{"asOf":"2026-07-23T22:10:26.223Z","block":"1700-1799 S 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-5th-st","address":"1721 S 5TH ST","parcelNumber":"011450200","source":"https://property.phila.gov/?p=011450200","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"BOYD EMMITT L","coOwner":"BOYD NICOLETTE O","marketValue":641500,"landAssessment":128300,"improvementAssessment":513200,"livableArea":2557,"yearBuilt":1915,"lastSale":{"price":175000,"date":"2017-02-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"1591652","date":"2009-06-18","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591653","date":"2009-07-23","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591654","date":"2009-07-23","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591655","date":"2009-08-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591656","date":"2009-08-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780485","date":"2018-04-12","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780496","date":"2018-04-12","code":"E-1201.1/316","title":"BOX-SIZE PER CODE TABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780495","date":"2018-04-12","code":"E-1201.1/301","title":"RACEWAY-SECURE & SUPPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780494","date":"2018-04-12","code":"E-1201.1/300","title":"PROTECT-WIRE FROM NAIL/SCREW","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780493","date":"2018-04-12","code":"E-1201.1/223","title":"OVERCURRENT-INSTALL PROP SIZE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780492","date":"2018-04-12","code":"E-1201.1/208","title":"CIRC REQ'D-COUNTERTOP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780491","date":"2018-04-12","code":"E-1201.1/207","title":"RECEPT REQ'D-WALL SPACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780490","date":"2018-04-12","code":"E-1201.1/106","title":"EQUIP NOT PER LABEL & LISTING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1415459","date":"2009-08-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1415458","date":"2009-08-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"203872","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2009-06-18","completedDate":"2019-05-06","violations":[{"number":"1591652","date":"2009-06-18","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591653","date":"2009-07-23","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591654","date":"2009-07-23","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591655","date":"2009-08-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1591656","date":"2009-08-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"632531","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-05-09","completedDate":"2019-05-21","violations":[{"number":"4780485","date":"2018-04-12","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780496","date":"2018-04-12","code":"E-1201.1/316","title":"BOX-SIZE PER CODE TABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780495","date":"2018-04-12","code":"E-1201.1/301","title":"RACEWAY-SECURE & SUPPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780494","date":"2018-04-12","code":"E-1201.1/300","title":"PROTECT-WIRE FROM NAIL/SCREW","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780493","date":"2018-04-12","code":"E-1201.1/223","title":"OVERCURRENT-INSTALL PROP SIZE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780492","date":"2018-04-12","code":"E-1201.1/208","title":"CIRC REQ'D-COUNTERTOP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780491","date":"2018-04-12","code":"E-1201.1/207","title":"RECEPT REQ'D-WALL SPACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4780490","date":"2018-04-12","code":"E-1201.1/106","title":"EQUIP NOT PER LABEL & LISTING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"228741","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1415459","date":"2009-08-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1415458","date":"2009-08-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":7,"worst":null},{"y":2018,"n":8,"worst":null}],"investigations":[{"caseNumber":"203872","date":"2009-06-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"203872","date":"2009-07-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"203872","date":"2009-08-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"203872","date":"2009-08-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"203872","date":"2009-10-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"203872","date":"2009-11-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"203872","date":"2009-11-30","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"203872","date":"2010-02-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"632531","date":"2018-04-12","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"632531","date":"2018-05-18","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"632531","date":"2018-08-17","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"632531","date":"2019-05-06","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"203872","date":"2019-05-06","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2009,"fails":5,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92670402873613,"lng":-75.1539161718222,"geom":{"type":"Polygon","coordinates":[[[-75.153796328,39.926711232],[-75.153806407,39.92666605],[-75.154036029,39.926696734],[-75.154026373,39.926741829],[-75.153796328,39.926711232]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":6,"baths":2,"stories":3,"lotArea":1036,"zoning":"RM1","grade":"B","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2229 S BOUVIER ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":294000,"taxable":294000,"land":17508,"improvement":276492,"taxableLand":17508,"taxableImprovement":276492,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":294000,"taxable":294000,"land":65562,"improvement":228438,"taxableLand":65562,"taxableImprovement":228438,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":294000,"taxable":294000,"land":65562,"improvement":228438,"taxableLand":65562,"taxableImprovement":228438,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":285600,"taxable":285600,"land":63689,"improvement":221911,"taxableLand":63689,"taxableImprovement":221911,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":511400,"taxable":190000,"land":107400,"improvement":404000,"taxableLand":107400,"taxableImprovement":82600,"exemptLand":0,"exemptImprovement":321400},{"y":2021,"v":511400,"taxable":190000,"land":107400,"improvement":404000,"taxableLand":107400,"taxableImprovement":82600,"exemptLand":0,"exemptImprovement":321400},{"y":2022,"v":511400,"taxable":190000,"land":107400,"improvement":404000,"taxableLand":107400,"taxableImprovement":82600,"exemptLand":0,"exemptImprovement":321400},{"y":2023,"v":552300,"taxable":200797,"land":110460,"improvement":441840,"taxableLand":110460,"taxableImprovement":90337,"exemptLand":0,"exemptImprovement":351503},{"y":2024,"v":552300,"taxable":200797,"land":110460,"improvement":441840,"taxableLand":110460,"taxableImprovement":90337,"exemptLand":0,"exemptImprovement":351503},{"y":2025,"v":639900,"taxable":232645,"land":127980,"improvement":511920,"taxableLand":127980,"taxableImprovement":104665,"exemptLand":0,"exemptImprovement":407255},{"y":2026,"v":639900,"taxable":232645,"land":127980,"improvement":511920,"taxableLand":127980,"taxableImprovement":104665,"exemptLand":0,"exemptImprovement":407255},{"y":2027,"v":641500,"taxable":233227,"land":128300,"improvement":513200,"taxableLand":128300,"taxableImprovement":104927,"exemptLand":0,"exemptImprovement":408273}],"taxNow":3257,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"228741","date":"2009-07-28","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"APPLY 1/2\" DRYWALL TO EXISTING PARTITIONS AND CEILINGS THROUGHOUT."},{"number":"768099","date":"2017-03-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.NEW OWNER EMMITT L BOYD TO PERFOMR WORK. IF CONTRACTOR IS HIRED HIS INFORMATION WILL BE PROVIDED TO INSPECTOR TO UPDATE THE SYSTEM."},{"number":"773284","date":"2017-04-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-17","scope":"NEW 200A CIRCUIT BREAKER SERVICE, 40- CIRCUITS... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (NO OTHER WORK ON THIS PERMIT)"},{"number":"792525","date":"2017-06-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-18","scope":"INSTALL NEW BRANCH CIRCUIT, NEW GROUNDING SYSTEM, NEW HARDWIRE SMOKE DETECTOR, NEW PLUGS AND SWITCH, NEW LIGHTS, UPGRADE SERVICE FROM 100AMP TO 200AMP AS PER NEC 2008 CODE (SOUTH DISTRICT)"},{"number":"795990","date":"2017-06-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-06","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":"796492","date":"2017-06-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 2 WATER CLOSETS, 2 LAVY SINKS, 2 BATH/SHOWERS, 1 KITCHEN SINK, 1 LAUNDRY TUB, WATER HEATER - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"814451","date":"2017-09-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ ALTERATIONS PERMIT STANDARD - INSTALL 5' SLIDING PATIO DOOR UNIT IN REAR WALL OF SINGLE FAMILY DWELLING IN EXISTING DOOR & WINDOW OPENINGS. OWNER OCCUPANT IS INSTALLING THE PATIO DOOR ASSEMBLY."},{"number":"866091","date":"2018-04-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"ABANDONED","completedDate":null,"scope":"INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL AND SHEETROCK, REMODEL BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"878595","date":"2018-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-08","scope":"ON AN EXISTING 200AMP SERVICE,CORRECT ALL ELECTRICAL VIOLATIONS AND LEGALIZE WORK DONE BY OTHERS BY REMOVING ALL EXISTING WIRING AND DOING A COMPLETE REWIRE OF SFD WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"941489","date":"2019-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"INSTALL (1)30 AMP- 240 VOLT CIRCUIT W/10-2 ROMEX TO NEW ELECTRIC HOT WATER HEATER. PER 2008 NEC"}],"storyTag":"Improved","storyDelta":0.06,"timeline":[{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"8 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[{"number":"547663","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CARLOS & EMILEE SMITH","legalName":"CARLOS & EMILEE SMITH","address":"1721 S 5TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2011-10-31","latestIssueDate":"2013-02-16","expirationDate":"2014-02-28","inactiveDate":null},{"number":"622870","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"WELLS FARGO BANK N.A.","legalName":"WELLS FARGO BANK N.A.","address":"1721 S 5TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-03-25","latestIssueDate":"2017-04-05","expirationDate":"2018-02-28","inactiveDate":null}],"licenseActivity":[{"number":"622870","type":"Vacant Residential Property / Lot","businessName":"WELLS FARGO BANK N.A.","legalName":"WELLS FARGO BANK N.A.","issuedDate":"2014-03-25","latestIssueDate":"2017-04-05","closureDate":"2018-02-28","expirationDate":"2018-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"547663","type":"Vacant Residential Property / Lot","businessName":"CARLOS & EMILEE SMITH","legalName":"CARLOS & EMILEE SMITH","issuedDate":"2011-10-31","latestIssueDate":"2013-02-16","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 228741 (EXPIRED), 796492 (EXPIRED), 814451 (EXPIRED), 866091 (ABANDONED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 6, 2019.","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 #547663: Closed; Vacant Residential Property / Lot #622870: Closed","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 15 historical violations across 3 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. 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"}]}