{"asOf":"2026-07-28T13:28:18.076Z","block":"200-299 MONTROSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-montrose-st","address":"242 MONTROSE ST","parcelNumber":"021000040","source":"https://property.phila.gov/?p=021000040","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O10","buildingCodeNew":"25","buildingClass":"ROW 1 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"FAUL EILEEN ANN TR","coOwner":"EILEEN ANN FAUL TRUST","marketValue":1600000,"landAssessment":320000,"improvementAssessment":1280000,"livableArea":3106,"yearBuilt":2025,"lastSale":{"price":1640000,"date":"2025-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-087200","date":"2022-11-18","code":"B-3304","title":"SAFEGUARDSB- EXCAVATION/ FOUNDATIONS","status":"COMPLIED","resolutionDate":"2023-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-087201","date":"2022-11-18","code":"B-3306","title":"SAFEGUARDSB- PARTY WALL PROTECTION","status":"COMPLIED","resolutionDate":"2023-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-075950","date":"2023-09-30","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSED","resolutionDate":"2023-10-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-075954","date":"2023-09-30","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"CLOSED","resolutionDate":"2023-10-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-076242","date":"2023-10-02","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-02","resolution":"WARNING ISSUED"},{"number":"VI-2023-076244","date":"2023-10-02","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-02","resolution":"WARNING ISSUED"},{"number":"VI-2023-087225","date":"2023-11-06","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-06","resolution":"SVN ISSUED"},{"number":"VI-2024-073548","date":"2024-08-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-28","resolution":"SVN ISSUED"},{"number":"VI-2024-073551","date":"2024-08-28","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-08-28","resolution":"SVN ISSUED"},{"number":"VI-2025-035615","date":"2025-05-23","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-06-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2022-116749","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-19","completedDate":"2023-03-18","violations":[{"number":"VI-2022-087200","date":"2022-11-18","code":"B-3304","title":"SAFEGUARDSB- EXCAVATION/ FOUNDATIONS","status":"COMPLIED","resolutionDate":"2023-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-087201","date":"2022-11-18","code":"B-3306","title":"SAFEGUARDSB- PARTY WALL PROTECTION","status":"COMPLIED","resolutionDate":"2023-03-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-102119","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-30","completedDate":"2025-07-11","violations":[{"number":"VI-2023-075950","date":"2023-09-30","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSED","resolutionDate":"2023-10-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-075954","date":"2023-09-30","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"CLOSED","resolutionDate":"2023-10-04","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2023-102598","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-02","completedDate":"2023-10-03","violations":[{"number":"VI-2023-076242","date":"2023-10-02","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-02","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-102638","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-02","completedDate":"2023-10-03","violations":[{"number":"VI-2023-076244","date":"2023-10-02","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-02","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-115705","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-06","completedDate":"2025-06-05","violations":[{"number":"VI-2023-087225","date":"2023-11-06","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-06","resolution":"SVN ISSUED"}]},{"number":"CF-2024-095603","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-28","completedDate":"2025-06-05","violations":[{"number":"VI-2024-073548","date":"2024-08-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-28","resolution":"SVN ISSUED"}]},{"number":"CF-2024-095605","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-28","completedDate":"2025-06-05","violations":[{"number":"VI-2024-073551","date":"2024-08-28","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-08-28","resolution":"SVN ISSUED"}]},{"number":"CF-2025-047515","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-23","completedDate":"2025-06-06","violations":[{"number":"VI-2025-035615","date":"2025-05-23","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-06-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2022,"n":2,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-116749","date":"2022-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-116749","date":"2023-03-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-102119","date":"2023-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102598","date":"2023-10-02","type":null,"status":null},{"caseNumber":"CF-2023-102638","date":"2023-10-02","type":null,"status":null},{"caseNumber":"CF-2023-102119","date":"2023-10-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-115705","date":"2023-11-06","type":null,"status":null},{"caseNumber":"CF-2024-095603","date":"2024-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-095605","date":"2024-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-047515","date":"2025-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-047515","date":"2025-06-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":2},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93562986057752,"lng":-75.14863768677013,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-005774","type":"Sprinkler Certification","inspectionDate":"2025-09-10","result":"Certified","expirationDate":"2026-09-10","buildingId":"2002689"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":4,"baths":5,"stories":4,"lotArea":1850,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":3,"homestead":false,"mail":"38 BEAUERBROOK RD, WESTON CT, 06883","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR COMPLETE DEMOLITION OF EXISTING ONE STORY STRUCTURE ON THE LOT; AND FOR THE RELOCATION\nOF LOT LINE TO CREATE ONE LOT (PARCEL – A) FROM FOUR (4) LOTS (925, 927, 929 & 931 S 3RD ST) (TWO OPA\nACCOUNTS; 925-27 & 929-31 S 03RD ST). SI","status":"In Process","outcome":"Complete","date":"2020-11-23","number":"39925","relatedPermit":"1048417"},{"type":"LIRB SVN Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-004056","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-004058","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1600000,"taxable":320000,"land":320000,"improvement":1280000,"taxableLand":320000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1280000},{"y":2027,"v":1600000,"taxable":320000,"land":320000,"improvement":1280000,"taxableLand":320000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1280000}],"taxNow":4479,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-001190","date":"2020-10-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"RP-2020-012070","date":"2021-03-23","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-09-02","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13R) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY.(Work includes Planned Unit Development (PUD) 3 of three (3) single family dwelling units)**AMEND 3/24/25- TO CHANGE SPECIAL INSPECTOR AND DPRC-SI***"},{"number":"PP-2021-009553","date":"2021-06-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-29","scope":"SEALING LATERAL PPC 2018"},{"number":"ZP-2021-005946","date":"2021-06-02","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"DP-2021-001112","date":"2021-07-15","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2022-05-24","scope":"FOR THE COMPLETE DEMOLITION OF A ONE-STORY ATTACHED STRUCTURE ON THE LOT. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"PP-2021-021983","date":"2021-11-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-06-01","scope":"SEALING LATERAL PPC 2018"},{"number":"FP-2022-002892","date":"2022-11-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-02","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2021-000890","date":"2022-11-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-02","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13R) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY.(Work includes Planned Unit Development (PUD) 3 of three (3) single family dwelling units)"},{"number":"EP-2021-001422","date":"2022-11-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-19","scope":"AMEND PERMIT 4/2/2024 - CHANE OF AGENCY ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13R) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY.(Work includes Planned Unit Development (PUD) 3 of three (3) single family dwelling units)"},{"number":"PP-2021-002506","date":"2022-11-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-05","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13R) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY.(Work includes Planned Unit Development (PUD) 3 of three (3) single family dwelling units)"},{"number":"PP-2023-015099","date":"2023-11-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-02","scope":"Install 1) 5\" Curb Trap and Fresh Air Inlet, install a new 6\" Curb Trap and Fresh Air Inlet. Install all drain and water lines to all fixtures for inside. 5 WC, 5 VANITY, 4 Tub and Showers, 1 KS, 1 LS & 1 HWH."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"sale","p":1640000}],"rented":false,"licenses":[{"number":"225473","type":"Rental","status":"Inactive","businessName":"FISHER JOSEPH","legalName":"FISHER JOSEPH","address":"242 MONTROSE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-09","latestIssueDate":"2006-02-03","expirationDate":"2007-02-28","inactiveDate":"2007-08-20"}],"licenseActivity":[{"number":"225473","type":"Rental","businessName":"FISHER JOSEPH","legalName":"FISHER JOSEPH","issuedDate":"2003-03-09","latestIssueDate":"2006-02-03","closureDate":"2007-08-20","expirationDate":"2007-02-28","inactiveDate":"2007-08-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: DP-2021-001112 (Expired), PP-2021-021983 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 6, 2025.","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":"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 10 historical violations across 8 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Sep 10, 2026","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.","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"}]}