{"asOf":"2026-07-26T13:54:05.218Z","block":"1500-1599 N 8TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-8th-st","address":"1542 N 8TH ST","parcelNumber":"202105501","source":"https://property.phila.gov/?p=202105501","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"COOK BRIAN RICHARD","coOwner":null,"marketValue":800000,"landAssessment":160000,"improvementAssessment":640000,"livableArea":3179,"yearBuilt":1915,"lastSale":{"price":215000,"date":"2020-12-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"636960","date":"2007-07-26","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"636961","date":"2007-07-26","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"636959","date":"2007-07-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4312553","date":"2017-05-11","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4312555","date":"2017-05-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4312552","date":"2017-05-11","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4312554","date":"2017-05-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607845","date":"2018-03-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607847","date":"2018-03-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607844","date":"2018-03-08","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607846","date":"2018-03-08","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007318","date":"2019-04-18","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007315","date":"2019-04-18","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007316","date":"2019-04-18","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007317","date":"2019-04-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"122050","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-07-26","completedDate":"2010-03-01","violations":[{"number":"636960","date":"2007-07-26","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"636961","date":"2007-07-26","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"636959","date":"2007-07-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"583510","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-05-12","completedDate":"2017-07-03","violations":[{"number":"4312553","date":"2017-05-11","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4312555","date":"2017-05-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4312552","date":"2017-05-11","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4312554","date":"2017-05-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"624635","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-03-08","completedDate":"2018-04-10","violations":[{"number":"4607845","date":"2018-03-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607847","date":"2018-03-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607844","date":"2018-03-08","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4607846","date":"2018-03-08","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"680491","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-04-18","completedDate":"2019-09-05","violations":[{"number":"5007318","date":"2019-04-18","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007315","date":"2019-04-18","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007316","date":"2019-04-18","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5007317","date":"2019-04-18","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2017,"n":4,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2019,"n":4,"worst":null}],"investigations":[{"caseNumber":"122050","date":"2007-07-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"122050","date":"2010-03-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"583510","date":"2017-05-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583510","date":"2017-05-31","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"624635","date":"2018-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624635","date":"2018-03-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"680491","date":"2019-04-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"680491","date":"2019-05-24","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97598796480957,"lng":-75.14898301884912,"geom":{"type":"Polygon","coordinates":[[[-75.148855696,39.97599926],[-75.14886758,39.975945125],[-75.149110342,39.975976669],[-75.149098458,39.976030805],[-75.148855696,39.97599926]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":7,"baths":4,"stories":3,"lotArea":1380,"zoning":"RSA5","grade":"B-","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1542 N 8TH ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE PROPOSED USE OF THREE (3) FAMILY (MULTI-FAMILY) HOUSEHOLD LIVING IN AN EXISTING ATTACHED STRUCTURE.\nAP 1048162","status":"In Process","outcome":"Complete","date":"2021-03-18","number":"39993","relatedPermit":"1048162"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":76200,"taxable":0,"land":8840,"improvement":67360,"taxableLand":0,"taxableImprovement":0,"exemptLand":8840,"exemptImprovement":67360},{"y":2017,"v":76200,"taxable":0,"land":45720,"improvement":30480,"taxableLand":0,"taxableImprovement":0,"exemptLand":45720,"exemptImprovement":30480},{"y":2018,"v":76200,"taxable":0,"land":45720,"improvement":30480,"taxableLand":0,"taxableImprovement":0,"exemptLand":45720,"exemptImprovement":30480},{"y":2019,"v":62400,"taxable":0,"land":37440,"improvement":24960,"taxableLand":0,"taxableImprovement":0,"exemptLand":37440,"exemptImprovement":24960},{"y":2020,"v":62400,"taxable":0,"land":37440,"improvement":24960,"taxableLand":0,"taxableImprovement":0,"exemptLand":37440,"exemptImprovement":24960},{"y":2021,"v":62400,"taxable":0,"land":37440,"improvement":24960,"taxableLand":0,"taxableImprovement":0,"exemptLand":37440,"exemptImprovement":24960},{"y":2022,"v":62400,"taxable":62400,"land":37440,"improvement":24960,"taxableLand":37440,"taxableImprovement":24960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":36200,"taxable":36200,"land":7240,"improvement":28960,"taxableLand":7240,"taxableImprovement":28960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":36200,"taxable":36200,"land":7240,"improvement":28960,"taxableLand":7240,"taxableImprovement":28960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":800000,"taxable":215000,"land":160000,"improvement":640000,"taxableLand":160000,"taxableImprovement":55000,"exemptLand":0,"exemptImprovement":585000},{"y":2026,"v":800000,"taxable":215000,"land":160000,"improvement":640000,"taxableLand":160000,"taxableImprovement":55000,"exemptLand":0,"exemptImprovement":585000},{"y":2027,"v":800000,"taxable":215000,"land":160000,"improvement":640000,"taxableLand":160000,"taxableImprovement":55000,"exemptLand":0,"exemptImprovement":585000}],"taxNow":3010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"363846","date":"2011-09-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-02","scope":"MAINTENANCE AND REPAIR OF EXISTING FIXTURES - REPLACE GAS HOT WATER HEATER"},{"number":"365670","date":"2011-10-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-03","scope":"MINOR PAINTING, PATCHING AND REAPIRING RESIDENTIAL UNIT FOR OCCUPANCY"},{"number":"370100","date":"2011-11-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"2FD-REPLACE DEFECTIVE LIGHT FIXTURES;REPLACE DEFECTIVE /PAINTED SWITCHES AND RECEPTS. CHECK EXISTING SMOKE ALARM SYSTEMS. INSURE DEVICES ARE OPERATING PROPERLY & MAKE NECESSARY REPAIRS. REPLACE 100A SERVICE CABLE PER 2008 NEC"},{"number":"367157","date":"2011-11-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-21","scope":"INSTALL ONE GOODMAN GMS090 WARM AIR FURNACE"},{"number":"367156","date":"2011-11-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-21","scope":"INSTALL ONE GOODMAN GMS090 WARM AIR FURNACE"},{"number":"1048162","date":"2020-10-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"GM-2021-003710","date":"2021-04-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-05-16","scope":"Removal of debris (plaster, lathe and old GWB), demolition of non-load bearing demising walls at 1st, 2nd and 3rd floor levels. Interior clean-out"},{"number":"ZP-2022-005062","date":"2022-05-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the addition of a private roof deck with roof access structure above the third floor roof of an existing attached structure. Size and location per plans."},{"number":"CP-2021-009525","date":"2022-07-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-05","scope":"FOR ERECTION OF ROOF DECK AND ROOF ACCESS STRUCTURE WITH INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"FP-2022-003152","date":"2022-12-15","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-13","scope":"Rough-In Permit for FP-2022-003134 install a nfpa 13 R sprinkler system"},{"number":"FP-2022-003134","date":"2023-01-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-05","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13R STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"PP-2022-014684","date":"2023-03-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-05","scope":"INSTALL 5 WATER CLOSETS, 5 LAVATORIES, 4 SHOWER/TUBS, 3 WASHING MACHINE BOXES, 3 KITCHEN SINKS 3 FLOOR DRAINS, 4 ROOF DRAINS, 2 EJECTOR SUMP PUMPS, 1 SUMP PUMP AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-005261","date":"2023-08-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-05","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"EP-2023-008103","date":"2023-11-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-25","scope":"NEW WIRE THROUGHOUT: LIGHTING, OUTLETS, SWITCHES, AND SMOKE/CO ALARMS AS PER PLANS AND 2017 NEC. INSTALL FIRE ALARM AS PER 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"sale","p":215000},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["4 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 2110% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $36,200 to $800,000","no permit shown in 2024-2026"],"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 #39993: In Process · Complete; related permit 1048162.","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: GM-2021-003710 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"4 failed, 0 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on May 24, 2019.","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":"4 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 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. 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"}]}