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19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":789400,"taxable":789400},{"y":2017,"v":789400,"taxable":789400},{"y":2018,"v":1000000,"taxable":1000000},{"y":2019,"v":927000,"taxable":927000},{"y":2020,"v":933900,"taxable":933900},{"y":2021,"v":933900,"taxable":933900},{"y":2022,"v":933900,"taxable":933900},{"y":2023,"v":980000,"taxable":980000},{"y":2024,"v":980000,"taxable":980000},{"y":2025,"v":980000,"taxable":980000},{"y":2026,"v":980000,"taxable":980000},{"y":2027,"v":693000,"taxable":693000}],"taxNow":13718,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"194672","date":"2008-12-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-07-29","scope":"REMOVE EXTERIOR SECURITY GRILLES/GRATES REMOVE/REPLACE SIDING/FLASHING"},{"number":"213998","date":"2009-05-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-05-05","scope":"1ST FLOOR USE TO RESTAURANT. NO CHANGE TO 2ND FLOOR USES. REMOVING ALL EXISTING SIGNAGE"},{"number":"230296","date":"2009-08-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-09-02","scope":"INT DEMO IN A COMM/RES BLDG"},{"number":"236364","date":"2009-09-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-01-13","scope":"LOWERING OF 20 SPRINKLER HEADS GROUND FLOOR"},{"number":"236616","date":"2009-09-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-30","scope":"INSTALL PECO METER SOCKET, 200AMP PANEL, 20 CIRCUITS, 15 LIGHT FIXTURES, ADD 2 STROBES ON NEW NAC CIRCUITS, CHANGE BATTERIES AS PER 2005 NEC (CC DISTRICT)"},{"number":"227935","date":"2009-09-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-01-13","scope":"INTERIOR RENOVATIONS TO RESTAURANT PER SEALED PLANS."},{"number":"238739","date":"2009-10-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-01-13","scope":"ROUGH-IN FOR ADA BATHROOMS AND BAR ON 1ST FLOOR FIXTURE: 2 TOILETS, 2 LAV'S, 1 MOP SINK, 3-COMPARTMENT SINK W/GREASE TRAP, 2 HAND SINKS,4 FLOOR SINKS, 2 FLOOR DRAINS, 3-COMPARTMENT BAR SINK"},{"number":"240472","date":"2009-10-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-13","scope":"INSTALL NEW EXHAUST HOOD,FANS,& DUCT, BY A LICENSED INSTALLER ONLY."},{"number":"245694","date":"2009-11-02","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2010-01-13","scope":null},{"number":"249405","date":"2009-11-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-11-24","scope":"REPLACE 1\" WATER SERVICE FROM MAIN AT CURB STOP TO BASEMENT... PA ONE CALL #2009-3100969 F/W #916487"},{"number":"254542","date":"2010-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-01-08","scope":"INSTALLATION OF SIGNAGE"},{"number":"243104","date":"2010-01-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-01-25","scope":"FIRE SUPPRESSION SYSTEM FOR ONE EXHAUST HOOD, BY A LICENSED INSTALLER ONLY."},{"number":"398730","date":"2012-04-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-01","scope":"REMOVE AND REPLACE 70 WINDOWS IN EXISTING OPENINGS(COMMERCIAL)"},{"number":"400548","date":"2012-04-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"INSTALLING 100AMP SVC FROM EXISTING METER BANK.SPARE TO NEW 100AMP,120/240V SINGLE PHASE PSANEL. INSTALLING CIRCUITS & CONTROL FOR 4-2.5KW INFARED HTRS AS PER 2008 NEC. (RESTAURANT)"},{"number":"441768","date":"2013-02-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-10","scope":"PROPOSED AWNING TO MATCH EXISTING CANVAS AWNING SUPPORTED BY ALUMINUM FRAME. NO LETTERING OR ADVERTISEMENT ON AWNING."},{"number":"651106","date":"2015-11-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-01","scope":"INSTALL TEMPORY SIDEWALK SHELTER PLATFORM--SHELTER PLATFORM PERMIT- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START OF WORK."},{"number":"695678","date":"2016-05-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"ROOF RECOVERY INSTALLING TPO SYSTEM MECHANICALLY FASTENED EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"700585","date":"2016-06-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT RE-ROOFING - FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"747456","date":"2017-01-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-01","scope":"REPLACE CURB TRAP AND LATERAL PA20163641303 (COMM))SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"CP-2020-006712","date":"2021-03-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-10","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS TO AN EXISTING RESTUARANT SPACE AS PER PLANS."},{"number":"FP-2021-000663","date":"2021-03-31","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-10","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (10) Sprinkler Heads To an existing restaurant space Ground Floor. (CP-2020-006712)"},{"number":"EP-2021-002914","date":"2021-05-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-10","scope":"Disconnect fire alarm equipment for remodel. Install new fire alarm equipment at same locations when finished with the remodel. All work is to be done according to approved drawings -2017 NEC and 2016 NFPA-72."},{"number":"PP-2021-018531","date":"2021-10-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-25","scope":"Replace broken curb trap FAI"},{"number":"PP-2023-013638","date":"2023-10-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-17","scope":"REPPLACE 1\" BACKFLOW DEVICE"},{"number":"CP-2023-006437","date":"2024-05-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-15","scope":"FOR THE ERECTION OF STREETERY STRUCUTURES PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"CP-2024-006026","date":"2025-01-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-25","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING RESTAURANT SPACE FOR USE AS A BUISNESS OCCUPANCY. ALTERATIONS / RENOVATIONS TO INCLUDE THE EXTERIOR FACADE AND INTERIOR SPACE, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. TENANT SPACE IS FULLY SPRINKLERED. ALL WORK TO BE DONE AS PER APPROVED PLANS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"CP-2025-005185","date":"2025-10-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-19","scope":"FOR THE INSTALLATION OF TWO (2) FREESTANDNG STREETERY STRUCTURES WITHON THE PUBLIC ROW AND ACCESSORY TO AN EXISTING RESTAURANT (A-2 ASSEMBLY). ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ** STREETERY STRUCTURES WILL NOT BE ANCHORED TO THE STREET OR FOOTWAY. ** NO STREETERY STRUCTURE SHALL BE OCCUPIED UNTIL A FINAL INSPECTION IS PERFORMED BY L&I UNDER A VALID PERMIT AND A CERTIFICATE OF APPROVAL IS ISSUED. **AMENDMENT (2-19-2026): ADDING DEMOLITION PLAN - SEE APPROVED AMENDED CONSTRUCTION DOCUMENTS **AMENDMENT (4-16-2026): FOR CHANGES AS PER THE APPROVED AMENDED CONSTRUCTION DOCUMENTS"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"23 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"393090","type":"Rental","status":"Active","businessName":"THE PHILA BUILDING ASSOCS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2006-12-01","latestIssueDate":"2026-04-01","expirationDate":"2027-02-28","inactiveDate":null},{"number":"490774","type":"Food Preparing and Serving","status":"Closed","businessName":"3D HOSPITALITY LLC (ZAVINO WINE BAR)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-12-31","latestIssueDate":"2017-05-31","expirationDate":"2018-04-30","inactiveDate":null},{"number":"512863","type":"Sidewalk Cafe","status":"Inactive","businessName":"3D HOSPITALITY LLC (ZAVINO WINE BAR)","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2010-08-26","latestIssueDate":"2019-05-22","expirationDate":"2020-06-30","inactiveDate":"2020-08-29"},{"number":"518676","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"3D HOSPITALITY LLC (ZAVINO WINE BAR)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-11-08","latestIssueDate":"2013-03-30","expirationDate":"2014-03-31","inactiveDate":"2014-03-28"},{"number":"623140","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"3D HOSPITALITY LLC (ZAVINO WINE BAR)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2014-05-07","latestIssueDate":"2020-02-19","expirationDate":"2021-03-31","inactiveDate":"2021-05-30"},{"number":"715369","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"3D HOSPITALITY LLC (ZAVINO WINE BAR)","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2016-09-29","latestIssueDate":"2016-09-29","expirationDate":"2016-10-01","inactiveDate":null},{"number":"775055","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"3D HOSPITALITY LLC (ZAVINO WINE BAR)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-05-01","latestIssueDate":"2019-05-01","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"883348","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Schulson Collective (Prunella)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-12-14","latestIssueDate":"2026-01-09","expirationDate":"2026-12-13","inactiveDate":null},{"number":"0963371","type":"Sidewalk Cafe","status":"Active","businessName":"Schulson Collective (Prunella)","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-10-15","latestIssueDate":"2025-10-29","expirationDate":"2026-10-14","inactiveDate":null},{"number":"1008004","type":"Streetery License","status":"Active","businessName":"Schulson Collective (Prunella)","revenueCode":"3127","rentalCategory":null,"units":null,"issuedDate":"2026-05-19","latestIssueDate":"2026-05-19","expirationDate":"2027-05-18","inactiveDate":null}],"units":5,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 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":"Use permit #213998: COMPLETED. 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":"3 permits not marked completed: 700585 (EXPIRED), CP-2020-006712 (Expired), CP-2023-006437 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"2 open L&I violations","finding":"40 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":"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 1900 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":"26 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 25, 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":"building-certifications","level":"verify","title":"A filed system certification needs status or date verification","finding":"Fire Alarm Certification: Certified through Aug 17, 2026; Sprinkler Certification: Certified through Aug 12, 2026; Facade Report: Safe with Repair through Jan 27, 2027; Special Hazards Certification: Certified through Dec 16, 2026; Emergency and Standby Power Systems Certification: Certified through Aug 11, 2026; Fire Escape Report: Safe through Oct 17, 2029","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 result, expiration, and L&I acceptance before treating the filing as current.","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":"Food Preparing and Serving #490774: Closed; Sidewalk Cafe #512863: Inactive since Aug 29, 2020; Dumpster License - Public ROW #518676: Inactive since Mar 28, 2014; Dumpster License - Public ROW #623140: Inactive since May 30, 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":"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":"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. 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"}]}