{"asOf":"2026-07-25T22:13:53.557Z","block":"4100-4199 WESTMINSTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-westminster-ave","address":"4117 WESTMINSTER AVE","parcelNumber":"062097500","source":"https://property.phila.gov/?p=062097500","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"BROWN JAVON","coOwner":null,"marketValue":761300,"landAssessment":152260,"improvementAssessment":609040,"livableArea":3420,"yearBuilt":2023,"lastSale":{"price":850000,"date":"2024-11-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"1125957","date":"2007-04-16","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1722620","date":"2010-06-17","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2549727","date":"2012-08-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2549726","date":"2012-08-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-032612","date":"2022-05-11","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"109054","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-04-16","completedDate":"2009-06-03","violations":[{"number":"1125957","date":"2007-04-16","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1125956","date":"2007-04-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"133352","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-11-02","completedDate":"2009-10-26","violations":[{"number":"1428602","date":"2007-11-01","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1428601","date":"2007-11-01","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1428600","date":"2007-11-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1428603","date":"2007-11-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"239953","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-06-17","completedDate":"2010-08-10","violations":[{"number":"1722619","date":"2010-06-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1722620","date":"2010-06-17","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"345940","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-08-22","completedDate":"2020-03-10","violations":[{"number":"2549727","date":"2012-08-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2549726","date":"2012-08-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-042679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-11","completedDate":"2022-12-05","violations":[{"number":"VI-2022-032612","date":"2022-05-11","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":6,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"109054","date":"2007-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"133352","date":"2007-11-01","type":"BRU INSP","status":"FAILED"},{"caseNumber":"109054","date":"2008-10-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"109054","date":"2009-06-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"133352","date":"2009-08-17","type":"BRU INSP","status":"FAILED"},{"caseNumber":"133352","date":"2009-10-26","type":"BRU INSP","status":"PASSED"},{"caseNumber":"CF-2022-042679","date":"2022-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-042679","date":"2022-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-042679","date":"2022-12-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2009,"fails":1,"passes":2},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97044724678645,"lng":-75.20643018723676,"geom":{"type":"Polygon","coordinates":[[[-75.206415315,39.970560811],[-75.206374169,39.970320749],[-75.206441928,39.97031332],[-75.206486113,39.970574035],[-75.206417904,39.970580583],[-75.206415315,39.970560811]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-015493","type":"Fire Alarm Certification","inspectionDate":"2024-01-03","result":"Certified","expirationDate":"2025-01-03","buildingId":"3000412"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":8,"baths":null,"stories":3,"lotArea":1805,"zoning":"RM1","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4117 WESTMINSTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[{"year":1997,"total":324.49,"principal":91.23,"interest":157.37,"penalty":6.39},{"year":1998,"total":314.8,"principal":91.23,"interest":149.16,"penalty":6.39},{"year":1999,"total":305.11,"principal":91.23,"interest":140.95,"penalty":6.39},{"year":2000,"total":295.42,"principal":91.23,"interest":132.74,"penalty":6.39},{"year":2001,"total":110.98,"principal":30.41,"interest":41.51,"penalty":2.13},{"year":2002,"total":107.75,"principal":30.41,"interest":38.77,"penalty":2.13},{"year":2003,"total":104.52,"principal":30.41,"interest":36.04,"penalty":2.13},{"year":2004,"total":101.29,"principal":30.41,"interest":33.3,"penalty":2.13},{"year":2005,"total":98.06,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2006,"total":94.84,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":91.6,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":94.84,"principal":33.45,"interest":24.58,"penalty":2.34},{"year":2009,"total":91.28,"principal":33.45,"interest":21.57,"penalty":2.34},{"year":2010,"total":87.73,"principal":33.45,"interest":18.56,"penalty":2.34},{"year":2011,"total":90.2,"principal":36.77,"interest":17.1,"penalty":2.57},{"year":2012,"total":88.7,"principal":38.18,"interest":14.32,"penalty":2.67},{"year":2013,"total":86.85,"principal":39.55,"interest":11.28,"penalty":2.77},{"year":2014,"total":267.92,"principal":110.95,"interest":21.63,"penalty":7.77},{"year":2015,"total":256.14,"principal":110.95,"interest":11.65,"penalty":7.77},{"year":2016,"total":217.84,"principal":115.91,"interest":1.74,"penalty":1.16}],"taxNet":3230.36,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":27600,"taxable":27600,"land":27600,"improvement":0,"taxableLand":27600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":27600,"taxable":27600,"land":27600,"improvement":0,"taxableLand":27600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":896000,"taxable":179200,"land":179200,"improvement":716800,"taxableLand":179200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":716800},{"y":2026,"v":896000,"taxable":179200,"land":179200,"improvement":716800,"taxableLand":179200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":716800},{"y":2027,"v":761300,"taxable":152260,"land":152260,"improvement":609040,"taxableLand":152260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":609040}],"taxNow":2508,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006641","date":"2021-02-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-02-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PORCH, DECK ROOF DECK, AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2021-000727","date":"2021-06-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-07","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED THREE-STORY BUILDING WITH CELLAR, SECOND-FLOOR DECK, ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (FOUR DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *10-21-22 AMEND ACCESSIBLE FRONT ENTRY RAMP*"},{"number":"FP-2021-002106","date":"2021-09-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-03","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13R (using a new, two (2) inch fire service line as per PWD Utility Plan dated 2/8/2021, and new two (2) inch backflow within the basement), throughout a new three (3) story attached structure to be used as Group R-2 (Three (3) Dwelling Units), as per plans and hydraulic calculations; see CP-2021-000727 for building permit."},{"number":"MP-2021-008208","date":"2021-12-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-03","scope":"MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Four unit quadplex two and a half ton evaporator coil 95% furnace ductwork throughout each apartment condensers located total of four HVAC units"},{"number":"PP-2021-025148","date":"2021-12-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-20","scope":"1\" domestic water service 2 curb traps, FAI, House drain"},{"number":"EP-2022-001078","date":"2022-02-03","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-19","scope":"Rough-in for EP-2022-001009 to Install 400 service complete with ground wire throughout building for Outlets Switches Lighting and Fixtures G.F.C.I smoke detector and new Fire Alarm system complete as per 2017 nec and nfpa 72"},{"number":"PP-2022-001677","date":"2022-02-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-03","scope":"INSTALL 1 EJECTOR SUMP PUMP, 1 SUMP PUMP, 2 AREA DRAINS, 12 LAVATORIES, 8 WATER CLOHOTSETS, 6 SHOWER/TUBS, 4 WASHING MACHINE BOXES, 4 HOT WATER HEATERS AND 4 KITCHEN SINKS ACCORDING TO THE 2018 PPC"},{"number":"EP-2022-001009","date":"2022-03-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-13","scope":"INSTALL A 400 AMP SERVICE, (5) GANG METER BANK, (4) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS AND FOUR UNITS. INSTALL LIGHTS NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER OR THE MECHANICAL AND HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"AP-2025-001269","date":"2025-03-12","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"DUPLICATE CO FOR NEW MULTI-FAMILY HOUSEHOLD LIVING (FOUR DWELLING UNITS). SEE CP-2021-000727 FOR THE WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"sale","p":850000},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"0974210","type":"Rental","status":"Active","businessName":"Javon Brown","legalName":"Javon Brown","address":"4117 WESTMINSTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-03-20","latestIssueDate":"2026-02-03","expirationDate":"2027-03-19","inactiveDate":null}],"licenseActivity":[{"number":"0974210","type":"Rental","businessName":"Javon Brown","legalName":"Javon Brown","issuedDate":"2025-03-20","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-03-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":4,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: AP-2025-001269 (Issued).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 3, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 5, 2022.","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":"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 11 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.","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"}]}