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INSP","status":"FAILED"},{"caseNumber":"583087","date":"2017-05-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583083","date":"2017-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583087","date":"2017-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583083","date":"2017-08-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"583087","date":"2017-09-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"583083","date":"2017-11-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"583083","date":"2017-11-08","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"613810","date":"2017-11-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"613810","date":"2017-12-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"614199","date":"2017-12-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"614199","date":"2018-01-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"614199","date":"2018-02-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"611298","date":"2018-02-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"629778","date":"2018-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629776","date":"2018-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629776","date":"2018-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629778","date":"2018-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629778","date":"2018-07-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"629776","date":"2018-07-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"629776","date":"2018-11-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"629776","date":"2018-11-20","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"664490","date":"2018-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667270","date":"2018-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667270","date":"2019-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667270","date":"2019-05-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-032926","date":"2020-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-036077","date":"2020-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038431","date":"2020-07-15","type":null,"status":"FAILED"},{"caseNumber":"664490","date":"2020-12-08","type":null,"status":"FAILED"},{"caseNumber":"664490","date":"2021-03-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-040451","date":"2021-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-040451","date":"2021-05-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-054914","date":"2021-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054914","date":"2021-07-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-036077","date":"2021-07-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-052328","date":"2022-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-032926","date":"2022-06-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-052328","date":"2022-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-052328","date":"2022-06-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-114763","date":"2023-11-02","type":null,"status":null},{"caseNumber":"CF-2023-119027","date":"2023-11-16","type":null,"status":null}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2017,"fails":8,"passes":2},{"y":2018,"fails":8,"passes":3},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":2,"passes":4},{"y":2022,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98401866424229,"lng":-75.13363577603273,"geom":{"type":"Polygon","coordinates":[[[-75.13354042,39.984027064],[-75.133548639,39.983986694],[-75.133731592,39.984010306],[-75.133722263,39.98405065],[-75.13354042,39.984027064]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":4,"baths":4,"stories":3,"lotArea":780,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE, FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN.","status":"Completed","outcome":"Denied","date":"2021-12-30","number":"ZP-2021-008204","relatedPermit":"ZP-2021-008204"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":78500,"taxable":78500,"land":2808,"improvement":75692,"taxableLand":2808,"taxableImprovement":75692,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":78500,"taxable":78500,"land":23550,"improvement":54950,"taxableLand":23550,"taxableImprovement":54950,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":78500,"taxable":78500,"land":23550,"improvement":54950,"taxableLand":23550,"taxableImprovement":54950,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":85500,"taxable":85500,"land":25650,"improvement":59850,"taxableLand":25650,"taxableImprovement":59850,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45300,"taxable":45300,"land":27180,"improvement":18120,"taxableLand":27180,"taxableImprovement":18120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45300,"taxable":45300,"land":27180,"improvement":18120,"taxableLand":27180,"taxableImprovement":18120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45300,"taxable":45300,"land":27180,"improvement":18120,"taxableLand":27180,"taxableImprovement":18120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":187700,"taxable":187700,"land":37500,"improvement":150200,"taxableLand":37500,"taxableImprovement":150200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":187700,"taxable":187700,"land":37500,"improvement":150200,"taxableLand":37500,"taxableImprovement":150200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":615000,"taxable":615000,"land":123000,"improvement":492000,"taxableLand":123000,"taxableImprovement":492000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":615000,"taxable":615000,"land":123000,"improvement":492000,"taxableLand":123000,"taxableImprovement":492000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":552700,"taxable":552700,"land":110540,"improvement":442160,"taxableLand":110540,"taxableImprovement":442160,"exemptLand":0,"exemptImprovement":0}],"taxNow":8609,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1029250","date":"2019-11-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2020-12-07","scope":"EZ INTERIOR DEMOLITION-PARTIAL DEMO; REMOVE ALL PARTICIAN WALLS, AND SHEETROCK OF CEILINGS.... \"NO REMOVAL OF ANY LOAD BARING OR STRUCTURAL For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"RP-2020-005070","date":"2020-10-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-04-27","scope":"Interior alterations, partial demolition and replacement of exterior wall. No change in height or area to existing building."},{"number":"PP-2021-007027","date":"2021-04-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-20","scope":"FOR A LATERAL SEAL AS PART OF DEMO WORK TO RESOLVE CASE #CF-2020-038431."},{"number":"DP-2021-000774","date":"2021-05-07","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-07-19","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED THREE (3) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE 21 DAY POSTING CAN BE WAIVED FOR DANGEROUS CASE [SECTION A-303.2 OF ADMINISTRATIVE CODE]"},{"number":"ZP-2021-004728","date":"2021-05-07","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTNG STRUCTURE ON LOT"},{"number":"ZP-2022-000645","date":"2022-02-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-01","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"RP-2022-003344","date":"2022-08-15","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-04-01","scope":"FOR CONSTRUCTION OF A NEW THREE-STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE AS PER APPROVED PLAN; FOR USE AS TWO-FAMILY HOUSEHOLD LIVING; SHEETING AND SHORING AS PRESCRIBED IN THE GEOTECH REPORT; SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING, AND SPRINKLER (NFPA 13R) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED, BOTH TO BE COMPLETED BY AN APPROVED PARTY. ** AMEND TO CHANGE SPRINKLER SYSTEM FROM NFPA-13R TO NFPA-13D **"},{"number":"PP-2023-013916","date":"2023-10-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-01","scope":"INSTALLATION OF SANITARY WASTE AND DOMESTIC HOT AND COLD WATER LINES TO 5 WATER CLOSETS, 5 LAVATORY SINKS, 2 BATHTUBS, 2 SHOWERS, 2 LAUNDRY BOXES, 2 KITCHEN SINKS, 1 SEWAGE PUMP, 1 SUMP PUMP, AND 2 HOT WATER HEATERS 22 FIXTURES"},{"number":"MP-2023-004454","date":"2023-11-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-01","scope":"EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 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. New duct work and two new heat pumps"},{"number":"EP-2023-009705","date":"2023-11-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-21","scope":"INTSALL 200AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTETS, SWITCHES, SMOKE DETECTORS, GROUNDING FOR TWO FAMILY DWELLING PER 2017 NEC"},{"number":"FP-2023-002865","date":"2023-12-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-01","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE TWO (2) 1-INCH COMBINED WATER SERVICE LINES AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2024-000557","date":"2024-01-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-05","scope":"Installing Two 1\" Water Service, 5\" Curb Trap, 4\" Main Drain, 4\" Fresh Air Inlet"},{"number":"ZP-2021-008204","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-01-04","scope":null}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"appeal","w":"Appeal denied"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"land","p":130000},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"265945","type":"Rental","status":"Inactive","businessName":"ANTONIO FERNANDEZ","legalName":"ANTONIO FERNANDEZ","address":"2224 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"486604","type":"Rental","status":"Inactive","businessName":"FRANCISCO MENDEZ","legalName":"FRANCISCO MENDEZ","address":"2224 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-10-28","latestIssueDate":"2009-10-28","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"949077","type":"Rental","status":"Active","businessName":"Fox Building Supply LLC","legalName":"Fox Building Supply LLC","address":"2224 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-04-15","latestIssueDate":"2026-06-02","expirationDate":"2027-04-14","inactiveDate":null}],"licenseActivity":[{"number":"949077","type":"Rental","businessName":"Fox Building Supply LLC","legalName":"Fox Building Supply LLC","issuedDate":"2024-04-15","latestIssueDate":"2026-06-02","closureDate":null,"expirationDate":"2027-04-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"486604","type":"Rental","businessName":"FRANCISCO MENDEZ","legalName":"FRANCISCO MENDEZ","issuedDate":"2009-10-28","latestIssueDate":"2009-10-28","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"265945","type":"Rental","businessName":"ANTONIO FERNANDEZ","legalName":"ANTONIO FERNANDEZ","issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","units":2,"signals":[{"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":"Appeal #ZP-2021-008204: Completed · Denied; related permit ZP-2021-008204.","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: 1029250 (Expired), RP-2020-005070 (Expired), ZP-2021-008204 (Refused). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 41 historical violations across 19 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"26 failed, 13 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Nov 16, 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":"2 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":"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/"}],"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"}]}