIDE REPORTS","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"208203","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"BU","status":"CLOSED","createdDate":"2009-07-28","completedDate":"2015-01-12","violations":[{"number":"1798710","date":"2009-07-28","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"1798709","date":"2009-07-28","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null},{"number":"1798708","date":"2009-07-28","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"1798707","date":"2009-07-28","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798706","date":"2009-07-28","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798705","date":"2009-07-28","title":"ELEC SYSTEM IS HAZARD-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798704","date":"2009-07-28","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null},{"number":"1798703","date":"2009-07-28","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null},{"number":"1798711","date":"2009-07-28","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null}]},{"number":"229060","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-18","completedDate":"2015-01-12","violations":[{"number":"1764432","date":"2010-03-18","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null},{"number":"1764430","date":"2010-03-18","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"1764431","date":"2010-03-18","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null},{"number":"1764429","date":"2010-03-18","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2025-109762","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-10-04","completedDate":null,"violations":[{"number":"VI-2025-078862","date":"2025-10-04","title":"FAILURE TO PROVIDE REPORTS","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2009,"n":9,"worst":null},{"y":2010,"n":4,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"208203","date":"2009-07-26","type":"NTF INSP","status":"FAILED"},{"caseNumber":"208203","date":"2009-07-26","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"208203","date":"2010-03-02","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"229060","date":"2010-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229060","date":"2010-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229060","date":"2010-06-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229060","date":"2010-06-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"229060","date":"2010-07-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"208203","date":"2010-08-27","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"208203","date":"2015-01-09","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"229060","date":"2015-01-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-109762","date":"2025-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-109762","date":"2025-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-109762","date":"2025-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-109762","date":"2025-12-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":6,"passes":0},{"y":2015,"fails":0,"passes":2},{"y":2025,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.922347644498046,"lng":-75.15811019873559,"geom":{"type":"Polygon","coordinates":[[[-75.158223519,39.922336016],[-75.158212329,39.922386266],[-75.157996865,39.922359054],[-75.158007934,39.92230872],[-75.158223519,39.922336016]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-010575","type":"Fire Alarm Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1492706"},{"number":"BC-2025-013125","type":"Fire Alarm Certification","inspectionDate":"2025-04-28","result":"Certified","expirationDate":"2026-04-28","buildingId":"1492706"},{"number":"BC-2025-028691","type":"Special Hazards Certification","inspectionDate":"2025-10-27","result":"Certified","expirationDate":"2026-10-27","buildingId":"1492706"},{"number":"BC-2025-033514","type":"Special Hazards Certification","inspectionDate":"2025-11-30","result":"Certified","expirationDate":"2026-11-30","buildingId":"1492706"},{"number":"BC-2026-017331","type":"Fire Alarm Certification","inspectionDate":"2026-04-28","result":"Certified","expirationDate":"2027-04-28","buildingId":"1492706"},{"number":"BC-2026-012828","type":"Special Hazards Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1492706"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1098,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2115 S 7TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PREPARATION AND SERVING OF FOOD FOR TAKE-OUT AT FIRST FLOOR IN THE SAME BUILDING WITH ONE (1) FAMILY HOUSEHOLD LIVING ABOVE.","status":"OPEN","outcome":"Granted","date":"2017-02-01","number":"28784","relatedPermit":"712700"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":253700,"taxable":253700},{"y":2017,"v":253700,"taxable":253700},{"y":2018,"v":140600,"taxable":140600},{"y":2019,"v":144800,"taxable":144800},{"y":2020,"v":146200,"taxable":146200},{"y":2021,"v":146200,"taxable":146200},{"y":2022,"v":146200,"taxable":146200},{"y":2023,"v":219400,"taxable":219400},{"y":2024,"v":219400,"taxable":219400},{"y":2025,"v":233400,"taxable":233400},{"y":2026,"v":233400,"taxable":233400},{"y":2027,"v":264600,"taxable":264600}],"taxNow":3267,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"594804","date":"2015-03-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-09-08","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"605944","date":"2015-04-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-04-27","scope":"CONVERT VACANT BUILDING FOR USE AS A GROCERY STORE AND 1 APARTMENT"},{"number":"608128","date":"2015-06-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-08","scope":"ALTERATION AS PER PLAN TO CREATE A FIRST FLOOR MARKET AND DWELLING UNIT. USES APPROVED IN PERMIT 605944"},{"number":"622940","date":"2015-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-08","scope":"INSTALL 2-TOILETS, 2-LAV SINKS,2-BATH TUB, 1-KIT SINK & 1-WATER HEATER (MIXED USE) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"624871","date":"2015-07-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-08","scope":"INSTALL (1) HEAT PUMP WITH DUCTWORK."},{"number":"620347","date":"2015-07-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP SERVICE WITH 3-METERS, POWER WIRING THROUGHOUT, LIGHTING & RECEPTACLES AS PER NEC 2008 (SOUTH DISTRICT) & INSTALL FIRE ALARM AS PER NFPA 72"},{"number":"712700","date":"2017-03-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-03-16","scope":"FOR THE PREPARATION AND SERVING OF FOOD FOR TAKE-OUT AT FIRST FLOOR IN THE SAME BUILDING WITH ONE (1) FAMILY HOUSEHOLD LIVING ABOVE."},{"number":"1053870","date":"2020-03-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-03-02","scope":"FOR A FOOD, BEVERAGES AND GROCERIES AT FIRST FLOOR IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS APPLICATION."},{"number":"CP-2021-002890","date":"2021-08-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS TO PROVIDE NEW STAIR OPENING WITH TRIMMER AND HEADER JOIST INSTALLATIONS. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR KITCHEN EXHAUST HOOD INSTALLATION.**"},{"number":"EP-2021-012862","date":"2021-11-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-18","scope":"fishing wire (1)switch, (3)lights in hood, (1)gfci receptacle(2)fan outlets on existing 200amp panel as per 2017 nec"},{"number":"PP-2021-020533","date":"2021-11-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-30","scope":"INSTALL 1 LAVATORY, 1 WATER CLOSET, 1- 3 COMPARTMENT SINK, 1- 1 COMPARTMENT SINK, 1 HAND SINK, 1 MOP SINK, 1 FOOD SINK AND 1 GREASE TRAP ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-001670","date":"2022-04-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-16","scope":"FOR THE INSTALLATION OF A NEW COMERCIAL KITCHEN EXHAUST HOOD AS PER PLANS."},{"number":"FP-2022-002047","date":"2022-08-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-16","scope":"EZ PERMIT STANDARDS KITCHEN FIRE SUPPRESSION SYSTEM- For the Installation of New Wet Chemical Kitchen Fire Suppression System"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"insp","w":"Inspection passed ×2"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"705853","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"PUTRO ADWI  (NASAN TARA INA)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2016-06-22","latestIssueDate":"2021-06-04","expirationDate":"2022-06-21","inactiveDate":"2022-08-20"},{"number":"916250","type":"Food Preparing and Serving","status":"Closed","businessName":"PUTRO ADWI  (NASAN TARA INA)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-02-08","latestIssueDate":"2023-02-08","expirationDate":"2024-02-07","inactiveDate":null},{"number":"921821","type":"Food Preparing and Serving","status":"Active","businessName":"Wellyn Super Philly LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-04-24","latestIssueDate":"2026-04-30","expirationDate":"2027-04-23","inactiveDate":null}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28784: OPEN · Granted; related permit 712700. Use permit #605944: 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":"1 permit not marked completed: CP-2021-002890 (Issued).","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":"11 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 17, 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 Establishment, Retail Permanent Location #705853: Closed since Aug 20, 2022; Food Preparing and Serving #916250: Closed","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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 14 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 28, 2027; Special Hazards Certification: Certified through Apr 30, 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"}]}