{"asOf":"2026-07-25T09:10:57.996Z","block":"1100-1199 N ORIANNA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-n-orianna-st","address":"1134 N ORIANNA ST","parcelNumber":"057096005","source":"https://property.phila.gov/?p=057096005","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"BUCARO KATHARINE","coOwner":"HARRISTON ROBERT","marketValue":495100,"landAssessment":99020,"improvementAssessment":396080,"livableArea":1707,"yearBuilt":2011,"lastSale":{"price":465000,"date":"2020-01-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"841133","date":"2008-02-15","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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PERMIT","status":"COMPLETED","completedDate":"2010-07-01","scope":"SUBDIVISION OF ONE LOT INTO 7 LOTS FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLINGS WITH CELLARS & ROOF DECK"},{"number":"288953","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"288956","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"288957","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"288958","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"288959","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"288960","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"288961","date":"2010-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"FOR THE NEW CONSTRUCTION OF 3 STORY SINGLE FAMILY DWELLING WITH CELLAR & ROOF DECK"},{"number":"291350","date":"2010-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"NEW CONSTRUCTION OF AN ATTACHED SINGLE FAMILY DWELLING AT 1142 N. ORIANNA STREET - PARCEL \"F\" ( ONE OF FOUR IN PLAN PACKAGE, PART OF SEVEN NEW ATTACHED SINGLE FAMILY DWELLINGS ) C/O INCLUDED IN THIS APPLICATION SEE AP #291348 FOR BUILDING PLAN"},{"number":"291349","date":"2010-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"NEW CONSTRUCTION OF AN ATTACHED SINGLE FAMILY DWELLING AT 1140 N. ORIANNA STREET _ PARCEL \"E\"( ONE OF FOUR IN PLAN PACKAGE, PART OF SEVEN NEW ATTACHED SINGLE FAMILY DWELLINGS ) C/O INCLUDED IN THIS APPLICATION SEE AP #291348 FOR BUILDING PLANS"},{"number":"291351","date":"2010-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-08-31","scope":"NEW CONSTRUCTION OF AN ATTACHED SINGLE FAMILY DWELLING AT 1144 N. ORIANNA STREET - PARCEL \"G\" ( ONE OF FOUR IN PLAN PACKAGE, PART OF SEVEN NEW ATTACHED SINGLE FAMILY DWELLINGS ) C/O INCLUDED IN THIS APPLICATION SEE AP #291348 FOR BUILDING PLAN"},{"number":"291348","date":"2010-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-08-31","scope":"NEW CONSTRUCTION OF AN ATTACHED SINGLE FAMILY DWELLING ( ONE OF FOUR IN PLAN PACKAGE, PART OF SEVEN NEW ATTACHED SINGLE FAMILY DWELLINGS AT 1134 - 46 N. ORIANNA ST) C/O INCLUDED IN THIS APPLICATION..."},{"number":"291352","date":"2010-09-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"ERECTION OF A 3 STORY SFD WITH ROOF DECK AND PENTHOUSE STAIR ENCLOSURE. BUILDING TO BE FULLY SPRINKLERED."},{"number":"320772","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"INSTALL 1 HEATPUMP(SFD)"},{"number":"320774","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"INSTALL 1 HEATPUMP(SFD)"},{"number":"320775","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-10","scope":"INSTALL 1 HEATPUMP(SFD)"},{"number":"320777","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"INSTALL 1 HEATPUMP(SFD)*********AKA 1144 N ORIANNA ST************"},{"number":"320776","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"INSTALL 1 HEATPUMP(SFD)"},{"number":"320778","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-10","scope":"INSTALL 1 HEATPUMP(SFD)"},{"number":"320779","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"INSTALL 1 HEATPUMP(SFD)"},{"number":"321023","date":"2011-01-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRING AND EQUIPMENT AS PER 2008 NEC"},{"number":"321024","date":"2011-01-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-25","scope":"wiring and equipment as per 2008 nec"},{"number":"321025","date":"2011-01-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRING AND EQUIPMENT AS PER 2008 NEC"},{"number":"321026","date":"2011-01-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-25","scope":"wiring and equipment as per 2008 nec"},{"number":"321030","date":"2011-01-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-25","scope":"wiring and equipment as per 2008 nec"},{"number":"321031","date":"2011-01-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRING AND EQUIPMENT AS PER 2008 NEC"},{"number":"321032","date":"2011-01-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-25","scope":"wiring and equipment as per 2008 nec"},{"number":"321138","date":"2011-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"ROUGH IN PLUMBING FOR 2 3 PIECE BATHS,1 KITCHEN SINK WATER SUPPLY TO FIXTURES DWV FROM FIXTURES"},{"number":"321141","date":"2011-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"ROUGH IN PLUMBING FOR 2 3 PIECE BATHS,1 KITCHEN SINK WATER SUPPLY TO FIXTURES DWV FROM FIXTURES"},{"number":"321145","date":"2011-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"ROUGH IN PLUMBING FOR 2 3 PIECE BATHS,1 KITCHEN SINK WATER SUPPLY TO FIXTURES DWV FROM FIXTURES"},{"number":"321151","date":"2011-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-10","scope":"ROUGH IN PLUMBING FOR 2 3 PIECE BATHS,1 KITCHEN SINK WATER SUPPLY TO FIXTURES DWV FROM FIXTURES"},{"number":"319162","date":"2011-01-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"INSTALLATION OF RESIDENTIAL FIRE SUPPRESSION SYSTEM, 2\" WATER SERVICE LINE, FOR SINGLE FAMILY DWELLING AS PER PLAN AND CALCS AND PER CODE BULLETIN 1001 FOR RESIDENTIAL SPRINKLER SYSTEMS."},{"number":"291347","date":"2011-01-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-09-12","scope":"NEW CONSTRUCTION OF 1 SFD W/CO. 1136 N ORIANNA"},{"number":"290875","date":"2011-01-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-09-12","scope":"NEW CONSTRUCTION OF ATTACHED SFD. C/O INCLUDED IN THIS APPLICATION...1134 N ORIANNA, PARCEL B"},{"number":"319858","date":"2011-01-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"INSTALL NEW 2\" FIRE SERVICE, BACKFLOW PREVENTERS & SPRINKLERS THROUGH OUT"},{"number":"319867","date":"2011-01-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"INSTALL NEW 2\" FIRE SERVICE, BACKFLOW PREVENTER, SPRINKLERS THROUGH-OUT"},{"number":"319863","date":"2011-01-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"INSTALL NEW 2\" FIRE SERVICE, BACKFLOW PREVENTERS & SPRINKLERS THROUGH OUT"},{"number":"322086","date":"2011-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"NEW CONSTRUCTION - PLUMBING INTERIOR ONLY - 2WATER CLOSETS, 2LAVATORIES, 2BATHTUBS, 1KITCHEN SINK - NO HOT WATER HEATER OR WASHING MACHINE HOOK-UP - NOTE: CONTRACTOR HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE ON FILE"},{"number":"322085","date":"2011-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"NEW CONSTRUCTION - PLUMBING INTERIOR ONLY - 2WATER CLOSETS, 2LAVATORIES, 2BATHTUBS, 1KITCHEN SINK - NO HOT WATER HEATER OR WASHING MACHINE HOOK-UP - NOTE: CONTRACTOR HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE ON FILE"},{"number":"322074","date":"2011-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-10","scope":"NEW CONSTRUCTION - PLUMBING INTERIOR ONLY - 2WATER CLOSETS, 2LAVATORIES, 2BATHTUBS, 1KITCHEN SINK - NO HOT WATER HEATER OR WASHING MACHINE HOOK-UP - NOTE: CONTRACTOR HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE ON FILE"},{"number":"322280","date":"2011-02-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"INSTALLATION OF A NEW FIRE SUPPRESSION SYTEM FOR A SINGLE FAMILY DWELLING. 1136 N ORIANNA PARCEL \"C\", 13R, 2\" SERVICE."},{"number":"320873","date":"2011-06-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"INSTALLATION OF A FIRE SPRINKLER SYSTEM"},{"number":"320874","date":"2011-06-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"INSTALLATION OF A FIRE SPRINKLER SYSTEM"},{"number":"347635","date":"2011-08-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"AMEND BUILDING PERMIT # #291349 TO REVISE WIDOWS AS SHOWN ON MASTER PLAN #291348 FOR CONSTRUCTION OF 4 NEW SINGLE FAMILY DWELLINGS AS PART OF 7 NEW SINGLE FAMILY DWELLINGS AT 1134-46 N.ORIANNA STREET WINDOWS CHANGED ARE THOSE INDICATED ON REVISED PLAN. NO CHANGE IN SHEAR WALL BRACING OR BUILDING ENVELOPE COMPLIANCE W/ IECC PER ENGINEER OF RECORD."},{"number":"347634","date":"2011-08-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-08-31","scope":"AMEND BUILDING PERMIT # #291348 TO REVISE WIDOWS AS SHOWN ON MASTER PLAN #291348 FOR CONSTRUCTION OF 4 NEW SINGLE FAMILY DWELLINGS AS PART OF 7 NEW SINGLE FAMILY DWELLINGS AT 1134 - 46 N. ORIANNA STREET WINDOW CHANGED ARE THOSE INDICATED ON REVISED PLAN. NO CHANGE IN SHEAR WALL BRACING OR BUILDING ENVELOPE COMPLIANCE W/ IECC PER ENGINEER OF RECORD."},{"number":"347637","date":"2011-08-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-08-31","scope":"AMEND BUILDING PERMIT # #291351 TO REVISE WIDOWS AS SHOWN ON MASTER PLAN #291348 FOR CONSTRUCTION OF 4 NEW SINGLE FAMILY DWELLINGS AS PART OF 7 NEW SINGLE FAMILY DWELLINGS AT 1134-46 N.ORIANNA STREET WINDOWS CHANGED ARE THOSE INDICATED ON REVISED PLAN. NO CHANGE IN SHEAR WALL BRACING OR BUILDING ENVELOPE COMPLIANCE W/ IECC PER ENGINEER OF RECORD."},{"number":"347636","date":"2011-08-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"AMEND BUILDING PERMIT # #291350 TO REVISE WIDOWS AS SHOWN ON MASTER PLAN #291348 FOR CONSTRUCTION OF 4 NEW SINGLE FAMILY DWELLINGS AS PART OF 7 NEW SINGLE FAMILY DWELLINGS AT 1134-46 N.ORIANNA STREET WINDOWS CHANGED ARE THOSE INDICATED ON REVISED PLAN. NO CHANGE IN SHEAR WALL BRACING OR BUILDING ENVELOPE COMPLIANCE W/ IECC PER ENGINEER OF RECORD."},{"number":"493342","date":"2013-09-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-17","scope":"REPLACE CURB TRAP AND INSTALL NEW CHECK VALVE"}],"storyTag":"New construction","storyDelta":0.35,"timeline":[{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2012,"k":"sale","p":345000},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2016,"k":"sale","p":427000},{"y":2020,"k":"sale","p":465000}],"rented":false,"licenses":[{"number":"275314","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CONTINENTAL PAPER BOX CO., INC","legalName":"CONTINENTAL PAPER BOX CO., INC","address":"1134 N ORIANNA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-03-04","latestIssueDate":"2002-03-04","expirationDate":"2003-02-28","inactiveDate":null}],"licenseActivity":[{"number":"275314","type":"Vacant Residential Property / Lot","businessName":"CONTINENTAL PAPER BOX CO., INC","legalName":"CONTINENTAL PAPER BOX CO., INC","issuedDate":"2002-03-04","latestIssueDate":"2002-03-04","closureDate":"2003-02-28","expirationDate":"2003-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #288953: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 22, 2011.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #275314: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 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/"}],"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"}]}