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SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-015567","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-25","completedDate":"2022-06-08","violations":[{"number":"VI-2022-012982","date":"2022-02-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-05-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-012981","date":"2022-02-25","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2022-05-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-012980","date":"2022-02-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-05-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-113572","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-10-31","completedDate":null,"violations":[{"number":"VI-2023-085285","date":"2023-10-30","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-085287","date":"2023-10-30","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-085284","date":"2023-10-30","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-085286","date":"2023-10-30","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-082982","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-07","completedDate":null,"violations":[{"number":"VI-2025-059528","date":"2025-08-07","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-07","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2008,"n":9,"worst":null},{"y":2009,"n":4,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2011,"n":21,"worst":null},{"y":2012,"n":6,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":7,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"118074","date":"2007-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"140538","date":"2007-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150978","date":"2008-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"118074","date":"2008-03-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"140538","date":"2008-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"164885","date":"2008-06-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"164885","date":"2008-07-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150978","date":"2008-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"140538","date":"2008-07-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"164885","date":"2008-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"164885","date":"2008-07-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"184102","date":"2008-10-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"164885","date":"2008-10-30","type":"PRECOURT","status":"PASSED"},{"caseNumber":"184102","date":"2008-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150978","date":"2008-11-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150978","date":"2008-12-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"184102","date":"2009-03-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"198826","date":"2009-05-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"198826","date":"2009-05-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"198826","date":"2010-08-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"257677","date":"2010-11-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257677","date":"2010-11-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257677","date":"2011-02-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257677","date":"2011-04-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"282552","date":"2011-06-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"282552","date":"2011-07-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"282552","date":"2011-08-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"305127","date":"2011-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"310038","date":"2011-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"305127","date":"2011-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"311418","date":"2012-01-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"305127","date":"2012-01-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"310038","date":"2012-01-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"310038","date":"2012-01-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"311418","date":"2012-01-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"257677","date":"2012-06-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"335820","date":"2012-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"335820","date":"2012-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"335820","date":"2012-08-31","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"352247","date":"2012-09-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"352247","date":"2012-12-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"352247","date":"2013-04-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"501264","date":"2015-09-08","type":"VAC INSP","status":"FAILED"},{"caseNumber":"501264","date":"2015-10-15","type":"VAC INSP","status":"PASSED"},{"caseNumber":"542639","date":"2016-06-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"542641","date":"2016-06-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"542639","date":"2016-08-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"542641","date":"2016-11-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"542641","date":"2016-11-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"576799","date":"2017-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"576799","date":"2017-04-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"594951","date":"2017-07-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"594948","date":"2017-07-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"594951","date":"2017-08-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"594948","date":"2017-08-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"652562","date":"2018-08-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"652565","date":"2018-08-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"652562","date":"2018-09-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"652565","date":"2018-09-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-015567","date":"2022-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015567","date":"2022-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015567","date":"2022-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015567","date":"2022-06-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-113572","date":"2023-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113572","date":"2023-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113572","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113572","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-082982","date":"2025-08-07","type":null,"status":null}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":9,"passes":4},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2011,"fails":6,"passes":1},{"y":2012,"fails":6,"passes":4},{"y":2013,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2016,"fails":3,"passes":1},{"y":2017,"fails":3,"passes":3},{"y":2018,"fails":2,"passes":2},{"y":2022,"fails":3,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98947812823283,"lng":-75.14112062767215,"geom":{"type":"Polygon","coordinates":[[[-75.140874275,39.989468949],[-75.140884911,39.989419606],[-75.141367558,39.989487576],[-75.141356958,39.989536549],[-75.140874275,39.989468949]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":2502,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"9537 BUSTLETON AVE, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE CREATION OF A UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES (TO BE KNOWN AS 2516 N 5TH STREET) WITH RESPECTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTI","status":"Completed","outcome":"Granted","date":"2021-04-01","number":"ZP-2020-001660","relatedPermit":"ZP-2020-001660"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46400,"taxable":46400},{"y":2017,"v":46400,"taxable":46400},{"y":2018,"v":72100,"taxable":72100},{"y":2019,"v":65000,"taxable":65000},{"y":2020,"v":65100,"taxable":65100},{"y":2021,"v":65100,"taxable":65100},{"y":2022,"v":65100,"taxable":65100},{"y":2023,"v":93000,"taxable":93000},{"y":2024,"v":93000,"taxable":93000},{"y":2025,"v":93000,"taxable":93000},{"y":2026,"v":93000,"taxable":93000},{"y":2027,"v":93000,"taxable":93000}],"taxNow":1302,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-001660","date":"2021-02-24","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"N/A"},{"number":"ZP-2025-002346","date":"2025-03-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-001521","date":"2025-05-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATION FOR A FIVE DWELLING UNTIS WIHTIN THE EXISTING STRUCTURE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER MIN. NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"EP-2025-010870","date":"2025-12-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"TOTAL REWIRE PER NEC 2017, 100 AMP PER DWELLING. INSTALL 400 AMP SERVICE ELECTRICAL AND SIX METER PACK. 5 DWELLINGS WIRED"},{"number":"MP-2025-005809","date":"2025-12-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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-2026-000482","date":"2026-03-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING APARTMENT BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Improved","storyDelta":2.75,"timeline":[{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"215348","type":"Rental","status":"Inactive","businessName":"GEORGE W TYRRELL","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2003-02-28","latestIssueDate":"2003-02-28","expirationDate":"2004-02-29","inactiveDate":null},{"number":"267876","type":"Rental","status":"Inactive","businessName":"DANIEL VALERIO","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-07-01","latestIssueDate":"2004-07-01","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"356356","type":"Rental","status":"Inactive","businessName":"JACANA PMA LLC","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2006-02-15","latestIssueDate":"2006-02-15","expirationDate":"2007-02-28","inactiveDate":"2007-02-16"},{"number":"418780","type":"Rental","status":"Inactive","businessName":"ROCKLAND DWELLING LLC","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2007-07-30","latestIssueDate":"2011-03-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"649493","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"QUAKER REALTY LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-09","latestIssueDate":"2023-02-06","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"},{"number":"833932","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"LION TEAM REALTY LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-01-14","latestIssueDate":"2020-01-14","expirationDate":"2021-01-13","inactiveDate":"2021-03-14"}],"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":["5 permit events 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-2020-001660: Completed · Granted; related permit ZP-2020-001660.","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":"4 permits not marked completed: CP-2025-001521 (Issued), EP-2025-010870 (Issued), MP-2025-005809 (Issued), PP-2026-000482 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"42 failed, 21 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Aug 7, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #649493: Inactive since Apr 29, 2024; Vacant Residential Property / Lot #833932: Closed since Mar 14, 2021","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 multi-family. 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 67 historical violations across 24 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/"}],"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"}]}