{"asOf":"2026-07-25T01:04:21.256Z","block":"1400-1499 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-9th-st","address":"1418 S 9TH ST","parcelNumber":"012269700","source":"https://property.phila.gov/?p=012269700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"CHAN KEN HOI","coOwner":"ZHAO YATING","marketValue":786600,"landAssessment":157320,"improvementAssessment":629280,"livableArea":2426,"yearBuilt":1915,"lastSale":{"price":1,"date":"2019-01-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"511711","date":"2007-03-07","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"511708","date":"2007-03-07","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"511709","date":"2007-03-07","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"511710","date":"2007-03-07","code":"FC-906.2/4","title":"FIRE EXTING-LABEL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1916168","date":"2010-10-05","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1916170","date":"2010-10-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1916169","date":"2010-11-05","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3935481","date":"2016-01-20","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"104576","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-08","completedDate":null,"violations":[{"number":"511711","date":"2007-03-07","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"511708","date":"2007-03-07","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"511709","date":"2007-03-07","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"511710","date":"2007-03-07","code":"FC-906.2/4","title":"FIRE EXTING-LABEL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"254202","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-10-05","completedDate":"2016-04-07","violations":[{"number":"1916168","date":"2010-10-05","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1916170","date":"2010-10-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1916169","date":"2010-11-05","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"273429","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-19","completedDate":"2016-07-20","violations":[{"number":"3935481","date":"2016-01-20","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"53096","date":"2005-12-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"53096","date":"2006-03-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104576","date":"2007-03-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104576","date":"2008-06-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"53096","date":"2008-06-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"254202","date":"2010-10-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"254202","date":"2010-11-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"254202","date":"2010-12-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"254202","date":"2011-03-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"273429","date":"2016-01-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"273429","date":"2016-02-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"273429","date":"2016-03-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"254202","date":"2016-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"273429","date":"2016-05-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"273429","date":"2016-05-25","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"535261","date":"2017-06-23","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":2},{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.931341530057914,"lng":-75.15975275050475,"geom":{"type":"Polygon","coordinates":[[[-75.15962341,39.931350161],[-75.159633566,39.931302354],[-75.159882765,39.931332952],[-75.159870957,39.931380722],[-75.15962341,39.931350161]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":5,"baths":2,"stories":3,"lotArea":1190,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1555 TEMPLE DR, AMBLER PA, 19002","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"I AM THE OWNER OF THE PROPERTY, ALSO A REGISTERED MASTER PLUMBER IN THE CITY. BASED ON THE THEORY AND METHOD USED TO DETERMINE, THE LEAK SHOULD BE CONSIDERED OUT OF DATE AND UNSCIENTIFIC. WE DO NOT HAVE LEAKING ON OUR FRONT BASEMENT WALL OR","status":"OPEN","outcome":"MOOT","date":"2009-01-28","number":"7068","relatedPermit":null}],"taxYears":[{"year":2016,"total":34.76,"principal":31.99,"interest":0.48,"penalty":0.32}],"taxNet":34.76,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":178300,"taxable":178300,"land":22404,"improvement":155896,"taxableLand":22404,"taxableImprovement":155896,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":178300,"taxable":178300,"land":32986,"improvement":145314,"taxableLand":32986,"taxableImprovement":145314,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":178300,"taxable":178300,"land":32986,"improvement":145314,"taxableLand":32986,"taxableImprovement":145314,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":353800,"taxable":353800,"land":65454,"improvement":288346,"taxableLand":65454,"taxableImprovement":288346,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":400000,"taxable":178300,"land":72000,"improvement":328000,"taxableLand":72000,"taxableImprovement":106300,"exemptLand":0,"exemptImprovement":221700},{"y":2021,"v":400000,"taxable":178300,"land":72000,"improvement":328000,"taxableLand":72000,"taxableImprovement":106300,"exemptLand":0,"exemptImprovement":221700},{"y":2022,"v":400000,"taxable":178300,"land":72000,"improvement":328000,"taxableLand":72000,"taxableImprovement":106300,"exemptLand":0,"exemptImprovement":221700},{"y":2023,"v":651100,"taxable":299030,"land":130220,"improvement":520880,"taxableLand":130220,"taxableImprovement":168810,"exemptLand":0,"exemptImprovement":352070},{"y":2024,"v":651100,"taxable":299030,"land":130220,"improvement":520880,"taxableLand":130220,"taxableImprovement":168810,"exemptLand":0,"exemptImprovement":352070},{"y":2025,"v":680200,"taxable":312395,"land":136040,"improvement":544160,"taxableLand":136040,"taxableImprovement":176355,"exemptLand":0,"exemptImprovement":367805},{"y":2026,"v":680200,"taxable":312395,"land":136040,"improvement":544160,"taxableLand":136040,"taxableImprovement":176355,"exemptLand":0,"exemptImprovement":367805},{"y":2027,"v":786600,"taxable":361261,"land":157320,"improvement":629280,"taxableLand":157320,"taxableImprovement":203941,"exemptLand":0,"exemptImprovement":425339}],"taxNow":4373,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"832856","date":"2018-03-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"TO RENOVATE INTERIOR SPACE EXISTIGN TWO FAMILY DWELLING AS PER PLAN. NO STRUCTURE CHANGE"},{"number":"856562","date":"2018-03-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF 4 SHOWER TUBS, FOUR WATER CLOSETS, TWO KITCHEN SINKS, ONE WASHER FOUR LAVS, THREE WATER HEATERS AND ONE DRYER. INSTALLATIONS IN ACCORDANCE WITH 2004 PPC"},{"number":"857377","date":"2018-03-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE RECEPTACLES, LIGHTS, SWITCHES & SMOKE DETECTORS ON EXISTING 200AMP SERVICE WITH 3-100AMP PANELS & METER AS PER NEC 2008 SOUTH DISTRICT"},{"number":"915822","date":"2018-11-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-30","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING."},{"number":"946565","date":"2019-03-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-12-21","scope":"ADDITION AT REAR ABOVE TWO (2) STORY PORTION OF A TWO (2) FAMILY DWELLING. RENOVATIONS AS SHOWN ON PLANS."},{"number":"EP-2021-010842","date":"2021-10-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-04","scope":"To rewire throughout the whole building with 6-100Amp new panels in the existing 200Amp service as per 2014 nec"},{"number":"PP-2021-016367","date":"2021-10-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-21","scope":"To install the fixtures and pipes: 7 showers/tubs, 7 water closets,7 lavatories, 2 kitchen sinks, 1 laundry sink, 3 water heaters, and other (2 washers)"},{"number":"MP-2023-000056","date":"2023-01-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. *ROOFTOP UNITS PERMITTED IF INCLUDED IN BUILDING PLANS* To install 2 HVAC systems for the existing 2-family dwelling: one is 2.5 ton (1000CFM), the other one is 3 ton (1200 CFM), ductwork and air-handling equipment is self-contained within single tenant space. No penetration, high efficiency, the condensing units on the rear yard, 20 diffusers. Combo with RP-946565."},{"number":"ZP-2024-002592","date":"2024-04-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2024-009831","date":"2024-10-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"212397","type":"Rental","status":"Inactive","businessName":"KEN H CHAN (XIAOXIAN CHAN)","legalName":"KEN H CHAN","address":"1418 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-25","latestIssueDate":"2017-02-15","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"0956954","type":"Rental","status":"Active","businessName":"KEN H CHAN","legalName":"KEN H CHAN","address":"1418 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-07-22","latestIssueDate":"2026-07-21","expirationDate":"2027-07-21","inactiveDate":null},{"number":"0973183","type":"Limited Lodging Operator","status":"Active","businessName":"Jon Salcedo","legalName":"Jon Salcedo ","address":"1418 S 9TH ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-03-07","latestIssueDate":"2026-06-10","expirationDate":"2027-03-06","inactiveDate":null}],"licenseActivity":[{"number":"0973183","type":"Limited Lodging Operator","businessName":"Jon Salcedo","legalName":"Jon Salcedo ","issuedDate":"2025-03-07","latestIssueDate":"2026-06-10","closureDate":null,"expirationDate":"2027-03-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0956954","type":"Rental","businessName":"KEN H CHAN","legalName":"KEN H CHAN","issuedDate":"2024-07-22","latestIssueDate":"2026-07-21","closureDate":null,"expirationDate":"2027-07-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"212397","type":"Rental","businessName":"KEN H CHAN (XIAOXIAN CHAN)","legalName":"KEN H CHAN","issuedDate":"2004-03-25","latestIssueDate":"2017-02-15","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"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"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #7068: OPEN · MOOT. Use permit #915822: COMPLETED. The history also contains “PERM Z- 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":"2 permits not marked completed: 832856 (EXPIRED), 856562 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1555 TEMPLE DR, AMBLER PA, 19002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"8 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 23, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 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"}]}