{"asOf":"2026-07-10T20:55:43.736Z","block":"1400-1499 S 6TH ST","blockUrl":"https://blockreport.homes/block/1400-1499-s-6th-st","address":"1439 S 6TH ST","parcelNumber":"881573535","source":"https://property.phila.gov/?p=881573535","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"6TH STREET GROUP LLC","coOwner":null,"marketValue":843200,"livableArea":3924,"yearBuilt":1915,"lastSale":{"price":620000,"date":"2019-03-13T04:00:00Z"},"openViolations":14,"violations":[{"number":"VI-2022-088087","date":"2022-11-22","code":"F-1104.5","title":"ILLUMINATION EMERGENCY POWER\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088086","date":"2022-11-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-088085","date":"2022-11-22","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-088102","date":"2022-11-22","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088100","date":"2022-11-22","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088099","date":"2022-11-22","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088094","date":"2022-11-22","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088093","date":"2022-11-22","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088092","date":"2022-11-22","code":"A-805.2","title":"NEW USE","status":"CLOSED","resolutionDate":"2023-11-29","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-088091","date":"2022-11-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-088090","date":"2022-11-22","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088089","date":"2022-11-22","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088088","date":"2022-11-22","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088101","date":"2022-11-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2022-117651","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-11-22","completedDate":null,"violations":[{"number":"VI-2022-088087","date":"2022-11-22","code":"F-1104.5","title":"ILLUMINATION EMERGENCY POWER\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088086","date":"2022-11-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-088085","date":"2022-11-22","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-088102","date":"2022-11-22","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088100","date":"2022-11-22","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088099","date":"2022-11-22","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088094","date":"2022-11-22","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088093","date":"2022-11-22","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"COMPLIED","resolutionDate":"2022-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088092","date":"2022-11-22","code":"A-805.2","title":"NEW USE","status":"CLOSED","resolutionDate":"2023-11-29","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-088091","date":"2022-11-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-088090","date":"2022-11-22","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088089","date":"2022-11-22","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088088","date":"2022-11-22","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-11-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-088101","date":"2022-11-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2022,"n":14,"worst":null}],"investigations":[{"caseNumber":"92075","date":"2006-11-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"92075","date":"2009-12-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-117651","date":"2022-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-117651","date":"2023-11-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93005598989522,"lng":-75.15474628423043,"geom":{"type":"Polygon","coordinates":[[[-75.154583792,39.930063089],[-75.154596306,39.93000734],[-75.154909385,39.930049405],[-75.15489728,39.930104325],[-75.154583792,39.930063089]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-018268","type":"Fire Alarm Certification","inspectionDate":"2022-12-03","result":"Certified","expirationDate":"2023-12-03","buildingId":"1430289"},{"number":"BC-2023-025063","type":"Fire Alarm Certification","inspectionDate":"2023-12-06","result":"Certified","expirationDate":"2024-12-06","buildingId":"1430289"},{"number":"BC-2025-017421","type":"Fire Alarm Certification","inspectionDate":"2025-06-20","result":"Certified","expirationDate":"2026-06-20","buildingId":"1430289"},{"number":"BC-2025-016830","type":"Fire Alarm Certification","inspectionDate":"2025-06-20","result":"Certified","expirationDate":"2026-06-20","buildingId":"1430289"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":1800,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"210 CHRISTIAN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Property Owner is in the process of remedying the referenced violations.","status":"Closed","outcome":"Complete","date":"2025-09-04","number":"HA-2022-005201","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached:","status":"Closed","outcome":"Complete","date":"2023-12-06","number":"HA-2022-005209","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR MULTI FAMILY USE SIX (6) DWELLING UNITS","status":"Completed","outcome":"Granted","date":"2023-06-20","number":"ZP-2022-014185","relatedPermit":"ZP-2022-014185"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":186400,"taxable":186400},{"y":2017,"v":186400,"taxable":186400},{"y":2018,"v":186400,"taxable":186400},{"y":2019,"v":329100,"taxable":329100},{"y":2020,"v":356600,"taxable":356600},{"y":2021,"v":356600,"taxable":356600},{"y":2022,"v":356600,"taxable":356600},{"y":2023,"v":374000,"taxable":374000},{"y":2024,"v":374000,"taxable":374000},{"y":2025,"v":410000,"taxable":410000},{"y":2026,"v":410000,"taxable":410000},{"y":2027,"v":843200,"taxable":843200}],"taxNow":5739,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"998459","date":"2019-08-01","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-05-06","scope":"INTERIOR DEMO OF NONLOAD BEARING PARTITION WALLS IN A MULTI-FAMILY DWELLING(5) UNITS- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)"},{"number":"998201","date":"2019-09-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-25","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS OF 5 DWELLING UNITS AND 1 COMMERCIAL SPACE AS PER PLANS. SEPERATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK. NEW USE PERMIT REQUIRED FOR COMMERCIAL SPACE PRIOR TO OCCUPANCY."},{"number":"1030305","date":"2019-11-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-25","scope":"INSTALL (4) HEAT PUMPS HEATING AND AIR LOCATION GARAGE AND SIDE**NO COMMUNICATING DUCTWORK ..NO PENETRATIONS THROUGH RATED ASSY'S"},{"number":"1021449","date":"2020-01-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-24","scope":"WIRE 2 UNITS ON 2ND AND 3RD FLOORS OF BUILDING WITH OUTLETS, SWITCHES, LIGHTS, GFI'S, SMOKE AND CARBON MONOXIDE ALARMS . '17 NEC.**BUILDING AP# 998201**NO SERVICE WORK ON THIS PERMIT** **NO FIRE ALARM ON THIS PERMIT** SEPARATE ELECTRICAL PERMIT REQ'D FOR FIRE ALARM AND SERVICE."},{"number":"1046332","date":"2020-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-25","scope":"INSTALL 24 FIXTURES (brad.ehnert@gmail.com - Primary applicant)"},{"number":"EP-2022-012142","date":"2022-12-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-06-23","scope":"installing 5 emergency exit signs in common hallway/staircase By means of fishing as per 2017 nec code"},{"number":"ZP-2022-014185","date":"2023-05-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-000140","date":"2024-02-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-25","scope":"FOR INTERIOR LEVEL 2 ALTERATION TO CREATE A NEW DWELLING UNIT AS PER PLANS."},{"number":"FP-2024-001929","date":"2024-10-02","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-25","scope":"FOR THE INSTALLATION OF FIRE SPRINKLER SYSTEM PER NFPA 13R TO THE 1ST FLOOR FRONT UNIT ONLY WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":6.75,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"14 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"389626","type":"Rental","status":"Inactive","businessName":"TRAN, WING FEI & TAK TSUI (ALPHA REALTY GROUP)","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2006-10-30","latestIssueDate":"2006-10-30","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"476481","type":"Rental","status":"Inactive","businessName":"WILLIAM FORTNER (ALDER PROPERTY DEVELOPMENT LLC)","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2011-07-25","latestIssueDate":"2019-02-22","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"1009658","type":"Rental","status":"Active","businessName":"6th Street Group, LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2026-06-08","latestIssueDate":"2026-06-08","expirationDate":"2027-06-07","inactiveDate":null}],"units":6,"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":["14 open L&I violations","failed L&I inspection activity in 2022, 2023"],"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":["3 permit events since 2023","3 zoning/board appeals 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 106% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $410,000 to $843,200","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-014185: Completed · Granted; related permit ZP-2022-014185. The history also contains “NEW USE.”","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: EP-2022-012142 (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":"14 open L&I violations","finding":"14 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 Jun 20, 2026","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 30, 2023.","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 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"}]}