{"asOf":"2026-07-26T04:06:57.897Z","block":"1400-1499 N 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-7th-st","address":"1426 N 7TH ST","parcelNumber":"202020400","source":"https://property.phila.gov/?p=202020400","ownerType":"investor","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":"1426 N 7TH LLC","coOwner":null,"marketValue":1222900,"landAssessment":244500,"improvementAssessment":978400,"livableArea":4248,"yearBuilt":2024,"lastSale":{"price":180000,"date":"2018-06-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"2602222","date":"2012-10-06","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":null,"resolutionDate":null,"resolution":null},{"number":"2602221","date":"2012-10-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":null,"resolutionDate":null,"resolution":null},{"number":"5175145","date":"2019-09-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5175144","date":"2019-09-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-052065","date":"2020-12-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-04-23","resolution":"COMPLIED - 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VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-25","completedDate":"2021-04-26","violations":[{"number":"VI-2020-052065","date":"2020-12-09","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-04-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-052064","date":"2020-12-09","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-04-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-052066","date":"2020-12-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-04-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2020-049423","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-12","completedDate":"2020-09-21","violations":[{"number":"VI-2020-027119","date":"2020-08-12","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-067804","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-29","completedDate":"2020-09-30","violations":[{"number":"VI-2020-038610","date":"2020-09-29","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"CLOSED","resolutionDate":"2020-09-30","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-038609","date":"2020-09-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2020-09-30","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-038611","date":"2020-09-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2020-09-30","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2021-105436","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-28","completedDate":"2022-01-03","violations":[{"number":"VI-2021-075931","date":"2021-10-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-075930","date":"2021-10-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-045237","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-17","completedDate":"2022-06-13","violations":[{"number":"VI-2022-034226","date":"2022-05-17","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-067126","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-09","completedDate":"2022-08-25","violations":[{"number":"VI-2022-048658","date":"2022-07-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-24","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":7,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"52997","date":"2006-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"108615","date":"2007-04-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"52997","date":"2010-09-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-049423","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049423","date":"2020-09-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-067804","date":"2020-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-067804","date":"2020-09-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-030707","date":"2020-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-030707","date":"2021-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-030707","date":"2021-04-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-105436","date":"2021-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-105436","date":"2022-01-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-045237","date":"2022-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-045237","date":"2022-06-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-045237","date":"2022-06-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-067126","date":"2022-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-067126","date":"2022-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-067126","date":"2022-08-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2020,"fails":3,"passes":2},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":4,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97380587165064,"lng":-75.1477616818524,"geom":{"type":"Polygon","coordinates":[[[-75.147607974,39.973819731],[-75.147618749,39.973756657],[-75.147915462,39.973791933],[-75.14790422,39.973855159],[-75.147607974,39.973819731]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":8,"baths":8,"stories":4,"lotArea":1913,"zoning":"RSA5","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1000 DELSEA DR, WESTVILLE NJ, 08093","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (40' 5\" HIGH) FOR A MULTI-FAMILY HOUSEHOLD LIVING (FIVE (5) DWELLING UNITS) FROM FIRST (1ST) FLOOR THROUGH FOURTH (4TH) FLOORS. \nSIZE AND LOCATION AS SHOWN IN THE APPLICATION.\nAP 1014659","status":"In Process","outcome":"Complete","date":"2020-09-03","number":"39127","relatedPermit":"1014659"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":38200,"taxable":38200,"land":38200,"improvement":0,"taxableLand":38200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":38200,"taxable":38200,"land":38200,"improvement":0,"taxableLand":38200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":38200,"taxable":38200,"land":38200,"improvement":0,"taxableLand":38200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":38200,"taxable":38200,"land":38200,"improvement":0,"taxableLand":38200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":38200,"taxable":38200,"land":38200,"improvement":0,"taxableLand":38200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":38200,"taxable":38200,"land":38200,"improvement":0,"taxableLand":38200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":328000,"taxable":328000,"land":328000,"improvement":0,"taxableLand":328000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":328000,"taxable":328000,"land":328000,"improvement":0,"taxableLand":328000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":175000,"taxable":175000,"land":175000,"improvement":0,"taxableLand":175000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1075000,"taxable":293833,"land":215000,"improvement":860000,"taxableLand":215000,"taxableImprovement":78833,"exemptLand":0,"exemptImprovement":781167},{"y":2027,"v":1222900,"taxable":432027,"land":244500,"improvement":978400,"taxableLand":244500,"taxableImprovement":187527,"exemptLand":0,"exemptImprovement":790873}],"taxNow":4113,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1014659","date":"2020-07-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-01-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( MAX 38' HIGH) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2020-006518","date":"2021-09-24","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-10","scope":"FOR THE ERECTION OF AN ATTACHED FOUR STORY STRUCTURE OF TYPE VA CONSTRUCTION FOR FOUR DWELLING UNITS AS PER PLANS. AMENDMENT (2/23/2024) TO CHANGE SPECIAL INSPECTION AGENCY AS PER REVISED DOCUMENTS."},{"number":"PP-2023-002712","date":"2023-03-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-31","scope":"INSTALL 7 WATER CLOSETS, 7 LAVATORIES, 7 SHOWER/TUBS, 4 KITCHEN SINKS, 4 WASHING MACHINE BOXES, 4 FLOOR DRAINS, 4 HOT WATER HEATERS 1 SUMP PUMP AND 2 ROOF DRAINS ACCORDING TO THE 2018 PPC."},{"number":"MP-2023-002027","date":"2023-06-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-31","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM TO INCLUDE APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-006518 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2023-000774","date":"2023-06-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-31","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. 12/11/23 AMENDMENT TO CORRECT BACKFLOW ASSEMBLY TO 2\" WILKINS 950XLT2BFSS AS SHOWN ON PREVIOUSLY APPROVED PLANS. UPDATED CP100 FORM"},{"number":"EP-2023-010670","date":"2023-12-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-19","scope":"INSTALL A 400 AMP SERVICE, (5) GANG METER BANK, (4) 150 AMP PANEL & FEEDER, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & FOUR DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTLL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2023-013299","date":"2023-12-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-27","scope":"INSTALL SANITARY AND STORM MD, CT, FAI & 1\" WDP"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"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":2023,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"0974944","type":"Rental","status":"Active","businessName":"1426 N 7th St LLC","legalName":"1426 N 7th St LLC","address":"1426 N 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-03-28","latestIssueDate":"2026-05-06","expirationDate":"2027-03-27","inactiveDate":null}],"licenseActivity":[{"number":"0974944","type":"Rental","businessName":"1426 N 7th St LLC","legalName":"1426 N 7th St LLC","issuedDate":"2025-03-28","latestIssueDate":"2026-05-06","closureDate":null,"expirationDate":"2027-03-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":4,"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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 514% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $175,000 to $1,075,000","no permit shown in 2025-2027"],"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 #39127: In Process · Complete; related permit 1014659.","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":"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 (1000 DELSEA DR, WESTVILLE NJ, 08093).","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":"10 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Aug 25, 2022.","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":"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 15 historical violations across 8 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"}]}