{"asOf":"2026-07-26T00:11:15.523Z","block":"3600-3699 SPRING GARDEN ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-spring-garden-st","address":"3621 SPRING GARDEN ST","parcelNumber":"242006200","source":"https://property.phila.gov/?p=242006200","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"DIAZ-ARRASTIA RAMON","coOwner":"DIAZ-ARRASTIA JENNIFER","marketValue":929500,"landAssessment":185900,"improvementAssessment":743600,"livableArea":2700,"yearBuilt":1920,"lastSale":{"price":995000,"date":"2018-10-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"3160499","date":"2014-04-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3160502","date":"2014-04-29","code":"PM-308.1/6","title":"FLOOR/CEILING FIRE DAMAGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3160501","date":"2014-04-29","code":"PM-308.1/3","title":"ROOF FIRE DAMAGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3160500","date":"2014-04-29","code":"PM-308.1/12","title":"WALL FIRE DAMAGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3973586","date":"2016-06-13","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3973587","date":"2016-06-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3973606","date":"2016-06-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-037157","date":"2020-09-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-01-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-037158","date":"2020-09-22","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-04-01","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"428586","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2014-04-30","completedDate":"2017-02-03","violations":[{"number":"3160499","date":"2014-04-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3160502","date":"2014-04-29","code":"PM-308.1/6","title":"FLOOR/CEILING FIRE DAMAGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3160501","date":"2014-04-29","code":"PM-308.1/3","title":"ROOF FIRE DAMAGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3160500","date":"2014-04-29","code":"PM-308.1/12","title":"WALL FIRE DAMAGED ID","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"538905","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-06-14","completedDate":"2016-09-29","violations":[{"number":"3973586","date":"2016-06-13","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3973587","date":"2016-06-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"538908","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-06-14","completedDate":"2016-09-29","violations":[{"number":"3973606","date":"2016-06-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-065791","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-22","completedDate":"2021-04-05","violations":[{"number":"VI-2020-037157","date":"2020-09-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-01-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-037158","date":"2020-09-22","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-04-01","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"428586","date":"2014-04-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"428586","date":"2015-03-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"538908","date":"2016-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"538905","date":"2016-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"538905","date":"2016-09-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"538908","date":"2016-09-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"428586","date":"2017-02-02","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2020-065791","date":"2020-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-065791","date":"2021-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-065791","date":"2021-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-065791","date":"2021-04-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":2},{"y":2017,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.962745049348385,"lng":-75.1951247743341,"geom":{"type":"Polygon","coordinates":[[[-75.195066955,39.962607934],[-75.19512605,39.962601254],[-75.19518259,39.962882528],[-75.195123495,39.96288866],[-75.195066955,39.962607934]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-002369","type":"Fire Alarm Certification","inspectionDate":"2021-01-07","result":"Certified","expirationDate":"2022-01-07","buildingId":"1438839"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":8,"baths":null,"stories":3,"lotArea":1759,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1900 HAMILTON ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":1815.45,"principal":1383.82,"interest":145.3,"penalty":96.87},{"year":2016,"total":1505.13,"principal":1300.7,"interest":19.52,"penalty":13.01}],"taxNet":3320.58,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80800,"taxable":80800,"land":17061,"improvement":63739,"taxableLand":17061,"taxableImprovement":63739,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":80800,"taxable":80800,"land":24240,"improvement":56560,"taxableLand":24240,"taxableImprovement":56560,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":80800,"taxable":80800,"land":12928,"improvement":67872,"taxableLand":12928,"taxableImprovement":67872,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":501400,"taxable":80800,"land":70196,"improvement":431204,"taxableLand":70196,"taxableImprovement":10604,"exemptLand":0,"exemptImprovement":420600},{"y":2020,"v":520900,"taxable":85212,"land":74228,"improvement":446672,"taxableLand":74228,"taxableImprovement":10984,"exemptLand":0,"exemptImprovement":435688},{"y":2021,"v":520900,"taxable":85212,"land":74228,"improvement":446672,"taxableLand":74228,"taxableImprovement":10984,"exemptLand":0,"exemptImprovement":435688},{"y":2022,"v":520900,"taxable":85212,"land":74228,"improvement":446672,"taxableLand":74228,"taxableImprovement":10984,"exemptLand":0,"exemptImprovement":435688},{"y":2023,"v":799300,"taxable":172649,"land":159860,"improvement":639440,"taxableLand":159860,"taxableImprovement":12789,"exemptLand":0,"exemptImprovement":626651},{"y":2024,"v":799300,"taxable":172649,"land":159860,"improvement":639440,"taxableLand":159860,"taxableImprovement":12789,"exemptLand":0,"exemptImprovement":626651},{"y":2025,"v":1199300,"taxable":259049,"land":239860,"improvement":959440,"taxableLand":239860,"taxableImprovement":19189,"exemptLand":0,"exemptImprovement":940251},{"y":2026,"v":1199300,"taxable":259049,"land":239860,"improvement":959440,"taxableLand":239860,"taxableImprovement":19189,"exemptLand":0,"exemptImprovement":940251},{"y":2027,"v":929500,"taxable":200772,"land":185900,"improvement":743600,"taxableLand":185900,"taxableImprovement":14872,"exemptLand":0,"exemptImprovement":728728}],"taxNow":3626,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"710501","date":"2016-09-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-03","scope":"MAKE SAFE PER SUBMITTED ENGINEER'S REPORT TO COMPLY ID CASE # 428586. NO OTHER WORK PERMITTED UNDER THIS APPLICATION. ALL WORK PER PLANS AND REPORT SUBMITTED BY ALEX RONG, PE. SCOPE INCLUDES CONCRETE PARGING, PARTIAL FRAMING ON 1ST, 2ND, & 3RD FLOORS AND NEW ROOF. NO MORE THAN 2/3 OF JOIST TO BE REPLACED, OTHERWISE A SEPARATE PERMIT IS REQUIRED FOR DEMOLITION. SEPARATE PERMITS REQUIRED FOR INTERIOR ALTERATION. HEIGHT AND FOOTPRINT NOT TO EXCEED EXISTING STRUCTURE."},{"number":"771433","date":"2017-04-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"USE TO 4 UNITS"},{"number":"778511","date":"2017-04-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-26","scope":"FOR USE AS THREE(3) DWELLING UNITS IN AN EXISTING THREE STORY STRUCTURE."},{"number":"762430","date":"2017-06-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-05","scope":"FOR A COMPLETE CHANGE IN OCCUPANCY CLASSIFICATION TO CREATE A THREE-FAMILY DWELLING IN AN EXISTING THREE-STORY ATTACHED STRUCTURE. WORK TO INCLUDE INTERIOR ALTERATIONS AND SELECTIVE RECONSTRUCTION OF EXTERIOR WALLS. BUILDING SHALL BE FULLY SPRINKLERED (NFPA 13R MIN.). SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. ** ALL ASBESTOS TO BE TREATED AND REMOVED PRIOR TO COMMENCEMENT OF WORK. **"},{"number":"806554","date":"2017-08-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-01","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"806606","date":"2017-09-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-26","scope":"ALTERATIONS: INTERIOR PLUMBING;CHANGE IN OCCUPANCY; CREATE A THREE-FAMILY DWELLING; THREE-STORY ATTACHED STRUCTURE; REPLACE WATER AND DRAIN LINES TO 29 FIXTURES 3 WASHERS,3 KITCHEN SINKS,8 LAVS AND 7 TOILETS - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"828491","date":"2017-11-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"INSTALL NEW FIRE ALRM PANE, 1 REMOTE ANNUNICIATOR, 1 SMOKE, 2 PULLS, 2 HORN STROBES, 12 HORNS, 2 MONITOR MODULES AS PER NFPA72 (WEST DISTRICT)"},{"number":"825023","date":"2018-02-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-05","scope":"AMEND PERMIT #762430 TO INCLUDE UPGRADE FIRE SUPPRESSION SYSTEM TO NFPA 13, RECONFIGURE DWELLING UNITS, PROVIDE ROOF ACCESS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"805813","date":"2018-02-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-05","scope":"INSTALL NEW 250AMP SERVICE AND REWIRE BLDG WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (WEST DISTRICT)***NO FIRE ALARM ON THIS PERMIT***"},{"number":"825818","date":"2018-04-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-26","scope":"FOR THE INSTALLATION OF A NFPA 13 SYSTEM IN A MULTI-FAMILY DWELLING SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO INSTALLED IN ACCORDANCE WITH A NFPA 13 STANDARD."},{"number":"867149","date":"2018-04-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"REPLACE CURB TRAP, MAIN DRAIN, 1\" WATER SERVICE PA ONE CALL #2018-0920935"}],"storyTag":"Renovated & sold on","storyDelta":65.33,"timeline":[{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":995000},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"856912","type":"Rental","status":"Inactive","businessName":"Marianao Properties LLC","legalName":"Marianao Properties LLC","address":"3621 SPRING GARDEN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-12-07","latestIssueDate":"2020-12-07","expirationDate":"2021-12-06","inactiveDate":"2022-02-04"}],"licenseActivity":[{"number":"856912","type":"Rental","businessName":"Marianao Properties LLC","legalName":"Marianao Properties LLC","issuedDate":"2020-12-07","latestIssueDate":"2020-12-07","closureDate":"2022-02-04","expirationDate":"2021-12-06","inactiveDate":"2022-02-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 50% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $799,300 to $1,199,300","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":"Use permit #771433: COMPLETED.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 7, 2022","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-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":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 1, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. 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"}]}