{"asOf":"2026-07-29T00:09:14.469Z","block":"3400-3499 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-n-18th-st","address":"3432 N 18TH ST","parcelNumber":"112255800","source":"https://property.phila.gov/?p=112255800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"CASTRO GROUP","coOwner":"RAC VERDE CORP","marketValue":332000,"landAssessment":66400,"improvementAssessment":265600,"livableArea":2200,"yearBuilt":1940,"lastSale":{"price":120000,"date":"2021-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"3393786","date":"2014-05-15","code":"FC-901.6/17","title":"FA-IMM REP/RET TO SRVC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3393787","date":"2014-05-15","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4893040","date":"2018-10-26","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893042","date":"2018-10-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4893041","date":"2018-10-26","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174675","date":"2019-09-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":null,"resolutionDate":null,"resolution":null},{"number":"5174676","date":"2019-09-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":null,"resolutionDate":null,"resolution":null},{"number":"5212838","date":"2019-09-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":null,"resolutionDate":null,"resolution":null},{"number":"5212840","date":"2019-09-06","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":null,"resolutionDate":null,"resolution":null},{"number":"5212837","date":"2019-09-06","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":null,"resolutionDate":null,"resolution":null},{"number":"5212839","date":"2019-09-06","code":"PM15-304.10","title":"EXTERIOR STRUCT STAIRS, ETC","status":null,"resolutionDate":null,"resolution":null},{"number":"5212842","date":"2019-09-06","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":null,"resolutionDate":null,"resolution":null},{"number":"5212841","date":"2019-09-06","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":null,"resolutionDate":null,"resolution":null},{"number":"5256291","date":"2019-11-26","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5256290","date":"2019-11-26","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5256292","date":"2019-11-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211980217","date":"2019-11-26","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2023-09-20","resolution":"COMPLIED - 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OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":12,"worst":null}],"investigations":[{"caseNumber":"431590","date":"2014-05-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431590","date":"2014-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431590","date":"2014-12-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"661300","date":"2018-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"661300","date":"2018-12-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"661300","date":"2019-01-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"705672","date":"2019-09-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"705674","date":"2019-09-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"705672","date":"2019-10-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"705674","date":"2019-10-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"705674","date":"2019-11-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"717486","date":"2019-11-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"717491","date":"2019-11-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"717486","date":"2019-12-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"717491","date":"2020-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"717491","date":"2020-02-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"717491","date":"2023-09-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":5,"passes":2},{"y":2020,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00637246135796,"lng":-75.15875328621637,"geom":{"type":"Polygon","coordinates":[[[-75.158484326,40.006356358],[-75.1584939,40.006316935],[-75.159018853,40.006387266],[-75.159009025,40.006428328],[-75.158484326,40.006356358]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":4,"baths":null,"stories":1,"lotArea":2315,"zoning":"RSA5","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"3432 N 18TH ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":108000,"taxable":108000,"land":10700,"improvement":97300,"taxableLand":10700,"taxableImprovement":97300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":108000,"taxable":108000,"land":17280,"improvement":90720,"taxableLand":17280,"taxableImprovement":90720,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":108000,"taxable":108000,"land":17280,"improvement":90720,"taxableLand":17280,"taxableImprovement":90720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":99700,"taxable":99700,"land":15952,"improvement":83748,"taxableLand":15952,"taxableImprovement":83748,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":103100,"taxable":103100,"land":16496,"improvement":86604,"taxableLand":16496,"taxableImprovement":86604,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":103100,"taxable":103100,"land":16496,"improvement":86604,"taxableLand":16496,"taxableImprovement":86604,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":103100,"taxable":103100,"land":16496,"improvement":86604,"taxableLand":16496,"taxableImprovement":86604,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":363900,"taxable":363900,"land":72780,"improvement":291120,"taxableLand":72780,"taxableImprovement":291120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":363900,"taxable":363900,"land":72780,"improvement":291120,"taxableLand":72780,"taxableImprovement":291120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":169800,"taxable":169800,"land":33960,"improvement":135840,"taxableLand":33960,"taxableImprovement":135840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":169800,"taxable":169800,"land":33960,"improvement":135840,"taxableLand":33960,"taxableImprovement":135840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":332000,"taxable":332000,"land":66400,"improvement":265600,"taxableLand":66400,"taxableImprovement":265600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2377,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1002730","date":"2019-08-15","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-04-18","scope":"Interior demolition thru out. Interior demolition of non-load bearing walls only, no structural work on this permit. Applicant agrees to limit the demolition to comply with EZ Interior Demolition Permit Standards. NOTE: 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.) (Deviation from the standard will result in revocation of this permit and imposition of further penalties.) SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"1054150","date":"2020-08-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2020-007397","date":"2020-10-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ONE-STORY REAR ADDITION ABOVE AN EXISTING TWO-STORY PORTION OF AN EXISTING THREE-STORY BUILDING.SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING[THREE DWELLING UNITS]"},{"number":"CP-2020-004789","date":"2020-11-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-16","scope":"For the erection of a rear third-story addition, and interior Level III Alterations throughout, throughout an existing three (3) story attached structure to be used as Group R-2 (three (3) dwelling units), as per plans; separate permits required for all MEP/FSP work; building to be fully sprinklered throughout as per NFPA 13R (Minimum); see ZP-2020-007397 for zoning/use permit."},{"number":"EP-2021-010079","date":"2021-09-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-24","scope":"Rewire throughout and install 350amp service with 4-gang meter box as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"ZP-2021-014305","date":"2021-11-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMOLITION OF A REAR PORTION OF THE EXISTING ATTACHED STRUCTURE AND THE ERECTION OF AN ADDITION AT THE REAR. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"CP-2021-007270","date":"2021-12-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-09-26","scope":"FOR THE PARTIAL DEMOLITION OF A REAR PORTION OF THE EXISTING ATTACHED STRUCTURE AND THE ERECTION OF A THREE (3) STORY ADDITION AT THE REAR, AND INTERIOR LEVEL III ALTERATIONS THROUGHOUT, AN EXISTING THREE (3) STORY ATTACHED STRUCTURE TO BE USED AS GROUP R-2 (THREE (3) DWELLING UNITS), AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT AS PER NFPA 13R (MINIMUM); IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK"},{"number":"PP-2021-023926","date":"2022-01-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-09-26","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"FP-2021-002743","date":"2022-02-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-09-04","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2\") INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"sale","p":120000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"441802","type":"Rental","status":"Inactive","businessName":"EUGENE & VERNA GRICE","legalName":"EUGENE & VERNA GRICE","address":"3432 N 18TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2008-04-17","latestIssueDate":"2014-03-14","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"869468","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"BSI Financial Services (BSI Financial Services)","legalName":"BSI Financial Services","address":"3432 N 18TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-05-27","latestIssueDate":"2021-05-27","expirationDate":"2022-05-26","inactiveDate":null},{"number":"0992700","type":"Rental","status":"Active","businessName":"RAC Verde Corp","legalName":"RAC Verde Corp","address":"3432 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-11-03","latestIssueDate":"2025-11-03","expirationDate":"2026-11-02","inactiveDate":null}],"licenseActivity":[{"number":"0992700","type":"Rental","businessName":"RAC Verde Corp","legalName":"RAC Verde Corp","issuedDate":"2025-11-03","latestIssueDate":"2025-11-03","closureDate":null,"expirationDate":"2026-11-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"869468","type":"Vacant Residential Property / Lot","businessName":"BSI Financial Services (BSI Financial Services)","legalName":"BSI Financial Services","issuedDate":"2021-05-27","latestIssueDate":"2021-05-27","closureDate":"2022-05-26","expirationDate":"2022-05-26","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"441802","type":"Rental","businessName":"EUGENE & VERNA GRICE","legalName":"EUGENE & VERNA GRICE","issuedDate":"2008-04-17","latestIssueDate":"2014-03-14","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 96% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $169,800 to $332,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"6 permits not marked completed: 1002730 (Expired), CP-2020-004789 (Expired), EP-2021-010079 (Expired), CP-2021-007270 (Expired), PP-2021-023926 (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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1940 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 20, 2023.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #869468: Closed","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/"},{"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 17 historical violations across 6 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"}]}