{"asOf":"2026-07-24T06:24:22.695Z","block":"2100-2199 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-pine-st","address":"2120 PINE ST","parcelNumber":"081085700","source":"https://property.phila.gov/?p=081085700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"21","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"House","owner":"WILCOXSON JAMES J","coOwner":"LASKIN ELENA","marketValue":1153200,"landAssessment":230640,"improvementAssessment":922560,"livableArea":2100,"yearBuilt":1850,"lastSale":{"price":1605000,"date":"2016-07-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"2645470","date":"2011-12-15","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2728008","date":"2013-02-11","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3069514","date":"2013-09-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3069515","date":"2013-09-30","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3069516","date":"2013-09-30","code":"PM-310.1/1","title":"TEMP CONST-COMPLY BLDG CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2985960","date":"2013-10-04","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"315176","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-02-07","completedDate":"2016-07-12","violations":[{"number":"2645470","date":"2011-12-15","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"360257","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-11-20","completedDate":"2013-03-19","violations":[{"number":"2728008","date":"2013-02-11","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"404514","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-09-30","completedDate":"2014-02-26","violations":[{"number":"3069514","date":"2013-09-30","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3069515","date":"2013-09-30","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3069516","date":"2013-09-30","code":"PM-310.1/1","title":"TEMP CONST-COMPLY BLDG CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"467375","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2985960","date":"2013-10-04","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2013,"n":5,"worst":null}],"investigations":[{"caseNumber":"315176","date":"2011-12-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"315176","date":"2012-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"315176","date":"2012-05-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"315176","date":"2012-11-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"360257","date":"2013-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"360257","date":"2013-03-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"315176","date":"2013-07-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"315176","date":"2013-07-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"315176","date":"2013-07-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"315176","date":"2013-07-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"404514","date":"2013-09-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"404514","date":"2013-11-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"409918","date":"2013-11-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"409918","date":"2013-11-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"404514","date":"2014-01-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"404514","date":"2014-02-26","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":4,"passes":6},{"y":2014,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94696868116487,"lng":-75.17754477242121,"geom":{"type":"Polygon","coordinates":[[[-75.177495913,39.947034877],[-75.177524183,39.94689448],[-75.177593722,39.946902036],[-75.177565165,39.947043426],[-75.177495913,39.947034877]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":4,"baths":2,"stories":3,"lotArea":988,"zoning":"RM1","grade":"C+","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2120 PINE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF FIRST FLOOR 79 SQ. FT. ONE STORY ADDITION UNDER EXISTING 79 SQ. FT. SECOND STORY BAY TO A SINGLE FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2011-12-13","number":"16535","relatedPermit":"364082"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a fourth-floor addition to an existing single family attached structure (size and location as shown on plan).","status":"Completed","outcome":"Granted with conditions","date":"2023-12-26","number":"ZP-2023-001985","relatedPermit":"ZP-2023-001985"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":657500,"taxable":627500,"land":64714,"improvement":592786,"taxableLand":64714,"taxableImprovement":562786,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":657500,"taxable":627500,"land":197250,"improvement":460250,"taxableLand":197250,"taxableImprovement":430250,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":657500,"taxable":657500,"land":197250,"improvement":460250,"taxableLand":197250,"taxableImprovement":460250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1138000,"taxable":1098000,"land":330020,"improvement":807980,"taxableLand":330020,"taxableImprovement":767980,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":1176000,"taxable":1131000,"land":335160,"improvement":840840,"taxableLand":335160,"taxableImprovement":795840,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":1176000,"taxable":1131000,"land":335160,"improvement":840840,"taxableLand":335160,"taxableImprovement":795840,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":1176000,"taxable":1131000,"land":335160,"improvement":840840,"taxableLand":335160,"taxableImprovement":795840,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":1168300,"taxable":1088300,"land":233600,"improvement":934700,"taxableLand":233600,"taxableImprovement":854700,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":1168300,"taxable":1088300,"land":233600,"improvement":934700,"taxableLand":233600,"taxableImprovement":854700,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":1168300,"taxable":1068300,"land":233600,"improvement":934700,"taxableLand":233600,"taxableImprovement":834700,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":1168300,"taxable":1068300,"land":233600,"improvement":934700,"taxableLand":233600,"taxableImprovement":834700,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1153200,"taxable":1053200,"land":230640,"improvement":922560,"taxableLand":230640,"taxableImprovement":822560,"exemptLand":0,"exemptImprovement":100000}],"taxNow":14954,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"358536","date":"2011-08-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"INSTALLATION OF FOUR SHUTTERS ON HISTORICAL SINGLE FAMILY PROPERTY"},{"number":"364412","date":"2011-10-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-04","scope":"FINISH EXISTING BASEMENT TO BE HABITABLE PER SUBMITTED PLAN. RECONFIGURE EXISTING MECHANICAL SYSTEMS. ADD BATHROOM. ENLARGE DEPTH OF EXISTING WINDOW TO MEET EGRESS CODE. POUR NEW CONCRETE SLAB. NO INCREASE IN DEPTH OF BASEMENT FLOOR. NEW NON LOAD BEARING PARTITIONS. SEPARATE PERMIT REQUIRED FOR ELECTRIC; PLUMBING AND MECHANICAL."},{"number":"374496","date":"2011-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-05-29","scope":"SFD-NEW BATHROOM AND BAR INK IN BASEMENT"},{"number":"364082","date":"2012-02-14","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-02-14","scope":"EXISTING 3 STORY SINGLE FAMILY DWELLING TO RECEIVE NEW FIRST FLOOR ADDITION UNDER EXISTING 2ND FLOOR BAY."},{"number":"379639","date":"2012-02-14","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-06-04","scope":"CONSTRUCT AN ADDITION AT THE 1ST STORY LEVEL BELOW AN EXISTING OVERHEAD LAUNDRY ROOM AT THE 2ND STORY LEVEL WHICH PRESENTLY EXTENDS TO THE REAR PROPERTY LINE WITH NO REAR YARD REMAINING DWELLING. HISTORICAL BUILDING - NO WORK TO FRONT FACADE"},{"number":"388989","date":"2012-02-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-23","scope":"WIRING BASEMENT AND KITCHEN - 18 RECEPTACLES - 10 SWITCHES - 50 CFM - 22 LIGHTS - 1 120 V BACK-UP SMOKE DETECTOR - 100 AMP SUB PANEL - 230 V 30 AMP FUSED HOT WATER TANK - 230 V 40 AMP RANGE FEED - 120 V 20 AMP DISHWASHER - 120 V 20 AMP GARBAGE DISPOSAL - AS PER 2008 NEC"},{"number":"446666","date":"2013-01-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-22","scope":"REPAIR VENT"},{"number":"455413","date":"2013-04-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-23","scope":"NEW CONSTRUCTION OF ROOF DECK AND NEW PILOT HOUSE WITH STAIR ACCESS FROM ROOF."},{"number":"467375","date":"2013-08-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-09-24","scope":"CREATE A NEW PILOT HOUSE AND ROOF DECK AS PER PLANS. INTERIOR RENOVATIONS AT 3RD FLOOR LEVEL."},{"number":"493394","date":"2013-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF: (8)RECEPTACLE OUTLETS, (5)GFCI OUTLETS, (22)RECESSED LIGHTS, (22)SWITCHES, 60A CIRCUIT FOR HOT TUB, EXHAUST FAN.... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"509840","date":"2013-12-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-11","scope":"ROUGHIN & INSTALL FIXTURES MASTER BATHROOM 1-WC, 2-LAV, 1-TUB & 1-SHOWER (SFD)"},{"number":"516560","date":"2014-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-11","scope":"COMPLETE INSTALLATION OF ONE HEAT PUMP SYSTEM SERVING THE THIRD FLOOR ONLY. ALL REQUIRED SUPPLY AND RETURN DUCTWORK. OUTDOOR UNIT SET ON SECOND FLOOR REAR ROOF AS SHOWN IN ATTACHED PLAN. NO WORK TO FRONT FACADE."},{"number":"498451","date":"2014-02-06","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-24","scope":"TO ERETC SCOFFOLDING SYSTEM ON TOP OF SHELTER PLATFORM AT ABOVE ADDRESS. SCAFFOLD SYSTEM SHALL HAVE A 750 LB HOIST AND CHUTE."},{"number":"RP-2021-017356","date":"2021-10-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Cancelled","completedDate":"2022-01-18","scope":"EZ PERMIT STANDARDS ALTERATIONS For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). ANY WORK/ALTERATIONS TO THE BASEMENT/CELLAR IS EXPRESSLY PROHIBITED UNLESS DOCUMENTED AS AN EXISTING HABITABLE SPACE WITH HEIGHTS AND MEANS OF EGRESS PER CONDITIONS OF THE EZ STANDARD. Separate permits required for Mechanical, Electric and Plumbing, ETC. STRIPPING PLASTER/LATHE FROM WALLS AND CEILING, REMOVAL OF HARDWOOD FLOORING EXPLORATORY DEMO NON-STRUCTURAL"},{"number":"RP-2021-017254","date":"2021-12-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-09-07","scope":"INTERIOR RENOVATION PER PLAN."},{"number":"PP-2022-000829","date":"2022-01-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-01","scope":"Install drain and water piping for new powder room. Install new fixtures including 1 water closet and 1 basin."},{"number":"EP-2022-000151","date":"2022-04-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-04","scope":"light fixtures and outlets on 1st floor as per 2014 nec"},{"number":"ZP-2023-001985","date":"2023-11-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-18","scope":"For a fourth-floor addition to an existing single family attached structure (size and location as shown on plan)."},{"number":"RP-2024-002693","date":"2024-10-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE DEMOLITION TO THE EXISTING ROOF DECK AND ROOF ACCESS STRUCTURE, ERECTION OF ONE STORY ADDITION AND REPLACEMENT OF ROOF DECK ABOVE THIRD FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2024-010992","date":"2024-11-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-12-03","scope":"Installation of: (19) fixtures, (9) dimmers, (5) switches, (15) receptacles, (5) circuits (10) 16/2 low voltage wire Work is not to exceed 631 sqft as referenced in building permit"},{"number":"MP-2025-000750","date":"2025-03-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-18","scope":"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. new heat pump to replace existing heat pump at same location on lower roof. Nothing to be visible from the public right-of-way as per the condition of the (PHC) Philadelphia Historic Commission approval"},{"number":"PP-2025-003981","date":"2025-03-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-18","scope":"Furnish and install waste, water and/or plumbing vents for one (1) toilet, one (1) basin and one (1) kitchen sink."}],"storyTag":"New construction","storyDelta":1.11,"timeline":[{"y":2014,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"sale","p":1605000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #16535: CLOSED · Granted; related permit 364082. Use permit #455413: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2021-017356 (Cancelled).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 8 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 26, 2014.","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":"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 6 historical violations across 4 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"}]}