{"asOf":"2026-07-24T23:15:44.522Z","block":"400-499 W HEWSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-hewson-st","address":"411 W HEWSON ST","parcelNumber":"183191700","source":"https://property.phila.gov/?p=183191700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"MANGUBAT FRANCIS","coOwner":"RUDMAN ADAM","marketValue":931500,"landAssessment":186300,"improvementAssessment":745200,"livableArea":3294,"yearBuilt":2022,"lastSale":{"price":810000,"date":"2022-02-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"4075597","date":"2016-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4075598","date":"2016-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4398943","date":"2017-07-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4398944","date":"2017-07-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5046492","date":"2019-05-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5046494","date":"2019-05-21","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5046493","date":"2019-05-21","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-059093","date":"2023-08-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-09-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-059094","date":"2023-08-10","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"554218","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-09","completedDate":"2017-01-11","violations":[{"number":"4075597","date":"2016-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4075598","date":"2016-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"596132","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-07-26","completedDate":"2017-09-12","violations":[{"number":"4398943","date":"2017-07-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4398944","date":"2017-07-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"686366","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-05-21","completedDate":"2019-06-20","violations":[{"number":"5046492","date":"2019-05-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5046494","date":"2019-05-21","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5046493","date":"2019-05-21","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-079827","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-10","completedDate":"2023-09-22","violations":[{"number":"VI-2023-059093","date":"2023-08-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-09-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-059094","date":"2023-08-10","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-079827","date":"2023-08-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-079827","date":"2023-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-079827","date":"2023-09-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98057991498506,"lng":-75.14146210462538,"geom":{"type":"Polygon","coordinates":[[[-75.141451623,39.980658342],[-75.141403501,39.980491087],[-75.141466743,39.980480102],[-75.14152054,39.980669703],[-75.141457851,39.980679527],[-75.141451623,39.980658342]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-010141","type":"Sprinkler Certification","inspectionDate":"2023-08-31","result":"Certified","expirationDate":"2024-08-31","buildingId":"3000247"},{"number":"BC-2024-033217","type":"Fire Alarm Certification","inspectionDate":"2024-06-13","result":"Certified","expirationDate":"2025-06-13","buildingId":"3000247"},{"number":"BC-2025-006578","type":"Sprinkler Certification","inspectionDate":"2025-03-13","result":"Certified","expirationDate":"2026-03-13","buildingId":"3000247"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":8,"baths":null,"stories":3,"lotArea":1260,"zoning":"RSA5","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"411 HEWSON ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"for the erection of an attached structure with cellar, roof deck and pilot house (size and location as shown on the plan) for use as three (multi family) family household living.","status":"Completed","outcome":"Granted","date":"2020-11-20","number":"ZP-2020-006038","relatedPermit":"ZP-2020-006038"}],"taxYears":[{"year":1997,"total":234.22,"principal":63.86,"interest":110.16,"penalty":4.47},{"year":1998,"total":227.43,"principal":63.86,"interest":104.41,"penalty":4.47},{"year":1999,"total":220.65,"principal":63.86,"interest":98.66,"penalty":4.47},{"year":2000,"total":213.88,"principal":63.86,"interest":92.92,"penalty":4.47},{"year":2001,"total":207.09,"principal":63.86,"interest":87.17,"penalty":4.47},{"year":2002,"total":200.31,"principal":63.86,"interest":81.42,"penalty":4.47},{"year":2003,"total":193.53,"principal":63.86,"interest":75.68,"penalty":4.47},{"year":2004,"total":186.75,"principal":63.86,"interest":69.93,"penalty":4.47},{"year":2005,"total":179.96,"principal":63.86,"interest":64.18,"penalty":4.47},{"year":2006,"total":173.18,"principal":63.86,"interest":58.43,"penalty":4.47},{"year":2007,"total":166.4,"principal":63.86,"interest":52.69,"penalty":4.47},{"year":2008,"total":172.56,"principal":69.94,"interest":51.4,"penalty":4.9},{"year":2009,"total":165.14,"principal":69.94,"interest":45.11,"penalty":4.9},{"year":2010,"total":157.71,"principal":69.94,"interest":38.81,"penalty":4.9},{"year":2011,"total":162.84,"principal":76.87,"interest":35.75,"penalty":5.38},{"year":2012,"total":159.72,"principal":79.83,"interest":29.94,"penalty":5.59},{"year":2013,"total":155.83,"principal":82.7,"interest":23.57,"penalty":5.79},{"year":2014,"total":272.52,"principal":114.03,"interest":22.24,"penalty":7.98},{"year":2015,"total":260.41,"principal":114.03,"interest":11.98,"penalty":7.98},{"year":2016,"total":221.33,"principal":119.13,"interest":1.78,"penalty":1.19}],"taxNet":3931.46,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7400,"taxable":7400,"land":7400,"improvement":0,"taxableLand":7400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":17400,"taxable":17400,"land":17400,"improvement":0,"taxableLand":17400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":17400,"taxable":17400,"land":17400,"improvement":0,"taxableLand":17400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17400,"taxable":17400,"land":17400,"improvement":0,"taxableLand":17400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":17400,"taxable":17400,"land":17400,"improvement":0,"taxableLand":17400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":17400,"taxable":17400,"land":17400,"improvement":0,"taxableLand":17400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":17400,"taxable":17400,"land":17400,"improvement":0,"taxableLand":17400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":778800,"taxable":155700,"land":155700,"improvement":623100,"taxableLand":155700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":623100},{"y":2024,"v":778800,"taxable":155700,"land":155700,"improvement":623100,"taxableLand":155700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":623100},{"y":2025,"v":873400,"taxable":174680,"land":174680,"improvement":698720,"taxableLand":174680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":698720},{"y":2026,"v":873400,"taxable":174680,"land":174680,"improvement":698720,"taxableLand":174680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":698720},{"y":2027,"v":931500,"taxable":186300,"land":186300,"improvement":745200,"taxableLand":186300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":745200}],"taxNow":2445,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006038","date":"2020-11-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-02-03","scope":"Erection of an attached structure (size and location as shown on the plan)"},{"number":"CP-2021-003242","date":"2021-06-24","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-03","scope":"FOR THE ERRECTION OF AN ATTACHED THREE (3) STRUCTURE OF TY[E VB CONSTRUCTION WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE AS PER PLANS. FOR THREE DWELLING UNITS WITH LAYOUT AS SHOWN."},{"number":"PP-2021-018910","date":"2021-10-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-03","scope":"INSTALL 1 INCH WATER SERVICE, BUILDING DRAIN, CURB TRAP, FAI, 3 HOT WATER HEATERS, 3 KITCHEN SINKS, 3 LAUNDRY SINKS, 12 LAVATORIES, 9 SHOWER/TUBS AND 12 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"MP-2021-007228","date":"2021-11-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install Three (3)- 90% Eff. 60,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, with a Total of (20) grilles, registers and diffusers, installing Three (3) 2-Ton Coil & Three 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building. (MFD) CP-2021-003242"},{"number":"FP-2021-003392","date":"2021-11-24","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2021-12-13","scope":"Rough-In Permit for FP-2021-003367 (CP-2021-003242)"},{"number":"FP-2021-003367","date":"2021-12-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-03","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2021-014130","date":"2021-12-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-31","scope":"WIRING THROUGHOUT THE BUILDING, INSTALLING LIGHT SWITCHES, RECEPTACLES, SMOKE DETECTORS, EXIT AND EMERGENCY LIGHTS. INSTALLING 300 AMP SERVICE GROUNDING AS PER CODE. WIRING AND INSTALLING FIRE ALARM SYSTEM AS PER PLANS. INSTALLING SMOKES, HORN STROBES, HORNS, FIRE ALARM PANEL AS PER 2017 NEC AND 2016 NFPA 72 CODE. **Drawings noted for receptacles to be installed at ROMEO&JULIET BALCONIES 210.52(E)(3) '17 NEC**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":90000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":810000},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"910703","type":"Rental","status":"Active","businessName":"Adam Rudman","legalName":"Adam Rudman","address":"411 W HEWSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-11-16","latestIssueDate":"2025-10-09","expirationDate":"2026-11-15","inactiveDate":null}],"licenseActivity":[{"number":"910703","type":"Rental","businessName":"Adam Rudman","legalName":"Adam Rudman","issuedDate":"2022-11-16","latestIssueDate":"2025-10-09","closureDate":null,"expirationDate":"2026-11-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"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 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 4376% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $17,400 to $778,800","no permit shown in 2022-2024"],"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":"Appeal #ZP-2020-006038: Completed · Granted; related permit ZP-2020-006038.","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: FP-2021-003392 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 13, 2026; Fire Alarm Certification: Certified through Jun 13, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 22, 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":"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/"},{"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 9 historical violations across 4 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.","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"}]}