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PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-10-09","completedDate":null,"violations":[{"number":"VI-2025-081308","date":"2025-10-09","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null},{"number":"VI-2025-081309","date":"2025-10-09","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null},{"number":"VI-2025-080773","date":"2025-10-09","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null},{"number":"VI-2025-080774","date":"2025-10-09","title":"ELECTRICAL- REQUIRED","status":"OPEN","resolutionDate":null}]},{"number":"CF-2026-010316","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2026-02-05","completedDate":null,"violations":[{"number":"VI-2026-007162","date":"2026-02-06","title":"FAILURE TO PROVIDE REPORTS","status":"OPEN","resolutionDate":null},{"number":"VI-2026-007163","date":"2026-02-06","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null}]},{"number":"CF-2026-015184","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL SPECIAL PROJECTS","status":"CLOSED","createdDate":"2026-02-19","completedDate":"2026-02-20","violations":[{"number":"VI-2026-009630","date":"2026-02-19","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2026-02-20"},{"number":"VI-2026-009631","date":"2026-02-19","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2026-02-20"}]},{"number":"CF-2026-015292","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL SPECIAL PROJECTS","status":"CLOSED","createdDate":"2026-02-20","completedDate":"2026-05-05","violations":[{"number":"VI-2026-009741","date":"2026-02-19","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-05-05"},{"number":"VI-2026-009739","date":"2026-02-19","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-05-05"},{"number":"VI-2026-009738","date":"2026-02-19","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2026-05-05"}]},{"number":"CF-2026-075323","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2026-06-24","completedDate":null,"violations":[{"number":"VI-2026-046470","date":"2026-06-24","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null}]},{"number":"CF-2026-075865","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-25","completedDate":null,"violations":[{"number":"VI-2026-046775","date":"2026-06-25","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null},{"number":"VI-2026-046776","date":"2026-06-25","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null},{"number":"VI-2026-046777","date":"2026-06-25","title":"STRUCTURAL DETERIORATION","status":"OPEN","resolutionDate":null},{"number":"VI-2026-046778","date":"2026-06-25","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null},{"number":"VI-2026-046779","date":"2026-06-25","title":"INTERIOR UNSAFE GENERAL","status":"OPEN","resolutionDate":null}]},{"number":"CF-2026-075866","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-25","completedDate":"2026-06-26","violations":[{"number":"VI-2026-046780","date":"2026-06-25","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2026-06-26"}]}],"violYears":[{"y":2010,"n":42,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2023,"n":12,"worst":null},{"y":2024,"n":11,"worst":null},{"y":2025,"n":8,"worst":null},{"y":2026,"n":14,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"91717","date":"2006-11-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"93091","date":"2006-12-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"91717","date":"2007-07-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"225475","date":"2010-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"225475","date":"2010-02-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"225475","date":"2010-02-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"225475","date":"2010-02-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"229682","date":"2010-03-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229682","date":"2010-04-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229682","date":"2010-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229682","date":"2010-04-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"225475","date":"2010-06-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"242921","date":"2010-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229682","date":"2010-07-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"242921","date":"2010-08-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"225475","date":"2010-09-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"225475","date":"2010-09-03","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"403008","date":"2013-09-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"403008","date":"2013-10-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"243183","date":"2013-11-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"670038","date":"2019-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"670038","date":"2019-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"670038","date":"2019-03-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-050452","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100479","date":"2023-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-025496","date":"2024-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100479","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100479","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-037515","date":"2024-04-29","type":null,"status":null},{"caseNumber":"CF-2024-040466","date":"2024-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-025496","date":"2024-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-025496","date":"2024-06-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-040466","date":"2024-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100479","date":"2024-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-040466","date":"2024-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-040466","date":"2024-09-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-109656","date":"2024-10-07","type":null,"status":null},{"caseNumber":"CF-2025-022542","date":"2025-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-022542","date":"2025-05-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-111962","date":"2025-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111962","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-110805","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111962","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111962","date":"2025-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-010316","date":"2026-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-110805","date":"2026-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-110805","date":"2026-02-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-015184","date":"2026-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015292","date":"2026-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015184","date":"2026-02-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-010316","date":"2026-03-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015292","date":"2026-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-010316","date":"2026-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015292","date":"2026-05-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-075323","date":"2026-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-075865","date":"2026-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-075866","date":"2026-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-075866","date":"2026-06-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2007,"fails":0,"passes":1},{"y":2010,"fails":8,"passes":4},{"y":2013,"fails":1,"passes":2},{"y":2019,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":10,"passes":0},{"y":2025,"fails":6,"passes":1},{"y":2026,"fails":10,"passes":4}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92195110465507,"lng":-75.2287527007216,"geom":{"type":"Polygon","coordinates":[[[-75.22907965,39.921906166],[-75.22860311,39.922246078],[-75.228361516,39.922043366],[-75.228901208,39.921655833],[-75.22914406,39.921859529],[-75.22907965,39.921906166]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":3,"lotArea":20760,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6406-20 DICKENS AVE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":127.79,"principal":0,"interest":33.86,"penalty":0}],"taxNet":127.79,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":16,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":663400,"taxable":663400},{"y":2017,"v":663400,"taxable":663400},{"y":2018,"v":778000,"taxable":778000},{"y":2019,"v":801300,"taxable":801300},{"y":2020,"v":803300,"taxable":803300},{"y":2021,"v":803300,"taxable":803300},{"y":2022,"v":803300,"taxable":803300},{"y":2023,"v":1973100,"taxable":1973100},{"y":2024,"v":1973100,"taxable":1973100},{"y":2025,"v":2170400,"taxable":2170400},{"y":2026,"v":2170400,"taxable":2170400},{"y":2027,"v":2075900,"taxable":2075900}],"taxNow":30381,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-015894","date":"2021-12-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-000632","date":"2022-02-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-09","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR THE CONVERSION OF AN EXISTING ACCESSORY MAINTENANCE OFFICE (LESS THAN 10% OF FLOOR AREA) IN TO RESIDENTIAL UNIT FOR A NEW TOTAL OF TWENTY FOUR (24) UNITS THROUGHOUT THE BUILDING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. 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."},{"number":"PP-2025-002403","date":"2025-04-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2025-05-21","scope":"Existing services. Only fixture replacement."},{"number":"CP-2025-002134","date":"2025-04-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-04-24","scope":"FOR LEVEL II ALTERATIONS WITH NO CHANGE IN OCCUPANCY. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"EP-2025-001693","date":"2025-05-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-04-24","scope":"Install new outlets and lighting as per 2017 NEC. It is interior wiring only and using existing service."},{"number":"PP-2025-006684","date":"2025-06-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-04-24","scope":"INTERIOR RENOVATION OF AN EXISTING TWO-STORY APARTMENT. IT HAS NEW PLUMBING FIXTURES AND NEW CONNECTIONS."}],"storyTag":"Improved","storyDelta":6.6,"timeline":[{"y":2023,"k":"viol","w":"12 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"11 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×10"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2026,"k":"viol","w":"14 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"L&I: 10 failed, 4 passed"}],"rented":false,"licenses":[{"number":"377192","type":"Rental","status":"Inactive","businessName":"COLETTA DAVID","revenueCode":"3202","rentalCategory":null,"units":23,"issuedDate":"2006-07-11","latestIssueDate":"2006-07-11","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"502978","type":"Rental","status":"Inactive","businessName":"THE STERN GROUP INC","revenueCode":"3202","rentalCategory":null,"units":23,"issuedDate":"2010-05-21","latestIssueDate":"2011-02-26","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"539009","type":"Rental","status":"Inactive","businessName":"6406 DICKENS AVENUE,LP","revenueCode":"3202","rentalCategory":null,"units":23,"issuedDate":"2011-07-19","latestIssueDate":"2013-02-02","expirationDate":"2014-02-28","inactiveDate":null},{"number":"548997","type":"Dumpster License - Private Property","status":"Active","businessName":"301 DICKENS COURT LLC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-11-18","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"617410","type":"Rental","status":"Inactive","businessName":"DAMJ LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":23,"issuedDate":"2014-02-07","latestIssueDate":"2021-03-17","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"637194","type":"Dumpster License - Private Property","status":"Active","businessName":"301 DICKENS COURT LLC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-08-02","latestIssueDate":"2014-08-02","expirationDate":null,"inactiveDate":"2014-08-02"},{"number":"892235","type":"Rental","status":"Inactive","businessName":"Dickens Ventures LLC (Empire State Management)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2022-04-15","latestIssueDate":"2023-05-08","expirationDate":"2024-04-14","inactiveDate":"2024-06-12"}],"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["10 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 146% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $803,300 to $1,973,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"urgent","title":"10 open L&I violations","finding":"93 violation rows are retained in the City ledger. 2 unresolved unsafe/imminently-dangerous rows belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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: PP-2025-002403 (Cancelled), CP-2025-002134 (Expired), EP-2025-001693 (Expired), PP-2025-006684 (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":"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":"40 failed, 14 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 26, 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":"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/"}],"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"}]}