{"asOf":"2026-07-24T17:43:42.200Z","block":"1500-1599 S 10TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-s-10th-st","address":"1524 S 10TH ST","parcelNumber":"012279300","source":"https://property.phila.gov/?p=012279300","ownerType":"owner-occupied","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":"TORRES JUAN CARLOS APARIC","coOwner":null,"marketValue":560500,"landAssessment":112100,"improvementAssessment":448400,"livableArea":2592,"yearBuilt":1915,"lastSale":{"price":405000,"date":"2019-08-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-032011","date":"2023-05-09","code":"L - O","title":"SIDEWALK CAFE LICENSE (3123)","status":"COMPLIED","resolutionDate":"2023-06-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-032026","date":"2023-05-09","code":"F-904.12","title":"COMMERCIAL COOKING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-032025","date":"2023-05-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-032016","date":"2023-05-09","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-032017","date":"2023-05-09","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058916","date":"2023-08-09","code":"L - O","title":"SIDEWALK CAFE LICENSE (3123)","status":"COMPLIED","resolutionDate":"2024-08-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-041595","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-09","completedDate":"2023-07-20","violations":[{"number":"VI-2023-032011","date":"2023-05-09","code":"L - O","title":"SIDEWALK CAFE LICENSE (3123)","status":"COMPLIED","resolutionDate":"2023-06-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-032026","date":"2023-05-09","code":"F-904.12","title":"COMMERCIAL COOKING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-032025","date":"2023-05-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-032016","date":"2023-05-09","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-032017","date":"2023-05-09","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-079592","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-09","completedDate":"2024-08-14","violations":[{"number":"VI-2023-058916","date":"2023-08-09","code":"L - O","title":"SIDEWALK CAFE LICENSE (3123)","status":"COMPLIED","resolutionDate":"2024-08-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2023-041595","date":"2023-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041595","date":"2023-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041595","date":"2023-07-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-079592","date":"2023-08-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-079592","date":"2024-08-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":3,"passes":1},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93011961245289,"lng":-75.1616121097543,"geom":{"type":"Polygon","coordinates":[[[-75.161501375,39.930128043],[-75.161511556,39.930083911],[-75.161723096,39.930111462],[-75.161713225,39.930155118],[-75.161501375,39.930128043]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-013306","type":"Special Hazards Certification","inspectionDate":"2023-06-26","result":"Certified","expirationDate":"2024-06-26","buildingId":"1379203"},{"number":"BC-2024-009140","type":"Fire Alarm Certification","inspectionDate":"2024-01-04","result":"Certified","expirationDate":"2025-01-04","buildingId":"1379203"},{"number":"BC-2024-017580","type":"Special Hazards Certification","inspectionDate":"2024-06-13","result":"Certified","expirationDate":"2025-06-13","buildingId":"1379203"},{"number":"BC-2025-008190","type":"Fire Alarm Certification","inspectionDate":"2025-03-10","result":"Certified","expirationDate":"2026-03-10","buildingId":"1379203"},{"number":"BC-2025-025439","type":"Special Hazards Certification","inspectionDate":"2025-09-22","result":"Deficient","expirationDate":null,"buildingId":"1379203"},{"number":"BC-2025-025441","type":"Special Hazards Certification","inspectionDate":"2025-09-22","result":"Certified","expirationDate":"2026-09-22","buildingId":"1379203"},{"number":"BC-2026-010201","type":"Fire Alarm Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1379203"},{"number":"BC-2026-009385","type":"Special Hazards Certification","inspectionDate":"2026-03-31","result":"Certified","expirationDate":"2027-03-31","buildingId":"1379203"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":5,"baths":3,"stories":1,"lotArea":976,"zoning":"CMX1","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"1524 S 10TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR A SIT-DOWN RESTAURANT AT FIRST FLOOR IN THE SAME BUILDING WITHALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION\nThe permit for the above location cannot be issued because the proposal does not comply with","status":"Completed","outcome":"Granted","date":"2020-12-14","number":"ZP-2020-003983","relatedPermit":"ZP-2020-003983"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-08-30","number":"HA-2023-003814","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":178300,"taxable":148300,"land":18375,"improvement":159925,"taxableLand":18375,"taxableImprovement":129925,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":178300,"taxable":148300,"land":32986,"improvement":145314,"taxableLand":32986,"taxableImprovement":115314,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":178300,"taxable":148300,"land":32986,"improvement":145314,"taxableLand":32986,"taxableImprovement":115314,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":372200,"taxable":332200,"land":68858,"improvement":303342,"taxableLand":68858,"taxableImprovement":263342,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":403300,"taxable":358300,"land":74612,"improvement":328688,"taxableLand":74612,"taxableImprovement":283688,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":403300,"taxable":358300,"land":74612,"improvement":328688,"taxableLand":74612,"taxableImprovement":283688,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":403300,"taxable":358300,"land":74612,"improvement":328688,"taxableLand":74612,"taxableImprovement":283688,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":480100,"taxable":400100,"land":96020,"improvement":384080,"taxableLand":96020,"taxableImprovement":304080,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":480100,"taxable":400100,"land":96020,"improvement":384080,"taxableLand":96020,"taxableImprovement":304080,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":495000,"taxable":395000,"land":99000,"improvement":396000,"taxableLand":99000,"taxableImprovement":296000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":495000,"taxable":395000,"land":99000,"improvement":396000,"taxableLand":99000,"taxableImprovement":296000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":560500,"taxable":460500,"land":112100,"improvement":448400,"taxableLand":112100,"taxableImprovement":348400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":5529,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"560367","date":"2014-09-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-09-09","scope":"REDUCE USE TO SFD"},{"number":"663385","date":"2016-01-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-13","scope":"FOOD BEVERAGES AND GROCERIES AT FIRST FLOOR AND TWO(2) FAMILY DWELLING ABOVE."},{"number":"664753","date":"2016-02-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"REPLACE EXTERIOR STAIR, DOOR,REPAIRS AND RENOVATIONS TO EXISTING SFD AND GROCERY STORE."},{"number":"ZP-2020-003983","date":"2020-12-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2021-001147","date":"2021-03-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-28","scope":"For prescriptive alterations with a change of occupancy (without a change in occupancy classification) to a Group B (Sit-Down Restaurant w/<50 seats) within the basement and first floor of an existing three (3) story attached structure, as per plans; separate permits required for MEP work; building is currently not sprinklered; no signs on this permit; see ZP-2020-003983 for use registration permit."},{"number":"MP-2021-003238","date":"2021-06-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-16","scope":"FOR THE INSTALLATION OF ONE (1) UL-LISTED TYPE I COMMERCIAL KITCHEN HOOD AND ASSOCIATED DUCTWORK AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND FIRE SUPPRESSION WORK."},{"number":"EP-2021-013931","date":"2022-01-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-15","scope":"Install a 400 amp service, (2) gang meter, 400 amp mcb panel, ct cabinet,(1) 100 amp feeder to the existing residential panel, (1) 60 amp panel and feeder. Install wiring throughout the basement and first floor. Install lights normal and emergency, switches, sensors, exit signs, emergency wall packs and receptacles. Provide wiring for the mechanical, hvac and kitchen equipment. All work in accordance with the 2017 nec . ** No fire alarm work."},{"number":"PP-2022-002542","date":"2022-02-17","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-07-16","scope":"Rough-in application associated with PP-2022-002389"},{"number":"PP-2022-002389","date":"2022-03-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-28","scope":"INSTALL 3 BACKFLOW PREVENTERS, 1 HOT WATER HEATER, 1 LAVATORY, 4 HUD DRAINS, 1 ICE MACHINE, 2 -3 COMPARTMENTS, 2 WATER CLOSETS, 1 GREASE TRAP, 1 DISHWASHER, 1 FLOOR SINK, 2 HAND SINKS AND 1 PREP SINK ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-001639","date":"2022-06-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-28","scope":"FOR THE INSTALLATION OF HVAC EQUIPMENT SERVING A RESTAURANT AT THE BASEMENT AND 1ST FLOOR TO INCLUDE TWO (2) HVAC APPLIANCES CONNECTED TO ASSOCIATED DUCTWORK AND GRDs, TWO (2) DUCTLESS MINI SPLIT SYSTEMS, AND ONE (1) BATHROOM EXHAUST. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-001147 FOR ASSOCIATED BUILDING ALTERATIONS PERMIT."},{"number":"EP-2022-002024","date":"2022-06-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-18","scope":"Install fire alarm throughout as per 2016 NFPA 72."},{"number":"FP-2022-002969","date":"2022-11-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-28","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL (1) ONE ANSUL R-102 WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM FOR PROTECTION OF KITCHEN EXHAUST HOOD - SEE MECHANICAL PERMIT MP-2021-003238 FOR KITCHEN HOOD."},{"number":"ZP-2024-009020","date":"2025-03-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"}],"storyTag":"Improved","storyDelta":0.14,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"914838","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"El Chingon LLC (El Chingon Philly)","legalName":"El Chingon LLC","address":"1524 S 10TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2023-01-20","latestIssueDate":"2026-01-20","expirationDate":"2027-01-19","inactiveDate":null},{"number":"948385","type":"Sidewalk Cafe","status":"Active","businessName":"El Chingon LLC (El Chingon Philly)","legalName":"El Chingon LLC","address":"1524 S 10TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-04-04","latestIssueDate":"2026-04-23","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"948385","type":"Sidewalk Cafe","businessName":"El Chingon LLC (El Chingon Philly)","legalName":"El Chingon LLC","issuedDate":"2024-04-04","latestIssueDate":"2026-04-23","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"914838","type":"Food Preparing and Serving (30+ SEATS)","businessName":"El Chingon LLC (El Chingon Philly)","legalName":"El Chingon LLC","issuedDate":"2023-01-20","latestIssueDate":"2026-01-20","closureDate":null,"expirationDate":"2027-01-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["1 permit event since 2023","1 zoning/board appeal 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 #ZP-2020-003983: Completed · Granted; related permit ZP-2020-003983. Use permit #560367: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2022-002542 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 Aug 14, 2024.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 6 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Mar 31, 2027; Fire Alarm Certification: Certified through Mar 2, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}