{"asOf":"2026-07-26T03:52:53.942Z","block":"400-499 MOORE ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-moore-st","address":"405 MOORE ST","parcelNumber":"011385500","source":"https://property.phila.gov/?p=011385500","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"BOETTCHER ANGELICA M","coOwner":"BOETTCHER JEFFREY W","marketValue":673600,"landAssessment":134720,"improvementAssessment":538880,"livableArea":2480,"yearBuilt":2018,"lastSale":{"price":625000,"date":"2022-03-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"1336223","date":"2009-04-16","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1482535","date":"2009-10-02","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1482534","date":"2009-10-02","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1786265","date":"2010-08-17","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1879169","date":"2010-11-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1879168","date":"2010-11-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4124446","date":"2016-10-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4124447","date":"2016-10-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4394685","date":"2017-07-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4394684","date":"2017-07-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426524","date":"2017-08-19","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426523","date":"2017-08-19","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426525","date":"2017-08-19","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426521","date":"2017-08-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426522","date":"2017-08-19","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545109","date":"2017-08-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545110","date":"2017-08-19","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545111","date":"2017-08-19","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"196549","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-04-20","completedDate":"2009-10-02","violations":[{"number":"1336223","date":"2009-04-16","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"216313","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-10-02","completedDate":"2009-10-29","violations":[{"number":"1482535","date":"2009-10-02","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1482534","date":"2009-10-02","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"247588","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-08-17","completedDate":null,"violations":[{"number":"1786265","date":"2010-08-17","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"257820","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-11-08","completedDate":null,"violations":[{"number":"1879169","date":"2010-11-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1879168","date":"2010-11-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"561025","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-25","completedDate":"2017-02-08","violations":[{"number":"4124446","date":"2016-10-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4124447","date":"2016-10-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"595442","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-07-24","completedDate":"2017-08-16","violations":[{"number":"4394685","date":"2017-07-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4394684","date":"2017-07-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"600271","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-08-19","completedDate":"2017-11-10","violations":[{"number":"4426524","date":"2017-08-19","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426523","date":"2017-08-19","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426525","date":"2017-08-19","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426521","date":"2017-08-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4426522","date":"2017-08-19","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"753820","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4545109","date":"2017-08-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545110","date":"2017-08-19","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4545111","date":"2017-08-19","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":10,"worst":null}],"investigations":[{"caseNumber":"196549","date":"2009-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"196549","date":"2009-05-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"196549","date":"2009-10-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"600271","date":"2017-08-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"600271","date":"2017-11-10","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.926118277829325,"lng":-75.15303365183082,"geom":{"type":"Polygon","coordinates":[[[-75.152985231,39.926207559],[-75.153027053,39.926021516],[-75.153081964,39.926028852],[-75.153040436,39.92621487],[-75.152985231,39.926207559]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":4,"stories":3,"lotArea":1071,"zoning":"RM1","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"416 DICKINSON STREET, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 4/19/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #753820.","status":"OPEN","outcome":"APPROVED","date":"2017-05-23","number":"30450","relatedPermit":"753820"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":17800,"taxable":17800,"land":17800,"improvement":0,"taxableLand":17800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70000,"taxable":70000,"land":70000,"improvement":0,"taxableLand":70000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70000,"taxable":70000,"land":70000,"improvement":0,"taxableLand":70000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":543000,"taxable":114000,"land":114000,"improvement":429000,"taxableLand":114000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429000},{"y":2020,"v":543000,"taxable":114000,"land":114000,"improvement":429000,"taxableLand":114000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429000},{"y":2021,"v":543000,"taxable":114000,"land":114000,"improvement":429000,"taxableLand":114000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429000},{"y":2022,"v":543000,"taxable":114000,"land":114000,"improvement":429000,"taxableLand":114000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429000},{"y":2023,"v":557300,"taxable":111460,"land":111460,"improvement":445840,"taxableLand":111460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":445840},{"y":2024,"v":557300,"taxable":111460,"land":111460,"improvement":445840,"taxableLand":111460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":445840},{"y":2025,"v":689900,"taxable":137980,"land":137980,"improvement":551920,"taxableLand":137980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":551920},{"y":2026,"v":689900,"taxable":137980,"land":137980,"improvement":551920,"taxableLand":137980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":551920},{"y":2027,"v":673600,"taxable":134720,"land":134720,"improvement":538880,"taxableLand":134720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":538880}],"taxNow":1931,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"721447","date":"2017-01-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"CONSTRUCTION OF NEW 3 STORY SFD WITH PILOT HOUSE AND ROOF DECK"},{"number":"753820","date":"2017-07-07","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-04-25","scope":"CONSTRUCTION OF NEW (3) STORY ATTACHED SINGLE FAMILY DWELLING WITH PILOT HOUSE AND ROOF DECK"},{"number":"808126","date":"2017-08-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"200 AMP SERVICE & REWIRE THROUGHOUT WITH OUTLETS, LIGHTS, SERVICE, SMOKE/CO DETECTORS"},{"number":"814614","date":"2017-09-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"WATER AND DRAIN LINES FOR 4 WATER CLOSET, 4 LAVY SINK, 3 TUB, 1 KITCHEN SINK, 1 GARBAGE DISPOSAL, 3 STACKS & WATER HEATER - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"824414","date":"2017-10-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"AMEND PERMIT # 753820 TO INDICATE REVISED WALL TYPE 'C' AS PER PLAN."},{"number":"831368","date":"2017-11-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"829137","date":"2017-12-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-25","scope":"THE INSTALLATION OF AN ONE (1) INCH COMBINED SERVICE LINES FOR FIRE & DOMESTIC SUPPLY LINE MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D AND VARIANCE#30450 GRANTED BY BBS. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AN DAPPROVED BUILDING PERMIT. ANY DEVIATION WILL REQUIRE A SEPERATE PERMIT."},{"number":"855086","date":"2018-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-28","scope":"INSTALL ONE HOUSE TRAP, FAI, HOUSE DRAIN,AND 1\" WATER DISTRIBUTION AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"GM-2021-006113","date":"2021-06-14","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-10-25","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":0.15,"timeline":[{"y":2017,"k":"viol","w":"10 L&I violations"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":545000},{"y":2021,"k":"permit","w":"Wall Covering Replacement"},{"y":2022,"k":"sale","p":625000}],"rented":false,"licenses":[{"number":"265571","type":"Rental","status":"Inactive","businessName":"MARIO FANELLI","legalName":"MARIO FANELLI","address":"405 MOORE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"267573","type":"Rental","status":"Inactive","businessName":"MARIO FANELLI","legalName":"MARIO FANELLI","address":"405 MOORE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-09","latestIssueDate":"2004-06-09","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"531071","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MARIO FANELLI","legalName":"MARIO FANELLI","address":"405 MOORE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2011-04-21","latestIssueDate":"2012-02-07","expirationDate":"2013-02-28","inactiveDate":null}],"licenseActivity":[{"number":"531071","type":"Vacant Residential Property / Lot","businessName":"MARIO FANELLI","legalName":"MARIO FANELLI","issuedDate":"2011-04-21","latestIssueDate":"2012-02-07","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"267573","type":"Rental","businessName":"MARIO FANELLI","legalName":"MARIO FANELLI","issuedDate":"2004-05-06","latestIssueDate":"2004-06-09","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #721447: COMPLETED.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 10, 2017.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #531071: Inactive","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 8 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.","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"}]}