{"asOf":"2026-07-26T06:10:35.290Z","block":"2100-2199 N 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-9th-st","address":"2128 N 9TH ST","parcelNumber":"202167200","source":"https://property.phila.gov/?p=202167200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"MZZ LUCKY LLC","coOwner":null,"marketValue":326400,"landAssessment":65200,"improvementAssessment":261200,"livableArea":1760,"yearBuilt":1920,"lastSale":{"price":37000,"date":"2017-05-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"2555940","date":"2009-08-10","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2555941","date":"2009-08-10","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2555939","date":"2009-08-10","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2555942","date":"2009-08-10","code":"PM-307.1/5","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2436064","date":"2012-05-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2436065","date":"2012-05-09","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2710644","date":"2012-09-19","code":"PM-311.0/2","title":"EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2710643","date":"2012-09-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472092","date":"2017-08-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472094","date":"2017-08-08","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472093","date":"2017-08-08","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-007053","date":"2021-02-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-03-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-007054","date":"2021-02-09","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2021-03-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-007055","date":"2021-02-09","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-03-16","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"210080","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-08-11","completedDate":"2013-03-31","violations":[{"number":"2555940","date":"2009-08-10","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2555941","date":"2009-08-10","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2555939","date":"2009-08-10","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2555942","date":"2009-08-10","code":"PM-307.1/5","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"327309","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-09","completedDate":"2012-06-19","violations":[{"number":"2436064","date":"2012-05-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2436065","date":"2012-05-09","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"351142","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-19","completedDate":"2017-02-16","violations":[{"number":"2710644","date":"2012-09-19","code":"PM-311.0/2","title":"EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2710643","date":"2012-09-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"598057","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-08-08","completedDate":"2018-07-26","violations":[{"number":"4472092","date":"2017-08-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472094","date":"2017-08-08","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472093","date":"2017-08-08","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-009491","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-09","completedDate":"2021-03-16","violations":[{"number":"VI-2021-007053","date":"2021-02-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-03-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-007054","date":"2021-02-09","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2021-03-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-007055","date":"2021-02-09","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-03-16","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2009,"n":4,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2012,"n":4,"worst":null},{"y":2017,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"210080","date":"2009-08-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"327309","date":"2012-05-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327309","date":"2012-06-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"210080","date":"2012-07-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"210080","date":"2012-08-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"351142","date":"2012-09-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"351142","date":"2012-12-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"351142","date":"2013-02-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"210080","date":"2013-02-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"351142","date":"2017-02-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"598057","date":"2017-08-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"598057","date":"2017-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"598057","date":"2018-07-25","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-009491","date":"2021-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-009491","date":"2021-03-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":5,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":1},{"y":2018,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98439249617708,"lng":-75.1481439096013,"geom":{"type":"Polygon","coordinates":[[[-75.148041414,39.984397748],[-75.148049865,39.984360381],[-75.148246175,39.984387173],[-75.148238097,39.984424646],[-75.148041414,39.984397748]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":784,"zoning":"RM1","grade":"C-","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"6801 BUSTLETON AVE, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":49100,"taxable":49100,"land":4939,"improvement":44161,"taxableLand":4939,"taxableImprovement":44161,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":49100,"taxable":49100,"land":29460,"improvement":19640,"taxableLand":29460,"taxableImprovement":19640,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":49100,"taxable":49100,"land":29460,"improvement":19640,"taxableLand":29460,"taxableImprovement":19640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":22600,"taxable":22600,"land":13560,"improvement":9040,"taxableLand":13560,"taxableImprovement":9040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":22400,"taxable":22400,"land":13440,"improvement":8960,"taxableLand":13440,"taxableImprovement":8960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":22400,"taxable":22400,"land":13440,"improvement":8960,"taxableLand":13440,"taxableImprovement":8960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":22400,"taxable":22400,"land":13440,"improvement":8960,"taxableLand":13440,"taxableImprovement":8960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":50000,"taxable":50000,"land":10000,"improvement":40000,"taxableLand":10000,"taxableImprovement":40000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":50000,"taxable":50000,"land":10000,"improvement":40000,"taxableLand":10000,"taxableImprovement":40000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":326400,"taxable":326400,"land":65200,"improvement":261200,"taxableLand":65200,"taxableImprovement":261200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":326400,"taxable":326400,"land":65200,"improvement":261200,"taxableLand":65200,"taxableImprovement":261200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":326400,"taxable":326400,"land":65200,"improvement":261200,"taxableLand":65200,"taxableImprovement":261200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4569,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"842459","date":"2017-12-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"MAKE SAFE PERMIT- FOR REPLACEMENT OF ROOF RAFTERS (16) LIKE IN KIND, AND REPLACEMENT OF SHEETHING AND ROOF COVERING, REMOVAL OF REAR BAY TO RESOLVE CASE #598057. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #598057."},{"number":"ZP-2020-000473","date":"2020-04-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-27","scope":"FOR THE ERECTION OF AN ADDITION ON AN EXISTING ATTACHED STRUCTURE FOR THE USE OF TWO HOUSEHOLD LIVING UNITS. SIZE AND LOCATION AS PER APPROVED PLANS."},{"number":"RP-2020-010552","date":"2021-03-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-12-27","scope":"PARTIAL THIRD FLOOR ADDITION TO AN EXISTING THREE STORIES ATTACHED STRUCTURE USED AS TWO HOUSEHOLD LIVING UNITS.REPLACE EXISTING WINDOWS, REPOINT FRONT FACADE, REPLACE ROTTED FLOOR JOISTS, REPLACE ROTTED STAIRCASES, PARGE BASEMENT FOUNDATION WALLS,REPLACE ENTRY LANDING/STAIRS, PROVIDE 6' H FENCE/GATE AT REAR YARD, PROVIDE ROOF, PROVIDE NFPA 13D SPRINKLER & PROVIDE KITCHEN & BATHROOMS (PER PLANS)."},{"number":"PP-2022-003031","date":"2022-03-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-27","scope":"NEW 2X1 WATER SERVICE MAIN TO BASEMENT METER; INSTALL 4 TOILETS, 4 SHOWER, 4 LAVATORY SINKS, 2 KITCHEN SINKS, 2 WASHING MACHINES, 2 WATER HEATERS"},{"number":"EP-2022-002014","date":"2022-03-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-04","scope":"INSTALLATION 200 AMP SERVICE METER BOX ELECTRICAL BOX GROUND WIRE; REWIRE LIGHT FIXTURES, OUTLETS; SWITCHES, AND SMOKE DETECTOR PER 2014 NEC"},{"number":"MP-2022-001179","date":"2022-03-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-27","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. MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"FP-2022-000397","date":"2022-03-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-12-27","scope":"FOR THE INSTALLATIO OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13D THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE TWO(2) 1\" MAIN FIRE SERVICE LINES AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"}],"storyTag":"New construction","storyDelta":0.48,"timeline":[{"y":2017,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"933756","type":"Rental","status":"Active","businessName":"Mzz Lucky LLC","legalName":"Mzz Lucky LLC","address":"2128 N 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-09-21","latestIssueDate":"2025-08-08","expirationDate":"2026-09-20","inactiveDate":null}],"licenseActivity":[{"number":"933756","type":"Rental","businessName":"Mzz Lucky LLC","legalName":"Mzz Lucky LLC","issuedDate":"2023-09-21","latestIssueDate":"2025-08-08","closureDate":null,"expirationDate":"2026-09-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 553% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $50,000 to $326,400","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":"The record identifies more than one dwelling/use.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 16, 2021.","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. 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"}]}