{"asOf":"2026-07-28T19:52:36.574Z","block":"300-399 S 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-21st-st","address":"333 S 21ST ST","parcelNumber":"081182600","source":"https://property.phila.gov/?p=081182600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U70","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 4 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"333 SOUTH 21ST STREET LLC","coOwner":null,"marketValue":1100000,"landAssessment":220000,"improvementAssessment":880000,"livableArea":4680,"yearBuilt":1800,"lastSale":{"price":1150000,"date":"2022-11-09T05:00:00Z"},"openViolations":1,"violations":[{"number":"3726326","date":"2015-03-13","code":"LR-1","title":"RENEW LIC 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"506252","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-10-14","completedDate":"2018-08-15","violations":[{"number":"3829646","date":"2015-10-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"612579","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-17","completedDate":"2018-08-14","violations":[{"number":"4576028","date":"2017-11-16","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"625969","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2018-03-22","completedDate":"2018-05-03","violations":[{"number":"4619023","date":"2018-03-22","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4619022","date":"2018-03-22","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"631661","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-05-03","completedDate":"2022-03-24","violations":[{"number":"211949022","date":"2018-05-03","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2020-11-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-124914","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-21","completedDate":"2023-03-07","violations":[{"number":"VI-2022-094467","date":"2022-12-22","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2023-03-07","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-085003","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-12","completedDate":"2025-08-25","violations":[{"number":"VI-2025-060588","date":"2025-08-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-08-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060589","date":"2025-08-12","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2025-08-25","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-133400","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-12-12","completedDate":null,"violations":[{"number":"VI-2025-096706","date":"2025-12-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2025,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"471717","date":"2015-03-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"471717","date":"2015-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"471717","date":"2015-06-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"471717","date":"2015-09-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"471717","date":"2015-10-01","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"471717","date":"2015-10-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"506252","date":"2015-10-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"506252","date":"2015-12-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"506252","date":"2016-01-26","type":"CI INSP","status":"CLOSED"},{"caseNumber":"612579","date":"2017-11-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612579","date":"2017-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612579","date":"2018-01-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"625969","date":"2018-03-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"612579","date":"2018-04-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"631661","date":"2018-05-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"625969","date":"2018-05-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"612579","date":"2018-05-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"631661","date":"2018-07-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"506252","date":"2018-08-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"631661","date":"2020-08-15","type":null,"status":"FAILED"},{"caseNumber":"631661","date":"2020-09-21","type":null,"status":"FAILED"},{"caseNumber":"631661","date":"2022-03-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-124914","date":"2022-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-124914","date":"2023-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-124914","date":"2023-03-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-085003","date":"2025-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-085003","date":"2025-08-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-133400","date":"2025-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133400","date":"2026-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133400","date":"2026-03-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":5,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":3,"passes":5},{"y":2020,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9472203508165,"lng":-75.176274469109,"geom":{"type":"Polygon","coordinates":[[[-75.176120726,39.947221452],[-75.176131549,39.947173996],[-75.176427961,39.947210614],[-75.176415749,39.947268161],[-75.176120726,39.947221452]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-002028","type":"Fire Alarm Certification","inspectionDate":"2025-01-08","result":"Certified","expirationDate":"2026-01-08","buildingId":"1410433"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":8,"baths":8,"stories":4,"lotArea":1740,"zoning":"RM1","grade":"B","basement":"D","heater":null,"centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"1736 PINE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-02-14","number":"HA-2023-000772","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":650000,"taxable":650000,"land":111586,"improvement":538414,"taxableLand":111586,"taxableImprovement":538414,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":650000,"taxable":650000,"land":214500,"improvement":435500,"taxableLand":214500,"taxableImprovement":435500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":650000,"taxable":650000,"land":214500,"improvement":435500,"taxableLand":214500,"taxableImprovement":435500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":875000,"taxable":875000,"land":288750,"improvement":586250,"taxableLand":288750,"taxableImprovement":586250,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":904200,"taxable":904200,"land":298386,"improvement":605814,"taxableLand":298386,"taxableImprovement":605814,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":904200,"taxable":904200,"land":298386,"improvement":605814,"taxableLand":298386,"taxableImprovement":605814,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":904200,"taxable":904200,"land":298386,"improvement":605814,"taxableLand":298386,"taxableImprovement":605814,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":800700,"taxable":800700,"land":160140,"improvement":640560,"taxableLand":160140,"taxableImprovement":640560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":800700,"taxable":800700,"land":160140,"improvement":640560,"taxableLand":160140,"taxableImprovement":640560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0}],"taxNow":15398,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-000372","date":"2023-01-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-006914","date":"2023-01-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-10","scope":"FOR INTERIOR DEMOLITION OF THE EXISTING ATTACHED STRUCTURE AS PER PLANS. A SEPARATE PERMIT IS REQUIRED FOR FUTURE ALTERATIONS."},{"number":"CP-2023-000824","date":"2023-05-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-17","scope":"LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A FOUR (4) FAMILY DWELLING IN AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK** AMENDMENT APPROVED 12/4/23 AMEND ALTERATIONS PERMIT CP-2023-000824 TO REVISE FIRST FLOOR PLAN TO INCLUDE PREVIOUSLY IDENTIFIED VACANT SPACE AS PART OF FIRST FLOOR DWELLING UNIT AS PER APPROVED PLANS."},{"number":"FP-2023-001320","date":"2023-08-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-15","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2023-003174","date":"2023-08-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-17","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING REGISTERS, DIFFUSERS, SPLIT SYSTEM UNITS AND FANS WITH ASSIOCIATED DUCTWORK AS PER PLANS."},{"number":"EP-2023-005481","date":"2023-08-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-27","scope":"Install 600 amp incoming service . wire entire building . Vacant commercial. 6 Gang meter socket for 4 apartments and vacant commercial space. Disconnects in the utility room and Panel to be located on each unit 110V interconnected smoke alarms,em.lighting . **SEPARATE FIRE ALARM PERMIT REQ'D**"},{"number":"EP-2023-007595","date":"2023-09-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-01","scope":"Install complete fire alarm system w/ FACP at entry hallway & low frequency sound in all living rms and bedrooms. .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-013777","date":"2023-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-04","scope":"install new stacks, small waste lines, water lines and all fixtures for 7 bathrooms and 4 kitchens"},{"number":"PP-2024-002407","date":"2024-06-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-26","scope":"REPAIR/REPLACE MD, CT, FAI & 1\" WDP."},{"number":"PP-2024-013085","date":"2024-10-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-05-27","scope":"Install WATTS LF009M2QT 2\" backflow"},{"number":"CP-2025-000147","date":"2025-02-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-20","scope":"FOR THE INSTALLATION OF EXTERIOR WINDOWS AND TRIM PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"389087","type":"Rental","status":"Inactive","businessName":"WEINBERG ALAN","legalName":"WEINBERG ALAN","address":"333 S 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2006-10-25","latestIssueDate":"2022-01-24","expirationDate":"2023-02-28","inactiveDate":"2023-04-29"}],"licenseActivity":[{"number":"389087","type":"Rental","businessName":"WEINBERG ALAN","legalName":"WEINBERG ALAN","issuedDate":"2006-10-25","latestIssueDate":"2022-01-24","closureDate":"2023-04-29","expirationDate":"2023-02-28","inactiveDate":"2023-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["8 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":"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":"2 permits not marked completed: PP-2024-013085 (Expired), CP-2025-000147 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"1 open L&I violation","finding":"10 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 8, 2026","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-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":"18 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 5, 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":"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/"}],"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"}]}