{"asOf":"2026-07-29T07:17:08.533Z","block":"3100-3199 N 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-n-24th-st","address":"3137 N 24TH ST","parcelNumber":"111451600","source":"https://property.phila.gov/?p=111451600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"LEGACY RENTALS PHILLY LLC","coOwner":null,"marketValue":95800,"landAssessment":19100,"improvementAssessment":76700,"livableArea":1239,"yearBuilt":1940,"lastSale":{"price":60000,"date":"2018-09-28T04:00:00Z"},"openViolations":3,"violations":[{"number":"2491931","date":"2012-05-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438007","date":"2012-05-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438008","date":"2012-05-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2535292","date":"2012-08-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2535291","date":"2012-08-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2535290","date":"2012-08-10","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2621152","date":"2012-10-24","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062183","date":"2013-12-12","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062182","date":"2013-12-12","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062184","date":"2013-12-12","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062185","date":"2013-12-12","code":"PM-305.4/6","title":"INT S-DOOR REHANG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062186","date":"2013-12-12","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062187","date":"2013-12-12","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953477","date":"2019-02-14","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953479","date":"2019-02-14","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953478","date":"2019-02-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211963098","date":"2019-05-14","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":"2020-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211963006","date":"2019-05-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007849","date":"2026-02-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-007850","date":"2026-02-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-007851","date":"2026-02-10","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"327597","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-11","completedDate":"2012-08-07","violations":[{"number":"2491931","date":"2012-05-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"327598","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-11","completedDate":"2012-07-02","violations":[{"number":"2438007","date":"2012-05-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2438008","date":"2012-05-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"343687","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-13","completedDate":"2012-10-15","violations":[{"number":"2535292","date":"2012-08-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2535291","date":"2012-08-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2535290","date":"2012-08-10","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"356988","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-10-24","completedDate":"2012-11-28","violations":[{"number":"2621152","date":"2012-10-24","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413973","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-13","completedDate":"2014-02-25","violations":[{"number":"3062183","date":"2013-12-12","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062182","date":"2013-12-12","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062184","date":"2013-12-12","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062185","date":"2013-12-12","code":"PM-305.4/6","title":"INT S-DOOR REHANG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062186","date":"2013-12-12","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3062187","date":"2013-12-12","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"673874","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-02-15","completedDate":"2019-04-25","violations":[{"number":"4953477","date":"2019-02-14","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953479","date":"2019-02-14","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953478","date":"2019-02-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"685229","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-05-15","completedDate":"2020-04-29","violations":[{"number":"211963098","date":"2019-05-14","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":"2020-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211963006","date":"2019-05-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-04-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-012139","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-10","completedDate":null,"violations":[{"number":"VI-2026-007849","date":"2026-02-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-007850","date":"2026-02-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-007851","date":"2026-02-10","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":7,"worst":null},{"y":2013,"n":6,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"327598","date":"2012-05-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327597","date":"2012-05-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327597","date":"2012-06-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327598","date":"2012-06-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"327597","date":"2012-08-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"343687","date":"2012-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"343687","date":"2012-10-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"356988","date":"2012-10-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"356988","date":"2012-11-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"413973","date":"2013-12-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413973","date":"2014-01-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413973","date":"2014-02-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"673874","date":"2019-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673874","date":"2019-04-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"685229","date":"2019-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"685229","date":"2020-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-012139","date":"2026-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-012139","date":"2026-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-012139","date":"2026-07-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":5,"passes":3},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":1},{"y":2020,"fails":0,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.002905403874074,"lng":-75.16903352945458,"geom":{"type":"Polygon","coordinates":[[[-75.168910601,40.002910716],[-75.168920076,40.002868759],[-75.169156453,40.002900156],[-75.169147255,40.002942005],[-75.168910601,40.002910716]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":2,"lotArea":1020,"zoning":"RSA5","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"501 WASHINGTON LANE, JENKINTOWN PA, 19046","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":40700,"taxable":40700,"land":4386,"improvement":36314,"taxableLand":4386,"taxableImprovement":36314,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40700,"taxable":40700,"land":6105,"improvement":34595,"taxableLand":6105,"taxableImprovement":34595,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":40700,"taxable":40700,"land":6105,"improvement":34595,"taxableLand":6105,"taxableImprovement":34595,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":36800,"taxable":36800,"land":5520,"improvement":31280,"taxableLand":5520,"taxableImprovement":31280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":38000,"taxable":38000,"land":5700,"improvement":32300,"taxableLand":5700,"taxableImprovement":32300,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":38000,"taxable":38000,"land":5700,"improvement":32300,"taxableLand":5700,"taxableImprovement":32300,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":38000,"taxable":38000,"land":5700,"improvement":32300,"taxableLand":5700,"taxableImprovement":32300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":63100,"taxable":63100,"land":12620,"improvement":50480,"taxableLand":12620,"taxableImprovement":50480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":63100,"taxable":63100,"land":12620,"improvement":50480,"taxableLand":12620,"taxableImprovement":50480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":92900,"taxable":92900,"land":18500,"improvement":74400,"taxableLand":18500,"taxableImprovement":74400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":92900,"taxable":92900,"land":18500,"improvement":74400,"taxableLand":18500,"taxableImprovement":74400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":95800,"taxable":95800,"land":19100,"improvement":76700,"taxableLand":19100,"taxableImprovement":76700,"exemptLand":0,"exemptImprovement":0}],"taxNow":1300,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"435374","date":"2012-10-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-28","scope":"500 SQUARE FEET OF INTERIOR ALTERATIONS TO A SINGLE FAMILY DWELLING. APPLICANTS AGGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR DATED FEBRUARY 2007. ANY DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES"},{"number":"436614","date":"2012-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-11-28","scope":"HALD STACK, NEW WATER LINES THROUGHOUT, TUB 4 SECTIONS OF PIPE AND WC"}],"storyTag":"Improved","storyDelta":0.03,"timeline":[{"y":2012,"k":"sale","p":15199},{"y":2012,"k":"sale","p":24000},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2013,"k":"viol","w":"6 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"sale","p":60000},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"570417","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BANK OF NEW YORK MELLON (DANIELS OF PHILADELPHIA)","legalName":"BANK OF NEW YORK MELLON","address":"3137 N 24TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-08-03","latestIssueDate":"2012-08-03","expirationDate":"2013-02-28","inactiveDate":"2013-02-21"},{"number":"584987","type":"Rental","status":"Inactive","businessName":"JANNA INVESTMENTS LLC","legalName":"JANNA INVESTMENTS LLC","address":"3137 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-02-21","latestIssueDate":"2013-02-21","expirationDate":"2014-02-28","inactiveDate":null},{"number":"680721","type":"Rental","status":"Inactive","businessName":"ALON SHENIRER (LONY INVESTMENTS LLC)","legalName":"ALON SHENIRER","address":"3137 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-10-15","latestIssueDate":"2016-10-02","expirationDate":"2017-10-31","inactiveDate":"2017-12-30"},{"number":"794173","type":"Rental","status":"Inactive","businessName":"LEGACY RENTALS PHILLY LLC","legalName":"LEGACY RENTALS PHILLY LLC","address":"3137 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-11-09","latestIssueDate":"2018-11-09","expirationDate":"2019-11-08","inactiveDate":"2020-01-07"}],"licenseActivity":[{"number":"794173","type":"Rental","businessName":"LEGACY RENTALS PHILLY LLC","legalName":"LEGACY RENTALS PHILLY LLC","issuedDate":"2018-11-09","latestIssueDate":"2018-11-09","closureDate":"2020-01-07","expirationDate":"2019-11-08","inactiveDate":"2020-01-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"680721","type":"Rental","businessName":"ALON SHENIRER (LONY INVESTMENTS LLC)","legalName":"ALON SHENIRER","issuedDate":"2015-10-15","latestIssueDate":"2016-10-02","closureDate":"2017-12-30","expirationDate":"2017-10-31","inactiveDate":"2017-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"584987","type":"Rental","businessName":"JANNA INVESTMENTS LLC","legalName":"JANNA INVESTMENTS LLC","issuedDate":"2013-02-21","latestIssueDate":"2013-02-21","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"570417","type":"Vacant Residential Property / Lot","businessName":"BANK OF NEW YORK MELLON (DANIELS OF PHILADELPHIA)","legalName":"BANK OF NEW YORK MELLON","issuedDate":"2012-08-03","latestIssueDate":"2012-08-03","closureDate":"2013-02-21","expirationDate":"2013-02-28","inactiveDate":"2013-02-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"attention","title":"3 open L&I violations","finding":"21 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #570417: Inactive since Feb 21, 2013","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"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"}]}