{"asOf":"2026-07-28T18:04:05.030Z","block":"400-499 MILLER ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-miller-st","address":"446 MILLER ST","parcelNumber":"181443000","source":"https://property.phila.gov/?p=181443000","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O56","buildingCodeNew":"22","buildingClass":"ROW 3 STY FRAME","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"CURRIE LUCAS E","coOwner":null,"marketValue":497800,"landAssessment":99560,"improvementAssessment":398240,"livableArea":1512,"yearBuilt":1920,"lastSale":{"price":550000,"date":"2021-06-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"1291027","date":"2009-04-06","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1291026","date":"2009-04-06","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1291028","date":"2009-04-06","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1792409","date":"2010-08-23","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1792411","date":"2010-08-23","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1792410","date":"2010-08-23","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063929","date":"2016-08-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063930","date":"2016-08-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063928","date":"2016-08-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063940","date":"2016-08-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063941","date":"2016-08-25","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2664463","date":"2012-12-11","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"195588","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-04-06","completedDate":"2010-09-07","violations":[{"number":"1291027","date":"2009-04-06","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1291026","date":"2009-04-06","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1291028","date":"2009-04-06","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"248379","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2010-08-23","completedDate":null,"violations":[{"number":"1792409","date":"2010-08-23","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1792411","date":"2010-08-23","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1792410","date":"2010-08-23","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"552463","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-08-26","completedDate":"2016-10-12","violations":[{"number":"4063929","date":"2016-08-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063930","date":"2016-08-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063928","date":"2016-08-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"552464","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-08-26","completedDate":"2016-10-12","violations":[{"number":"4063940","date":"2016-08-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4063941","date":"2016-08-25","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"301260","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2664463","date":"2012-12-11","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":3,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2010,"n":3,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2016,"n":5,"worst":null}],"investigations":[{"caseNumber":"195588","date":"2009-04-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"195588","date":"2010-08-20","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"248379","date":"2010-08-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"248379","date":"2010-10-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"552463","date":"2016-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"552464","date":"2016-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"552464","date":"2016-10-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"552463","date":"2016-10-11","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":2},{"y":2016,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973943144279794,"lng":-75.13107233045302,"geom":{"type":"Polygon","coordinates":[[[-75.131018803,39.97389583],[-75.131063105,39.973879819],[-75.131126062,39.973992403],[-75.131082076,39.974006197],[-75.131018803,39.97389583]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":2,"stories":3,"lotArea":573,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"103 ASHFORD DRIVE, CHADDS FORD PA, 19317","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE CONSTRUCTION OF A 13' X 14' TWO STORY REAR ADDITION AS PART OF A SINGLE FAMILY ADDITION.","status":"CLOSED","outcome":"Granted","date":"2008-01-08","number":"2120","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35000,"taxable":35000,"land":9391,"improvement":25609,"taxableLand":9391,"taxableImprovement":25609,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":35000,"taxable":35000,"land":21000,"improvement":14000,"taxableLand":21000,"taxableImprovement":14000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":35000,"taxable":35000,"land":21000,"improvement":14000,"taxableLand":21000,"taxableImprovement":14000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":125000,"taxable":125000,"land":75000,"improvement":50000,"taxableLand":75000,"taxableImprovement":50000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":373000,"taxable":156305,"land":106305,"improvement":266695,"taxableLand":106305,"taxableImprovement":50000,"exemptLand":0,"exemptImprovement":216695},{"y":2021,"v":373000,"taxable":156305,"land":106305,"improvement":266695,"taxableLand":106305,"taxableImprovement":50000,"exemptLand":0,"exemptImprovement":216695},{"y":2022,"v":450000,"taxable":190400,"land":130500,"improvement":319500,"taxableLand":130500,"taxableImprovement":59900,"exemptLand":0,"exemptImprovement":259600},{"y":2023,"v":528500,"taxable":184967,"land":105700,"improvement":422800,"taxableLand":105700,"taxableImprovement":79267,"exemptLand":0,"exemptImprovement":343533},{"y":2024,"v":528500,"taxable":184967,"land":105700,"improvement":422800,"taxableLand":105700,"taxableImprovement":79267,"exemptLand":0,"exemptImprovement":343533},{"y":2025,"v":510600,"taxable":178702,"land":102120,"improvement":408480,"taxableLand":102120,"taxableImprovement":76582,"exemptLand":0,"exemptImprovement":331898},{"y":2026,"v":510600,"taxable":178702,"land":102120,"improvement":408480,"taxableLand":102120,"taxableImprovement":76582,"exemptLand":0,"exemptImprovement":331898},{"y":2027,"v":497800,"taxable":174222,"land":99560,"improvement":398240,"taxableLand":99560,"taxableImprovement":74662,"exemptLand":0,"exemptImprovement":323578}],"taxNow":2501,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"43616","date":"2008-07-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-07-22","scope":"CONSTRUCTION OF A 14'X 14'-9\" TWO STY REAR ADDITION AS PART OF A SINGLE FAMILY ADDITION"},{"number":"298547","date":"2010-08-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-20","scope":"1ST FLOOR: KITCHEN SINK, TOILET, LAV 2ND FLOOR: TOILET, BATHTUB, LAV ROUGHIN JOB AND INSTALL FIXTURES"},{"number":"301260","date":"2010-09-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-09","scope":"FINISH BUILDING SFD IN ACCORDANCE WITH NEW PLANS, STAIRCASE WAS MOVED TO FIT SPIRAL STAIRS, INSTALL NEW BRICK FRONT USING RED BRICK. ALL OPENINGS TO REMAIN THE SAME FOR SFD. INTERIOR ALTERATIONS, BATH, HARDWOOD FLOOR, SHEETROCK."},{"number":"298588","date":"2010-09-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-01","scope":"INSTALL ONE HVAC UNIT (SFD)"},{"number":"302755","date":"2010-09-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200A SERVICE, GROUNDING & WIRE SINGLE FAMILY DWELLING AS PER 2008 NEC."},{"number":"398457","date":"2012-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"100AMP SERVICE, LIGHTS, RECEPTS AS PER 2008 NEC (EAST DIST) SFD"},{"number":"398448","date":"2012-04-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-11-06","scope":"INSTALL DRAIN AND WATER LINES TO ACCOMODATE 2 WC, 2 LAVS, 1 SHOWER, 1 KS AND 1 TUB(SFD)"},{"number":"683576","date":"2016-05-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-11","scope":"FOR THE ERECTION OF AN ADDITION ON TOP OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A SINGLE-FAMILY DWELLING WITH REAR SECOND FLOOR ROOF DECK AND THIRD FLOOR ROOF DECK (ACCESSED VIA EXTERIOR STAIRS)."},{"number":"743926","date":"2017-03-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"EXISTING 2 STORY SINGLE FAMILY DWELLING WITH THIRD FLOOR ADDITON AND ROOF DECK"},{"number":"910991","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 100A WITH 200AMP SERVICE AND REWIRE 40 RECEPTACLES, 25 SWITCHES, ARC FAULT BREAKERS, 8 HARDWIRED SMOKE DETECTORS, RECESS LIGHTING, 2 OUTSIDE GFI RECEPTACLES AS PER NEC 2008 EAST DISTRICT"},{"number":"911210","date":"2018-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-28","scope":"INSTALL TEN(10) FIXTURES AND ONE(1) HOT WATER HEATER AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"913030","date":"2018-09-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW HVAC UNIT 90% ON 2ND FLOOR 3T DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"929997","date":"2018-11-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"1 INCH COMBO WATER SERVICE (PRE PERMIT 13749) PA 2018.2771272"},{"number":"936494","date":"2019-01-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-06-04","scope":"FOR THE INSTALLATION OF A NFPA 13D SYSTEM FOR A SINGLE FAMILY DWELLING. FIRE SUPPRESSION SYSTEM TO BE SERVICED BY A ONE INCH COMBINED FIRE SERVICE LINES WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARDS"}],"storyTag":"Renovated & sold on","storyDelta":6.33,"timeline":[{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"sale","p":203000},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"sale","p":517000},{"y":2021,"k":"sale","p":550000}],"rented":false,"licenses":[{"number":"608092","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JP MORGAN CHASE BANK","legalName":"JP MORGAN CHASE BANK","address":"446 MILLER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-10-21","latestIssueDate":"2013-12-29","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"608092","type":"Vacant Residential Property / Lot","businessName":"JP MORGAN CHASE BANK","legalName":"JP MORGAN CHASE BANK","issuedDate":"2013-10-21","latestIssueDate":"2013-12-29","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #2120: CLOSED · Granted.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 743926 (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 12 historical violations across 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 11, 2016.","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 #608092: Inactive","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}