{"asOf":"2026-07-10T07:22:08.749Z","block":"1800-1899 E YORK ST","blockUrl":"https://blockreport.homes/block/1800-1899-e-york-st","address":"1817-41 E YORK ST","parcelNumber":"881001138","source":"https://property.phila.gov/?p=881001138","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND INDUST < ACRE","useLabel":"Vacant lot","owner":"1817 E YORK STREET LLC","coOwner":null,"marketValue":20346300,"livableArea":128468,"yearBuilt":2022,"lastSale":{"price":3000000,"date":"2019-07-18T04:00:00Z"},"openViolations":1,"violations":[{"number":"211937813","date":"2017-04-11","title":"FENCE-RESID DIST-BLDG REAR","status":"COMPLIED","resolutionDate":"2023-01-24"},{"number":"211937812","date":"2017-04-11","title":"FENCE-RESID DIST-FRONT HEIGHT","status":"COMPLIED","resolutionDate":"2023-01-24"},{"number":"211937811","date":"2017-04-11","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":"2023-01-24"},{"number":"211974370","date":"2019-09-26","title":"EXTERIOR AREA DRAINAGE","status":"COMPLIED","resolutionDate":"2020-10-14"},{"number":"211974368","date":"2019-09-26","title":"EXTERIOR AREA ACCESSORY STRUCT","status":"COMPLIED","resolutionDate":"2020-10-14"},{"number":"211974369","date":"2019-09-26","title":"PROHIBITED OCCUPANCY","status":"COMPLIED","resolutionDate":"2020-10-14"},{"number":"VI-2021-026994","date":"2021-05-04","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-05-07"},{"number":"VI-2021-026995","date":"2021-05-04","title":"CONSTRUCTION DEBRIS","status":"COMPLIED","resolutionDate":"2021-05-07"},{"number":"VI-2023-019166","date":"2023-03-28","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-019167","date":"2023-03-28","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-019168","date":"2023-03-28","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-019169","date":"2023-03-28","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-057737","date":"2023-08-07","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-09-13"},{"number":"VI-2023-057738","date":"2023-08-07","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-27"},{"number":"VI-2026-019538","date":"2026-04-07","title":"BENCHMARKING LATE","status":"COMPLIED","resolutionDate":"2026-05-27"}],"violationCases":[{"number":"578707","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-04-12","completedDate":"2023-01-24","violations":[{"number":"211937813","date":"2017-04-11","title":"FENCE-RESID DIST-BLDG REAR","status":"COMPLIED","resolutionDate":"2023-01-24"},{"number":"211937812","date":"2017-04-11","title":"FENCE-RESID DIST-FRONT HEIGHT","status":"COMPLIED","resolutionDate":"2023-01-24"},{"number":"211937811","date":"2017-04-11","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":"2023-01-24"}]},{"number":"709957","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-10-03","completedDate":"2020-10-15","violations":[{"number":"211974370","date":"2019-09-26","title":"EXTERIOR AREA DRAINAGE","status":"COMPLIED","resolutionDate":"2020-10-14"},{"number":"211974368","date":"2019-09-26","title":"EXTERIOR AREA ACCESSORY STRUCT","status":"COMPLIED","resolutionDate":"2020-10-14"},{"number":"211974369","date":"2019-09-26","title":"PROHIBITED OCCUPANCY","status":"COMPLIED","resolutionDate":"2020-10-14"}]},{"number":"CF-2021-035679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-04","completedDate":"2021-05-07","violations":[{"number":"VI-2021-026994","date":"2021-05-04","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-05-07"},{"number":"VI-2021-026995","date":"2021-05-04","title":"CONSTRUCTION DEBRIS","status":"COMPLIED","resolutionDate":"2021-05-07"}]},{"number":"CF-2023-024988","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-28","completedDate":"2023-05-02","violations":[{"number":"VI-2023-019166","date":"2023-03-28","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-019167","date":"2023-03-28","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-019168","date":"2023-03-28","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-05-02"},{"number":"VI-2023-019169","date":"2023-03-28","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-05-02"}]},{"number":"CF-2023-077639","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-07","completedDate":"2023-09-27","violations":[{"number":"VI-2023-057737","date":"2023-08-07","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-09-13"},{"number":"VI-2023-057738","date":"2023-08-07","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-27"}]},{"number":"CF-2026-032208","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-07","completedDate":null,"violations":[{"number":"VI-2026-019538","date":"2026-04-07","title":"BENCHMARKING LATE","status":"COMPLIED","resolutionDate":"2026-05-27"}]}],"violYears":[{"y":2017,"n":3,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2023,"n":6,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"709957","date":"2020-10-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-035679","date":"2021-05-07","type":null,"status":"PASSED"},{"caseNumber":"578707","date":"2023-01-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-024988","date":"2023-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-024988","date":"2023-05-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-077639","date":"2023-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077639","date":"2023-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077639","date":"2023-09-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-032208","date":"2026-04-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":0,"passes":1},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":3},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98577078644523,"lng":-75.13103012169213,"geom":{"type":"Polygon","coordinates":[[[-75.131041406,39.985416668],[-75.131462317,39.985893075],[-75.131018879,39.986124945],[-75.130597968,39.985648538],[-75.131041406,39.985416668]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-016863","type":"Fire Alarm Certification","inspectionDate":"2023-04-21","result":"Certified","expirationDate":"2024-04-21","buildingId":"1549939"},{"number":"BC-2023-019676","type":"Sprinkler Certification","inspectionDate":"2023-04-21","result":"Certified","expirationDate":"2024-04-21","buildingId":"1549939"},{"number":"BC-2024-015117","type":"Sprinkler Certification","inspectionDate":"2024-03-20","result":"Certified","expirationDate":"2025-03-20","buildingId":"1549939"},{"number":"BC-2024-020480","type":"Fire Alarm Certification","inspectionDate":"2024-05-29","result":"Certified","expirationDate":"2025-05-29","buildingId":"1549939"},{"number":"BC-2025-015917","type":"Sprinkler Certification","inspectionDate":"2025-03-24","result":"Certified","expirationDate":"2026-03-24","buildingId":"1549939"},{"number":"BC-2025-020876","type":"Fire Alarm Certification","inspectionDate":"2025-05-19","result":"Certified","expirationDate":"2026-05-19","buildingId":"1549939"},{"number":"BC-2026-015562","type":"Sprinkler Certification","inspectionDate":"2026-05-05","result":"Certified","expirationDate":"2027-05-05","buildingId":"1549939"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":5,"lotArea":31500,"zoning":"IRMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 16225, PHILADELPHIA PA, 19114","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":22000000,"taxable":2200000},{"y":2027,"v":20346300,"taxable":2034600}],"taxNow":30796,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"834504","date":"2018-01-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Cancelled","completedDate":"2022-09-24","scope":"TO ADDRESS L&I CASE #578707 FOR FENCE BUILT WITHOUT PERMITS; FOR THE ERECTION OF AN EIGHT (8) FOOT TALL NON-MASONRY FENCE AROUND THE ENTIRE PERIMETER OF A VACANT LOT, AS PER PLANS; NO OTHER WORK ON THIS PERMIT."},{"number":"1048124","date":"2020-05-21","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2022-07-13","scope":"FOUNDATION ONLY FOR FUTURE MIX-USED BUILDING AS PER APPROVED PLANS."},{"number":"GP-2020-001278","date":"2020-06-23","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2020-06-26","scope":"For removal of one (1) 8000 gallon underground storage tank, formerly used for heating oil storage and consumption on-site. Tank is to be emptied, cleaned, and removed from the Site in accordance with DEP standards."},{"number":"EP-2020-000474","date":"2020-07-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-13","scope":"Installation of a temporary service and meter (200 amps or less) per 2017 NEC"},{"number":"CP-2020-000980","date":"2020-10-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-22","scope":"ERECTION OF A NEW FIVE (5) STORY BUILDING, WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (106 DWELLILNG UNITS) AND ARTISAN INDUSTRIAL STUDIO (NON-RESIDENTIAL, NOT LIVE WORK) WITH ACCESSORY PARKING SPACES AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"PP-2020-011622","date":"2020-12-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-20","scope":"Rough in all water and waste for 106 units Install 4\" domestic water service Install 12 sanitary sewer main Install 10\" storm sewer main"},{"number":"MP-2020-006703","date":"2021-03-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-20","scope":"For the installation of an HVAC mechanical system (including all associated ductwork, registers, diffusers, and appliances) throughout a new five (5) story building, for use as a multi-family and artisan industrial studio, as per plans."},{"number":"FP-2021-000961","date":"2021-04-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-20","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, WITH A 6-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY, THE INSTALLATION OF A FIRE PUMP, AND THE INSTALLATION OF A MANUAL WET STANDPIPE SYSTEM, AS PER APPROVED PLANS."},{"number":"EP-2021-000414","date":"2021-05-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-28","scope":"5000 amp service 120 240 volt 2400 lights 600 switches 1200 outlets 400 smoke alarms 120/208 volt battery back up 375 GFI outlets As per 2017 NEC ***NOT APPROVED FOR FIRE ALARM INSTALLATION***"},{"number":"ZP-2021-003620","date":"2021-05-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2021-005895","date":"2021-07-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-21","scope":"Provide and install fire alarm system throughout building per NFPA 72 and approved plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"564832","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"YORK STREET PROPERTY DEVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-21","latestIssueDate":"2018-08-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"914979","type":"Rental","status":"Active","businessName":"1817 E York Street LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":115,"issuedDate":"2023-01-23","latestIssueDate":"2026-01-02","expirationDate":"2027-01-22","inactiveDate":null}],"units":115,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","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 “OCCUPIED W/O TCO OR 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 834504 (Cancelled).","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":"1 open L&I violation","finding":"15 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":"Fire Alarm Certification: Certified through May 19, 2026; Sprinkler Certification: Certified through May 5, 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":"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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 7, 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 #564832: Inactive since Apr 29, 2019","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.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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.","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"}]}