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CSU"},{"y":2015,"n":4,"worst":null},{"y":2016,"n":4,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2023,"n":7,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"283968","date":"2011-06-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283973","date":"2011-06-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283968","date":"2011-07-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283973","date":"2011-08-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283968","date":"2011-08-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283973","date":"2011-09-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283968","date":"2011-09-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283973","date":"2011-10-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283968","date":"2011-11-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283973","date":"2012-01-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"283968","date":"2012-01-06","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"283973","date":"2012-01-09","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"283973","date":"2012-12-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"379421","date":"2013-05-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"379421","date":"2013-08-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"423546","date":"2014-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"425734","date":"2014-04-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"425729","date":"2014-04-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"425734","date":"2014-04-09","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"423546","date":"2014-05-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423546","date":"2014-06-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"439602","date":"2014-06-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"440070","date":"2014-07-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"440070","date":"2014-07-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"425729","date":"2014-08-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"439602","date":"2014-09-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"440070","date":"2014-10-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"439602","date":"2014-10-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"460442","date":"2014-11-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"423546","date":"2014-12-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"440070","date":"2015-01-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"440070","date":"2015-02-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"460442","date":"2015-06-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"489774","date":"2015-07-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"489774","date":"2015-07-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"460442","date":"2015-07-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"496297","date":"2015-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"496295","date":"2015-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"496295","date":"2015-09-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"496297","date":"2015-09-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"496295","date":"2015-11-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"496297","date":"2015-12-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"496295","date":"2016-01-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"460442","date":"2016-08-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"561415","date":"2016-10-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"561415","date":"2017-01-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"561415","date":"2017-02-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"460442","date":"2017-04-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"467923","date":"2017-04-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"561415","date":"2017-06-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"561415","date":"2017-06-21","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"605422","date":"2017-09-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"460442","date":"2018-03-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"460442","date":"2018-03-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"460442","date":"2018-08-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"669272","date":"2019-01-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"669272","date":"2019-01-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-100568","date":"2021-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-083322","date":"2023-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100568","date":"2024-03-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-083322","date":"2024-03-12","type":null,"status":"FAILED"},{"caseNumber":"605422","date":"2024-11-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-004589","date":"2025-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026464","date":"2025-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026464","date":"2025-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-117323","date":"2025-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-117323","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026464","date":"2025-12-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":9,"passes":0},{"y":2012,"fails":1,"passes":2},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":10,"passes":1},{"y":2015,"fails":8,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":6,"passes":0}],"taxOwed":1048.15,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1048.15,"principalDue":774.3,"penaltyDue":46.46,"interestDue":40.65,"otherChargesDue":186.74,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-11-10","assessmentYear":2022,"totalAssessment":48100,"taxableAssessment":48100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":673.3,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97489019639759,"lng":-75.17279860571146,"geom":{"type":"Polygon","coordinates":[[[-75.172907576,39.97492836],[-75.172594666,39.974887722],[-75.172893574,39.974854507],[-75.172907576,39.97492836]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":2,"lotArea":2224,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1137 CARPENTER ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"I NEED UNTIL SEPTEMBER 2011 TO START AND CONTINUE ADDRESSING/FIXING VIOLATIONS.","status":"OPEN","outcome":"NEWHEARNOT","date":"2011-11-16","number":"15538","relatedPermit":"283973"}],"taxYears":[{"year":2016,"total":662.09,"principal":524.78,"interest":7.88,"penalty":5.25}],"taxNet":662.09,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":32600,"taxable":32600,"land":13791,"improvement":18809,"taxableLand":13791,"taxableImprovement":18809,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":32600,"taxable":32600,"land":14670,"improvement":17930,"taxableLand":14670,"taxableImprovement":17930,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":32600,"taxable":32600,"land":14670,"improvement":17930,"taxableLand":14670,"taxableImprovement":17930,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46500,"taxable":46500,"land":20925,"improvement":25575,"taxableLand":20925,"taxableImprovement":25575,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":48100,"taxable":48100,"land":21645,"improvement":26455,"taxableLand":21645,"taxableImprovement":26455,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":48100,"taxable":48100,"land":21645,"improvement":26455,"taxableLand":21645,"taxableImprovement":26455,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":48100,"taxable":48100,"land":21645,"improvement":26455,"taxableLand":21645,"taxableImprovement":26455,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":51100,"taxable":51100,"land":10200,"improvement":40900,"taxableLand":10200,"taxableImprovement":40900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":51100,"taxable":51100,"land":10200,"improvement":40900,"taxableLand":10200,"taxableImprovement":40900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":248200,"taxable":248200,"land":49600,"improvement":198600,"taxableLand":49600,"taxableImprovement":198600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":248200,"taxable":248200,"land":49600,"improvement":198600,"taxableLand":49600,"taxableImprovement":198600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":281800,"taxable":281800,"land":56300,"improvement":225500,"taxableLand":56300,"taxableImprovement":225500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3474,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"372584","date":"2011-11-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-12","scope":"REPAIR REAR MASONRY WALL. REMOVE AND REPLACE 3-4 ROOF JOISTS. INSTALL SHEATHING. THIS PERMIT IS ISSUED TO MAKE A DANGEROUS CONDITION SAFE BY REMOVING ALL HAZARDS AND DEBRIS FROM THE PROPERTY, ALSO TO SEAL IN TO PREVENT INTRUSION, TO MAKE WEATHER TIGHT, AND TO COMPLY VIOLATIONS #283968 & #283973. ADDITIONAL PERMITS WILL BE REQUIRED FOR FUTURE ALTERATIONS (CONSTRUCTION) WHICH WILL REQUIRE SEALED DRAWINGS PREPARED BY A LICENSED DESIGN PROFESSIONAL IF STRUCTURAL OR FIRE SEPARATION WORK IS REQUIRED."},{"number":"405540","date":"2012-12-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-06-17","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING ASSEMBLIES ONLY."},{"number":"627962","date":"2015-07-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-04-17","scope":"MAKE SAFE PERMIT REBUILD DETERIROATED REAR WALL & REPLACE 15 ROOF JOISTS, SHEATHING AND ROLLED ROOF COVERING. UPON A FINAL INSPECTION VIOLATION # 489774 & #460442 WILL BE COMPLIED. **POST THIS PERMIT ** **POST THE PROJECT INFORMATION SIGN**"},{"number":"805161","date":"2017-08-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-03-23","scope":"MAKE SAFE PERMIT PER PLAN AND ENGINEER LETTER. CONTACT AREA INSPECTOR PRIOR TO START OF WORK. REPAIR FLOOR JOISTS AND CONSTRUCT ROOF. PERMIT RECEIVED FROM DOWNSTAIRS."},{"number":"875400","date":"2018-06-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-02","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE# 460442 TO INCLUDE INTALLATION OF STAR BOLTS, BRICK REPAIR,REPLACEMENT OF JOISTS AND STAIRS, AS PER PROFESSIONAL ENGINEER'S REPORT/PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDICTION AT COMPLETION. ***AMENDED PERMIT REQUIRED FOR SPECIAL INSPECTIONS, PRIOR TO COMMENCEMENT OF WORK REQUIRING SPECIAL INSPECTIONS*** SEPARATE PERMIT REQUIRED FOR ALL WORK NOT INCLUDED IN CASE# 460442."},{"number":"917922","date":"2018-10-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-30","scope":"EZ EXTERIOR WALL COVERINGS-STUCCO REAR, REPAIR MASONRY OF FRONT EXTERIOR WALL FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"892865","date":"2018-11-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"ERECTION OF A 3RD FLOOR ADDITION AND ROOF DECK ON EXISTING 2ND FLOOR ROOF ACCESSED BY 3RD FLOOR ADDITION TO AN EXISTING ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION PER SUBMITTED PLAN"},{"number":"892867","date":"2018-11-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-07-11","scope":"ERECTION OF A 3RD FLOOR ADDITION, ROOF DECK ON EXISTING 2ND FLOOR ROOF ACCESSED BY 3RD FLOOR ADDITION AND ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE"},{"number":"EP-2020-010976","date":"2020-12-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-11","scope":"200 Amp service and wire throughout the building as per 2014 nec."}],"storyTag":"Improved","storyDelta":0.4,"timeline":[{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×6"}],"rented":false,"licenses":[{"number":"748943","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KIGLER GROUP","legalName":"KIGLER GROUP ","address":"2221 N COLLEGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-08-16","latestIssueDate":"2018-10-08","expirationDate":"2019-08-15","inactiveDate":"2019-10-14"}],"licenseActivity":[{"number":"748943","type":"Vacant Residential Property / Lot","businessName":"KIGLER GROUP","legalName":"KIGLER GROUP ","issuedDate":"2017-08-16","latestIssueDate":"2018-10-08","closureDate":"2019-10-14","expirationDate":"2019-08-15","inactiveDate":"2019-10-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["10 open L&I violations","$1,048 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2025"],"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 386% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $51,100 to $248,200","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 #892865: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 627962 (EXPIRED), 805161 (EXPIRED), 892867 (Expired), EP-2020-010976 (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":"violations","level":"attention","title":"10 open L&I violations","finding":"58 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,048.15 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"47 failed, 8 passed, and 13 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 23, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #748943: Inactive since Oct 14, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"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"}]}