{"asOf":"2026-07-23T23:04:56.643Z","block":"400-499 SIGEL ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-sigel-st","address":"434 SIGEL ST","parcelNumber":"011407700","source":"https://property.phila.gov/?p=011407700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SALKOWITZ ARIELLE","coOwner":"ROSADO RAFAEL JR","marketValue":524600,"landAssessment":104920,"improvementAssessment":419680,"livableArea":1698,"yearBuilt":2023,"lastSale":{"price":490000,"date":"2023-09-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"589551","date":"2007-06-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"589552","date":"2007-06-05","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1499883","date":"2009-10-21","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1499882","date":"2009-10-21","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1799008","date":"2010-08-27","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1799007","date":"2010-08-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2067909","date":"2011-05-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2067910","date":"2011-05-09","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511567","date":"2012-07-20","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511566","date":"2012-07-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3015515","date":"2013-11-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3015516","date":"2013-11-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3033882","date":"2013-12-12","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"5123219","date":"2019-07-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5123218","date":"2019-07-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-046434","date":"2021-07-15","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-068504","date":"2021-09-15","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":"2022-07-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-051215","date":"2022-07-16","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"115558","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-06-05","completedDate":"2009-10-21","violations":[{"number":"589551","date":"2007-06-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"589552","date":"2007-06-05","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"218175","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-10-21","completedDate":"2009-11-03","violations":[{"number":"1499883","date":"2009-10-21","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1499882","date":"2009-10-21","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"249196","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-08-27","completedDate":"2010-11-22","violations":[{"number":"1799008","date":"2010-08-27","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1799007","date":"2010-08-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"276531","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-05-09","completedDate":"2011-07-12","violations":[{"number":"2067909","date":"2011-05-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2067910","date":"2011-05-09","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"339875","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-07-20","completedDate":"2012-08-09","violations":[{"number":"2511567","date":"2012-07-20","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2511566","date":"2012-07-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"411857","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-11-22","completedDate":"2013-12-18","violations":[{"number":"3015515","date":"2013-11-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3015516","date":"2013-11-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413827","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-12-12","completedDate":"2013-12-18","violations":[{"number":"3033882","date":"2013-12-12","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"697634","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-07-27","completedDate":"2019-10-09","violations":[{"number":"5123219","date":"2019-07-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5123218","date":"2019-07-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-064731","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-15","completedDate":"2021-08-03","violations":[{"number":"VI-2021-046434","date":"2021-07-15","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-07-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-095344","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-29","completedDate":"2022-07-06","violations":[{"number":"VI-2021-068504","date":"2021-09-15","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":"2022-07-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-070283","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-16","completedDate":"2022-08-04","violations":[{"number":"VI-2022-051215","date":"2022-07-16","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-064731","date":"2021-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-064731","date":"2021-08-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-095344","date":"2021-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-095344","date":"2022-07-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-070283","date":"2022-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-070283","date":"2022-08-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.925362985849844,"lng":-75.15402320621504,"geom":{"type":"Polygon","coordinates":[[[-75.153981424,39.92542051],[-75.154011318,39.925289085],[-75.15406535,39.925305702],[-75.154035711,39.925437053],[-75.153981424,39.92542051]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":2,"stories":3,"lotArea":760,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"434 SIGEL ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":46400,"taxable":46400,"land":46400,"improvement":0,"taxableLand":46400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":46400,"taxable":46400,"land":46400,"improvement":0,"taxableLand":46400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46400,"taxable":46400,"land":46400,"improvement":0,"taxableLand":46400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":46400,"taxable":46400,"land":46400,"improvement":0,"taxableLand":46400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":46400,"taxable":46400,"land":46400,"improvement":0,"taxableLand":46400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":46400,"taxable":46400,"land":46400,"improvement":0,"taxableLand":46400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":82200,"taxable":82200,"land":82200,"improvement":0,"taxableLand":82200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":480000,"taxable":108800,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":12800,"exemptLand":0,"exemptImprovement":371200},{"y":2025,"v":527700,"taxable":161828,"land":105540,"improvement":422160,"taxableLand":105540,"taxableImprovement":56288,"exemptLand":0,"exemptImprovement":365872},{"y":2026,"v":527700,"taxable":204044,"land":105540,"improvement":422160,"taxableLand":105540,"taxableImprovement":98504,"exemptLand":0,"exemptImprovement":323656},{"y":2027,"v":524600,"taxable":244813,"land":104920,"improvement":419680,"taxableLand":104920,"taxableImprovement":139893,"exemptLand":0,"exemptImprovement":279787}],"taxNow":2856,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-009618","date":"2022-08-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-09-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"RP-2022-012108","date":"2022-12-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-09-08","scope":"Erection of an attached structure with cellar, roof deck and pilot house (details as shown int he plans)."},{"number":"PP-2023-003092","date":"2023-03-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-08","scope":"INSTALL 3 WATER CLOSETS; 5 LAVS; 1 BATHTUB; 2 SHOWERS; 1 KITCHEN SINK; 1 WASHER BOX; 1 HOT WATER HEATER; PEX AND PVC THROUGHOUT; INTERIOR AND EXTERIOR PLUMBING WORK. NEW 1\" RFSS; CURB TRAPS AND MAIN DRAINS; 1 ROOF DRAIN; 1 SEWAGE EJECTOR; 1 SUMP PUMP"},{"number":"MP-2023-001884","date":"2023-05-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install (1) new gas Heater, Ductwork, Air Conditioner and (14) grills."},{"number":"FP-2023-000882","date":"2023-05-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-08","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1” COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-004368","date":"2023-06-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-05","scope":"INSTALL 200 AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, INSTALL OUTLETS, SWITCHES, SMOKE DETECTORS, GROUNDING AS PER 2017 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"sale","p":490000}],"rented":false,"licenses":[{"number":"273597","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THOMAS & NICHOLETTA LOFARO","legalName":"THOMAS & NICHOLETTA LOFARO","address":"434 SIGEL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-08","latestIssueDate":"2014-02-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"686637","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"INNOVATIVE BATIM LLC","legalName":"INNOVATIVE BATIM LLC","address":"434 SIGEL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-12-17","latestIssueDate":"2015-12-17","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"879971","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"729 Dudley LLC","legalName":"729 Dudley LLC","address":"434 SIGEL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-10-21","latestIssueDate":"2021-10-21","expirationDate":"2022-10-20","inactiveDate":"2022-12-19"}],"licenseActivity":[{"number":"879971","type":"Vacant Residential Property / Lot","businessName":"729 Dudley LLC","legalName":"729 Dudley LLC","issuedDate":"2021-10-21","latestIssueDate":"2021-10-21","closureDate":"2022-12-19","expirationDate":"2022-10-20","inactiveDate":"2022-12-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"686637","type":"Vacant Residential Property / Lot","businessName":"INNOVATIVE BATIM LLC","legalName":"INNOVATIVE BATIM LLC","issuedDate":"2015-12-17","latestIssueDate":"2015-12-17","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"273597","type":"Vacant Residential Property / Lot","businessName":"THOMAS & NICHOLETTA LOFARO","legalName":"THOMAS & NICHOLETTA LOFARO","issuedDate":"2004-04-08","latestIssueDate":"2014-02-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 4, 2022.","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 #273597: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #686637: Inactive since Mar 1, 2017; Vacant Residential Property / Lot #879971: Inactive since Dec 19, 2022","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 11 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"}]}