{"asOf":"2026-07-11T07:44:05.244Z","block":"1900-1999 S 15TH ST","blockUrl":"https://blockreport.homes/block/1900-1999-s-15th-st","address":"1950 S 15TH ST","parcelNumber":"871573710","source":"https://property.phila.gov/?p=871573710","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"A&P CONSTRUCTION LLC","coOwner":"ALBA ADVA PROPERTIES LIMITED COMPANY","marketValue":329700,"livableArea":2243,"yearBuilt":1920,"lastSale":{"price":350000,"date":"2021-12-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-091746","date":"2023-11-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091747","date":"2023-11-27","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091748","date":"2023-11-27","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091749","date":"2023-11-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091750","date":"2023-11-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091751","date":"2023-11-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-059762","date":"2024-07-18","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059763","date":"2024-07-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059764","date":"2024-07-18","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059765","date":"2024-07-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059766","date":"2024-07-18","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-121245","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-27","completedDate":"2023-12-20","violations":[{"number":"VI-2023-091746","date":"2023-11-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091747","date":"2023-11-27","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091748","date":"2023-11-27","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091749","date":"2023-11-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091750","date":"2023-11-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091751","date":"2023-11-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-076648","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-18","completedDate":"2024-08-23","violations":[{"number":"VI-2024-059762","date":"2024-07-18","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059763","date":"2024-07-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059764","date":"2024-07-18","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059765","date":"2024-07-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-059766","date":"2024-07-18","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":6,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2023-121245","date":"2023-11-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121245","date":"2023-12-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076648","date":"2024-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-076648","date":"2024-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-076648","date":"2024-08-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92592829864729,"lng":-75.17129835872913,"geom":{"type":"Polygon","coordinates":[[[-75.171185674,39.925937749],[-75.171196288,39.925890885],[-75.171410237,39.925918667],[-75.17140004,39.925966168],[-75.171185674,39.925937749]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2026-015748","type":"Fire Alarm Certification","inspectionDate":"2026-05-20","result":"Certified","expirationDate":"2027-05-20","buildingId":"1503322"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":1052,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"768 S 07TH STREET, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) APPLICATION IS FOR A FOOD, BEVERAGES, AND GROCERY AT FIRST FLOOR IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above location cannot be issued because the proposal ","status":"Completed","outcome":"Granted","date":"2023-03-03","number":"ZP-2022-009008","relatedPermit":"ZP-2022-009008"},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-03-03","number":"HA-2024-003473","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":210800,"taxable":181100},{"y":2017,"v":210800,"taxable":181100},{"y":2018,"v":240100,"taxable":210400},{"y":2019,"v":247300,"taxable":207700},{"y":2020,"v":249700,"taxable":210100},{"y":2021,"v":249700,"taxable":204700},{"y":2022,"v":249700,"taxable":204700},{"y":2023,"v":310000,"taxable":230000},{"y":2024,"v":310000,"taxable":230000},{"y":2025,"v":268400,"taxable":268400},{"y":2026,"v":268400,"taxable":268400},{"y":2027,"v":329700,"taxable":329700}],"taxNow":3757,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"366247","date":"2011-10-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-05","scope":"INSTALL REPLACE NEW 3/4\" WATER SERVICE"},{"number":"ZP-2022-009008","date":"2023-02-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2023-008346","date":"2023-08-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK AND AN EXTERIOR STAIR TO ACCESS ROOF DECK. SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"CP-2023-003970","date":"2023-12-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-25","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR USE AS A VACANT COMMERCIAL SPACE (SEPARATE PERMIT TO BE OBTAINED FOR FITOUT AND CERTIFICATE OF OCCUPANCY FOR THE VACANT COMMERCIAL SPACE) ON THE FIRST FLOOR LEVEL WITH A SINGLE FAMILY DWELLING FROM THE SECOND THROUGH THIRD FLOOR LEVEL (NO CHANGE IN OCCUPANCY CLASSIFICATION). WORK TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND STRUCTURAL IMPROVEMENTS. WORK TO ALSO INCLUDE THE INSTALLATION OF A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED VIA SPIRAL STAIRWAY FROM THE SECOND FLOOR REAR. BUILDING TO BE SPRINKLERED PER NFPA 13R FOR RESIDENTIAL PORTION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 03/28/2024: FOR THE REVISION OF ORIGINAL APPROVAL TO REMOVE THE APPROVED NFPA 13R FIRE SUPPRESSION SYSTEM FROM THE RESIDENTIAL PORTION AND TO ADD TWO TOILETS AT THE FIRST FLOOR AS PER APPROVED AMENDED PLANS. AMENDMENT APPROVED 1/8/2025 AMEND ALTERATIONS PERMIT CP-2023-003970 FOR MINOR CHANGES TO LAYOUTS ON THE FIRST AND THIRD FLOORS AS PER APPROVED PLANS."},{"number":"EP-2024-006074","date":"2024-07-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-18","scope":"Wire the mixed used building as per plan, one apartment and first floor commercial. Outlets, switches, hard wired smoke alarms, Install 400A service, fire alarm w/ automatic smoke detection throughout nonresidential portion. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"MP-2024-004075","date":"2024-09-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-22","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"PP-2024-011744","date":"2024-10-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-22","scope":"Interior Plumbing 27 fixtures PER 2018 PPC AND APPROVED PLANS AMENDMENT ADDITIONAL FULL BATHROOM ADDED ALONG WITH HOSE BIBB. PER APPROVED AMENDED PLANS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"206142","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSEPH CELIA SR","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2013-05-11","expirationDate":"2014-04-30","inactiveDate":null},{"number":"576842","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"JOSEPH CELIA SR (JOEY JOE'S PRIME MEATS DELI)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2012-11-06","latestIssueDate":"2013-04-11","expirationDate":"2014-03-31","inactiveDate":null},{"number":"939742","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Devis Gjuzi (A&P Construction LLC)","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2023-12-11","latestIssueDate":"2024-12-10","expirationDate":"2025-12-10","inactiveDate":"2026-02-08"},{"number":"1009518","type":"Rental","status":"Active","businessName":"ALBA ADVA PROPERTIES LIMITED  COMPANY","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-06-05","latestIssueDate":"2026-06-05","expirationDate":"2027-06-04","inactiveDate":null},{"number":"1011871","type":"Food Preparing and Serving","status":"Active","businessName":"KREMA KAFE LLC  (KREMA KAFE)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-07-02","latestIssueDate":"2026-07-02","expirationDate":"2027-07-01","inactiveDate":null}],"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-009008: Completed · Granted; related permit ZP-2022-009008.","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 1920 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 23, 2024.","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 #206142: Inactive; Dumpster License - Public ROW #576842: Inactive; Vacant Residential Property / Lot #939742: Inactive since Feb 8, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 20, 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"}]}