{"asOf":"2026-07-18T08:19:42.614Z","block":"4800-4899 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-n-15th-st","address":"4837 N 15TH ST","parcelNumber":"132049800","source":"https://property.phila.gov/?p=132049800","ownerType":"owner-occupied","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":"COAXUM RICHARD SR","coOwner":null,"marketValue":139300,"landAssessment":27860,"improvementAssessment":111440,"livableArea":1200,"yearBuilt":1930,"lastSale":{"price":1,"date":"1998-03-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-086877","date":"2024-10-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-086878","date":"2024-10-21","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-086879","date":"2024-10-21","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062341","date":"2025-08-16","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062343","date":"2025-08-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062342","date":"2025-08-16","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062340","date":"2025-08-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062355","date":"2025-08-16","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062354","date":"2025-08-16","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062353","date":"2025-08-16","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062352","date":"2025-08-16","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062351","date":"2025-08-16","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062350","date":"2025-08-16","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062349","date":"2025-08-16","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062348","date":"2025-08-16","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062347","date":"2025-08-16","code":"A-301.1/74","title":"INSTALL/REPLACE STAIRWAY","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062346","date":"2025-08-16","code":"A-301.1/18","title":"ENLARGE EXTERIOR OPENINGS","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062345","date":"2025-08-16","code":"A-301.1/33","title":"DRYWALL","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062344","date":"2025-08-16","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2024-113098","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-21","completedDate":"2025-06-09","violations":[{"number":"VI-2024-086877","date":"2024-10-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-086878","date":"2024-10-21","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-086879","date":"2024-10-21","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-087261","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-15","completedDate":"2025-09-23","violations":[{"number":"VI-2025-062341","date":"2025-08-16","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062343","date":"2025-08-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062342","date":"2025-08-16","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062340","date":"2025-08-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062355","date":"2025-08-16","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062354","date":"2025-08-16","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062353","date":"2025-08-16","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062352","date":"2025-08-16","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062351","date":"2025-08-16","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062350","date":"2025-08-16","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062349","date":"2025-08-16","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062348","date":"2025-08-16","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062347","date":"2025-08-16","code":"A-301.1/74","title":"INSTALL/REPLACE STAIRWAY","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062346","date":"2025-08-16","code":"A-301.1/18","title":"ENLARGE EXTERIOR OPENINGS","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062345","date":"2025-08-16","code":"A-301.1/33","title":"DRYWALL","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-062344","date":"2025-08-16","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2024,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":16,"worst":null}],"investigations":[{"caseNumber":"CF-2024-113098","date":"2024-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-113098","date":"2025-06-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-087261","date":"2025-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-087261","date":"2025-09-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.027175379400504,"lng":-75.14875453240899,"geom":{"type":"Polygon","coordinates":[[[-75.14861433,40.027137136],[-75.148903086,40.027173257],[-75.148894387,40.027213666],[-75.14860595,40.027177424],[-75.14861433,40.027137136]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":3,"baths":1,"stories":2,"lotArea":1259,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4837 N 15TH ST, PHILADELPHIA PA, 19141","mailOut":false,"appeals":[],"taxYears":[{"year":2003,"total":20.87,"principal":0,"interest":0,"penalty":0.17},{"year":2004,"total":677.09,"principal":0,"interest":504.19,"penalty":49.6},{"year":2007,"total":586.04,"principal":0,"interest":427.06,"penalty":49.6},{"year":2008,"total":582.62,"principal":0,"interest":420.56,"penalty":53.22},{"year":2009,"total":433.78,"principal":0,"interest":330.22,"penalty":46.11},{"year":2011,"total":450.87,"principal":0,"interest":303.61,"penalty":58.49}],"taxNet":2751.27,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":57600,"taxable":27600,"land":6293,"improvement":51307,"taxableLand":6293,"taxableImprovement":21307,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":57600,"taxable":27600,"land":8640,"improvement":48960,"taxableLand":8640,"taxableImprovement":18960,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":57600,"taxable":27600,"land":8640,"improvement":48960,"taxableLand":8640,"taxableImprovement":18960,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":56900,"taxable":16900,"land":8535,"improvement":48365,"taxableLand":8535,"taxableImprovement":8365,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":54500,"taxable":9500,"land":8175,"improvement":46325,"taxableLand":8175,"taxableImprovement":1325,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":54500,"taxable":9500,"land":8175,"improvement":46325,"taxableLand":8175,"taxableImprovement":1325,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":54500,"taxable":9500,"land":8175,"improvement":46325,"taxableLand":8175,"taxableImprovement":1325,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":82900,"taxable":2900,"land":16580,"improvement":66320,"taxableLand":2900,"taxableImprovement":0,"exemptLand":13680,"exemptImprovement":66320},{"y":2024,"v":82900,"taxable":2900,"land":16580,"improvement":66320,"taxableLand":2900,"taxableImprovement":0,"exemptLand":13680,"exemptImprovement":66320},{"y":2025,"v":125300,"taxable":25300,"land":25060,"improvement":100240,"taxableLand":25060,"taxableImprovement":240,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":125300,"taxable":125300,"land":25060,"improvement":100240,"taxableLand":25060,"taxableImprovement":100240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":139300,"taxable":139300,"land":27860,"improvement":111440,"taxableLand":27860,"taxableImprovement":111440,"exemptLand":0,"exemptImprovement":0}],"taxNow":1754,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2025-002491","date":"2025-03-11","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-06-10","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2024-113098- FOR REPAIR TO AN EXISTING STRUCTURE. ** WORK TO BE COMPLETED PER PLANS AND ENGINEER REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2024-113098 IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"ZP-2025-007997","date":"2025-08-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"PP-2025-011870","date":"2025-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW FIXTURES WITH PIPING"},{"number":"RP-2025-008998","date":"2025-09-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE USED AS A TWO-FAMILY DWELLING AS PER BUILDING APPLICATION/PLAN."},{"number":"EP-2025-009736","date":"2025-10-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200 AMP ELECTRICAL SERVICE WITH MAIN CIRCUIT BREAKER PANEL AND PROPER GROUNDING AND BONDING. REWIRE HOUSE THROUGHOUT. INSTALL LIGHTING, SWITCHES AND RECEPTACLES OUTLETS. INSTALL 120 VOLTS INTERCONNECTED SMOKE/CO ALARMS. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"viol","w":"16 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"0996755","type":"Rental","status":"Active","businessName":"X Property group LLC","legalName":"X Property group LLC","address":"4837 N 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-01-05","latestIssueDate":"2026-01-05","expirationDate":"2027-01-04","inactiveDate":null}],"licenseActivity":[{"number":"0996755","type":"Rental","businessName":"X Property group LLC","legalName":"X Property group LLC","issuedDate":"2026-01-05","latestIssueDate":"2026-01-05","closureDate":null,"expirationDate":"2027-01-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024"],"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":["5 permit events 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 history also contains “NEW 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":"3 permits not marked completed: PP-2025-011870 (Issued), RP-2025-008998 (Issued), EP-2025-009736 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1930 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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 23, 2025.","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/"}],"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"}]}