{"asOf":"2026-07-29T01:23:24.290Z","block":"0-99 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-n-preston-st","address":"31 N PRESTON ST","parcelNumber":"061181100","source":"https://property.phila.gov/?p=061181100","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"32","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"SCHIFF JOAN E","coOwner":null,"marketValue":485800,"landAssessment":97160,"improvementAssessment":388640,"livableArea":2382,"yearBuilt":1915,"lastSale":{"price":27500,"date":"2003-08-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"1884082","date":"2008-08-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1884080","date":"2008-08-09","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1884081","date":"2008-08-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"2780878","date":"2012-09-17","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2780879","date":"2012-09-17","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369976","date":"2014-09-16","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369979","date":"2014-09-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3413089","date":"2014-09-16","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2025-084333","date":"2025-10-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-06-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"173907","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-08-12","completedDate":"2012-06-27","violations":[{"number":"1884082","date":"2008-08-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1884080","date":"2008-08-09","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1884081","date":"2008-08-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"350692","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-17","completedDate":"2015-06-15","violations":[{"number":"2780878","date":"2012-09-17","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2780879","date":"2012-09-17","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"452815","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-09-16","completedDate":"2014-12-05","violations":[{"number":"3369976","date":"2014-09-16","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369979","date":"2014-09-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"452817","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-09-16","completedDate":"2015-06-15","violations":[{"number":"3413089","date":"2014-09-16","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-117351","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-24","completedDate":"2026-06-08","violations":[{"number":"VI-2025-084333","date":"2025-10-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-06-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"173907","date":"2008-08-09","type":"BRU INSP","status":"FAILED"},{"caseNumber":"173907","date":"2010-11-09","type":"BRU INSP","status":"FAILED"},{"caseNumber":"173907","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"350692","date":"2012-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"350692","date":"2012-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"350692","date":"2013-04-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"350692","date":"2014-09-16","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"452817","date":"2014-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452815","date":"2014-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452815","date":"2014-10-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452817","date":"2014-10-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452815","date":"2014-12-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"452817","date":"2014-12-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"452817","date":"2015-06-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-117351","date":"2025-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-117351","date":"2026-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-117351","date":"2026-06-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2014,"fails":4,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95852350375419,"lng":-75.2032604237797,"geom":{"type":"Polygon","coordinates":[[[-75.20331997,39.958491484],[-75.203438406,39.958483997],[-75.203443425,39.958531079],[-75.203089745,39.958566846],[-75.203084072,39.958513034],[-75.20331997,39.958491484]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":3,"baths":1,"stories":3,"lotArea":1802,"zoning":"RSA5","grade":"C","basement":null,"heater":"H","centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3525 LANCASTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL / PARTIAL DEMOLITION OF REAR ONE (1) STORY PORTION, FOR THE ERECTION OF A 3 / 4 STORY ADDITION (PILOT HOUSE = 4TH STORY) OVER EXISTING 2 STORY PORTION MAX OVERALL HEIGHT 40 FT, FOR A REAR 3 STORY ADDITION MAX HEIGHT N","status":"CLOSED","outcome":"Granted with conditions","date":"2010-06-29","number":"11036","relatedPermit":"253352"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":72400,"taxable":72400,"land":14054,"improvement":58346,"taxableLand":14054,"taxableImprovement":58346,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":72400,"taxable":72400,"land":21720,"improvement":50680,"taxableLand":21720,"taxableImprovement":50680,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":333500,"taxable":72400,"land":47524,"improvement":285976,"taxableLand":47524,"taxableImprovement":24876,"exemptLand":0,"exemptImprovement":261100},{"y":2019,"v":333500,"taxable":72400,"land":47524,"improvement":285976,"taxableLand":47524,"taxableImprovement":24876,"exemptLand":0,"exemptImprovement":261100},{"y":2020,"v":346500,"taxable":75222,"land":49376,"improvement":297124,"taxableLand":49376,"taxableImprovement":25846,"exemptLand":0,"exemptImprovement":271278},{"y":2021,"v":346500,"taxable":75222,"land":49376,"improvement":297124,"taxableLand":49376,"taxableImprovement":25846,"exemptLand":0,"exemptImprovement":271278},{"y":2022,"v":346500,"taxable":75222,"land":49376,"improvement":297124,"taxableLand":49376,"taxableImprovement":25846,"exemptLand":0,"exemptImprovement":271278},{"y":2023,"v":532600,"taxable":144867,"land":106520,"improvement":426080,"taxableLand":106520,"taxableImprovement":38347,"exemptLand":0,"exemptImprovement":387733},{"y":2024,"v":532600,"taxable":144867,"land":106520,"improvement":426080,"taxableLand":106520,"taxableImprovement":38347,"exemptLand":0,"exemptImprovement":387733},{"y":2025,"v":766500,"taxable":208488,"land":153300,"improvement":613200,"taxableLand":153300,"taxableImprovement":55188,"exemptLand":0,"exemptImprovement":558012},{"y":2026,"v":766500,"taxable":208488,"land":153300,"improvement":613200,"taxableLand":153300,"taxableImprovement":55188,"exemptLand":0,"exemptImprovement":558012},{"y":2027,"v":485800,"taxable":132138,"land":97160,"improvement":388640,"taxableLand":97160,"taxableImprovement":34978,"exemptLand":0,"exemptImprovement":353662}],"taxNow":2918,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"253352","date":"2011-07-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-07-29","scope":"DEMO 1 STRY REAR SECTION & ERECT THREE (3) STORY REAR ADDITION & ERECT THIRD STORY ADDITION W/ ROOF DECK AND ERECT 3 FT. FRONT/SIDE WROUGHT IRON FENCE & SIX (6) FT HIGH SIDE/REAR FENCE TO FOR USE AS A NEW DUPLEX."},{"number":"417624","date":"2012-07-20","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-07-20","scope":"EXTENSION OF PERMIT# 253352 PURSUANT TO PA ACT 46. THIS EXTENSION TO EXPIRE ON JULY 2, 2013 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE."},{"number":"402280","date":"2012-09-21","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-09-21","scope":"ADMINISTRATIVE APPROVAL OF A REVISED SITE PLAN FOR AP#253352 THAT INCLUDES A PARTIAL RECESS INTO THE BUILDING ENVELOPE FOR BALCONY AT THE REAR OF THE 2ND FLOOR WITH ALL PREVIOUS APPROVALS TO REMAIN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN"},{"number":"480863","date":"2014-12-01","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-01-06","scope":"RENOVATIONS OF EXISTING SHELL DWELLING STRUCTURE, 3RD FLOOR REAR ADDITION, 1 STORY 3RD FLOOR ADDITION. ADDITIONS ARE FRAME WITH STUCCO. NO ROOF DECK. *AMENDED PERMIT APPLICATION TO BE ASSIGNED TO T. SWEENEY*"},{"number":"583615","date":"2015-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-03-14","scope":"INSTALL 200A SERVICE, 2 GANG METER SOCKET, 2 100A PANELS, 46 RECESSED LIGHT FIXTURES, 31 CEILING LIGHTS, RECEPTACLES & 120V SMOKE DETECTORS."},{"number":"606081","date":"2015-04-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-08","scope":"CURB TRAP,FAI & MAIN DRAIN PA20151061143 (TWO FAMILY)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"611992","date":"2015-05-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"ALL NEW WATER SUPPLIES AND DRAINS (PVC). 3 BATHROOM GROUPS,2 KITCHEN SINKS,2 LAUNDRY TUBS,1 ROOF AND AREA DRAINS (TWO FAMILY)"},{"number":"624890","date":"2015-08-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-07","scope":"AMEND PERMIT # 480863 TO INCLUDE FLOOR PLAN CHANGES, ROOF TRUSSES USED INSTEAD OF STICK FRAMING & STRUCTURAL REVISION"},{"number":"628175","date":"2015-08-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"INSTALL NEW AUTO WET SPRINKLER THROUGHOUT IN ACCORDANCE WITH NFPA 13D TO INCLUDE TWO-1\" COMBINED SERVICE LINES AND TWO-1\" WATER METERS AS PER PLAN."},{"number":"633038","date":"2015-08-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-08","scope":"INSTALLING 2-1\" COPPER WATER LINES FROM MAIN TO METER PA1#20152302670 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"667842","date":"2016-02-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"596284","date":"2016-02-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-07","scope":"IBSTALLATION OF A HANDICAPP RAMP - RETAINING WALL AND FENCE"},{"number":"712750","date":"2016-08-05","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"LEVEL I ALTERATION TO REPAIR AND REPLACE EXISTING WOODEN PORCH FLOORING IN-KIND, NO OTHER WORK IS PERMITTED WITH THE PERMIT,"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 44% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $532,600 to $766,500","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11036: CLOSED · Granted with conditions; related permit 253352. Use permit #253352: 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":"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":"10 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 8, 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":"1 fire/suppression-related permit 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 5 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"}]}