{"asOf":"2026-07-27T11:25:32.784Z","block":"200-299 CHRISTIAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-christian-st","address":"217 CHRISTIAN ST","parcelNumber":"022097800","source":"https://property.phila.gov/?p=022097800","ownerType":"investor","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":"CHRISTIAN 217 LLC","coOwner":null,"marketValue":723800,"landAssessment":144760,"improvementAssessment":579040,"livableArea":2856,"yearBuilt":1915,"lastSale":{"price":690000,"date":"2022-01-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-077940","date":"2022-10-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2026-04-29","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-077942","date":"2022-10-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2022-077945","date":"2022-10-14","code":"B-3309.1","title":"FIRE EXTINGUISHERS REQUIRED DURING CONSTRUCTION\n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2022-077949","date":"2022-10-14","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2022-077951","date":"2022-10-14","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2022-077958","date":"2022-10-14","code":"A-302.5.1","title":" APPROVED PLANS ON -SITE","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2022-077959","date":"2022-10-14","code":"A-1001.4/1","title":"WORKER W/O OSHA 10","status":"CLOSED","resolutionDate":"2022-12-30","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2022-105559","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2026-04-29","violations":[{"number":"VI-2022-077940","date":"2022-10-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2026-04-29","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-105569","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2026-04-29","violations":[{"number":"VI-2022-077942","date":"2022-10-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2022-105571","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2026-04-29","violations":[{"number":"VI-2022-077945","date":"2022-10-14","code":"B-3309.1","title":"FIRE EXTINGUISHERS REQUIRED DURING CONSTRUCTION\n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2022-105574","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2026-04-29","violations":[{"number":"VI-2022-077949","date":"2022-10-14","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2022-105580","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2026-04-29","violations":[{"number":"VI-2022-077951","date":"2022-10-14","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2022-105597","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-10-14","completedDate":null,"violations":[{"number":"VI-2022-077958","date":"2022-10-14","code":"A-302.5.1","title":" APPROVED PLANS ON -SITE","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2022-105603","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2026-04-29","violations":[{"number":"VI-2022-077959","date":"2022-10-14","code":"A-1001.4/1","title":"WORKER W/O OSHA 10","status":"CLOSED","resolutionDate":"2022-12-30","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2022,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2022-105559","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105569","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105571","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105574","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105580","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105597","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105603","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105603","date":"2022-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105559","date":"2022-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105559","date":"2022-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105603","date":"2022-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105603","date":"2022-12-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-105559","date":"2026-04-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":11,"passes":1},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93637300767049,"lng":-75.147518713739,"geom":{"type":"Polygon","coordinates":[[[-75.147519079,39.936490136],[-75.147463233,39.936475844],[-75.147512253,39.93625276],[-75.147574001,39.936269878],[-75.147519079,39.936490136]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":5,"baths":3,"stories":3,"lotArea":1458,"zoning":"RM1","grade":"C+","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"736 S 20TH ST UNIT B, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":367000,"taxable":367000,"land":59201,"improvement":307799,"taxableLand":59201,"taxableImprovement":307799,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":367000,"taxable":367000,"land":110100,"improvement":256900,"taxableLand":110100,"taxableImprovement":256900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":367000,"taxable":367000,"land":110100,"improvement":256900,"taxableLand":110100,"taxableImprovement":256900,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":563800,"taxable":563800,"land":169100,"improvement":394700,"taxableLand":169100,"taxableImprovement":394700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":611000,"taxable":611000,"land":183257,"improvement":427743,"taxableLand":183257,"taxableImprovement":427743,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":611000,"taxable":611000,"land":183257,"improvement":427743,"taxableLand":183257,"taxableImprovement":427743,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":611000,"taxable":611000,"land":183257,"improvement":427743,"taxableLand":183257,"taxableImprovement":427743,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":611000,"taxable":611000,"land":183200,"improvement":427800,"taxableLand":183200,"taxableImprovement":427800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":611000,"taxable":611000,"land":183200,"improvement":427800,"taxableLand":183200,"taxableImprovement":427800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":701700,"taxable":701700,"land":140340,"improvement":561360,"taxableLand":140340,"taxableImprovement":561360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":701700,"taxable":701700,"land":140340,"improvement":561360,"taxableLand":140340,"taxableImprovement":561360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":723800,"taxable":723800,"land":144760,"improvement":579040,"taxableLand":144760,"taxableImprovement":579040,"exemptLand":0,"exemptImprovement":0}],"taxNow":9822,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-001966","date":"2022-05-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-28","scope":"FOR THE REAR 2ND AND 3RD STORY ADDITION TO THE EXISTING ATTACHED STRUCTURE WITH ADDITION OF ROOF DECK ACCESSED BY THE PILOTHOUSE, SIZE AND LOCATION AS SHWON ON THE PLANS."},{"number":"CP-2022-002395","date":"2022-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-28","scope":"LEVEL III ALTERATIONS (NO CHANGE OF OCCUPANCY) TO INCLUDE REAR SECOND/THIRD FLOOR REAR ADDITIONS AND ROOF DECK/PILOT HOUSE ADDITION FOR AN EXISTING THREE (3) STORY, FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. BUILDING TO BE SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 11/29/25 AMEND ALTERATIONS PERMIT CP-2022-002395 FOR CHANGES TO STAIRWAYS, PARAPET DETAILS AND WINDOW/DOOR TYPES AS PER APPROVED PLANS."},{"number":"FP-2022-002040","date":"2022-08-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2.5\" BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-015836","date":"2023-03-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-28","scope":"REPAIR/REPLACE MD, CT, FAI and 1.5\" WDP INSTALL 7 Shower/Tubs, 7 WC, 7 LAVS 3 KS, 3 HWH, 3 HB"},{"number":"MP-2025-002323","date":"2025-06-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-28","scope":"FOR ANEW MECHANICAL WORK TO ACCOMMODATE AN EXISTING STRUCTURE. **ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2025-005443","date":"2025-06-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-07","scope":"INSTALL NEW FIRE ALARM SYSTEM ACCORDING TO THE 2017 NEC AND PER PLANS."},{"number":"EP-2025-005275","date":"2025-09-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-18","scope":"Install 400 amp service with grounding, 5-gang meter bank, (4) 125-amp panels, (1) 100 amp panel, lighting, receptacles, smoke/CO alarms, exit/emergency lighting, and power to equipment as per 2017 NEC. ***NOT APPROVED FOR THE INSTALLATION OF FIRE ALARM***"}],"storyTag":"New construction","storyDelta":-0.12,"timeline":[{"y":2011,"k":"sale","p":325000},{"y":2022,"k":"sale","p":690000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 11 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"270177","type":"Rental","status":"Inactive","businessName":"DASCENZO BERNARD & THERESA","legalName":"DASCENZO BERNARD & THERESA","address":"217 CHRISTIAN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-09-14","latestIssueDate":"2005-04-27","expirationDate":"2007-02-28","inactiveDate":"2011-03-21"},{"number":"528230","type":"Rental","status":"Inactive","businessName":"ESTATE OF BERNARD D ASCENZO SR (NESTLY BENOIT)","legalName":"ESTATE OF BERNARD D ASCENZO SR","address":"217 CHRISTIAN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2011-03-21","latestIssueDate":"2011-03-21","expirationDate":"2012-02-29","inactiveDate":"2012-02-28"},{"number":"800502","type":"Rental","status":"Closed","businessName":"eric gehl","legalName":"eric gehl","address":"217 CHRISTIAN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-01-24","latestIssueDate":"2020-12-11","expirationDate":"2022-01-23","inactiveDate":null},{"number":"1010410","type":"Rental","status":"Active","businessName":"CHRISTIAN 217 LLC","legalName":"CHRISTIAN 217 LLC","address":"217 CHRISTIAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","expirationDate":"2027-06-14","inactiveDate":null}],"licenseActivity":[{"number":"1010410","type":"Rental","businessName":"CHRISTIAN 217 LLC","legalName":"CHRISTIAN 217 LLC","issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","closureDate":null,"expirationDate":"2027-06-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"800502","type":"Rental","businessName":"eric gehl","legalName":"eric gehl","issuedDate":"2019-01-24","latestIssueDate":"2020-12-11","closureDate":"2022-01-23","expirationDate":"2022-01-23","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"528230","type":"Rental","businessName":"ESTATE OF BERNARD D ASCENZO SR (NESTLY BENOIT)","legalName":"ESTATE OF BERNARD D ASCENZO SR","issuedDate":"2011-03-21","latestIssueDate":"2011-03-21","closureDate":"2012-02-28","expirationDate":"2012-02-29","inactiveDate":"2012-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"270177","type":"Rental","businessName":"DASCENZO BERNARD & THERESA","legalName":"DASCENZO BERNARD & THERESA","issuedDate":"2004-09-14","latestIssueDate":"2005-04-27","closureDate":"2011-03-21","expirationDate":"2007-02-28","inactiveDate":"2011-03-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"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":"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":"11 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 29, 2026.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 7 historical violations across 7 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"}]}