{"asOf":"2026-07-24T19:53:27.695Z","block":"2400-2499 NICHOLAS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-nicholas-st","address":"2424 NICHOLAS ST","parcelNumber":"291249000","source":"https://property.phila.gov/?p=291249000","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"DEJESUS LIMA MARIA","coOwner":null,"marketValue":546500,"landAssessment":109300,"improvementAssessment":437200,"livableArea":2046,"yearBuilt":2021,"lastSale":{"price":420000,"date":"2025-03-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"5076230","date":"2016-10-05","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5076228","date":"2016-10-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5076229","date":"2016-10-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5069782","date":"2019-05-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"558335","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-10-05","completedDate":"2019-08-28","violations":[{"number":"5076230","date":"2016-10-05","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5076228","date":"2016-10-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"5076229","date":"2016-10-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"687311","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-05-28","completedDate":"2019-07-26","violations":[{"number":"5069782","date":"2019-05-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"558335","date":"2016-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"558335","date":"2018-03-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"687311","date":"2019-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"558335","date":"2019-06-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"687311","date":"2019-07-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"558335","date":"2019-08-27","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98024740859135,"lng":-75.1749394959489,"geom":{"type":"Polygon","coordinates":[[[-75.174931807,39.980159517],[-75.174982207,39.980166549],[-75.174947492,39.980334995],[-75.174897459,39.980328762],[-75.174931807,39.980159517]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":5,"baths":null,"stories":3,"lotArea":884,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2424 NICHOLAS ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":1985,"total":146.69,"principal":0,"interest":132.77,"penalty":3.92},{"year":1986,"total":586.95,"principal":136.09,"interest":428.24,"penalty":12.62},{"year":1987,"total":643.57,"principal":186.62,"interest":433.89,"penalty":13.06},{"year":1988,"total":698.04,"principal":206.31,"interest":467.29,"penalty":14.44},{"year":1989,"total":680.91,"principal":204.86,"interest":451.71,"penalty":14.34},{"year":1990,"total":760.24,"principal":219.97,"interest":471.84,"penalty":15.4},{"year":1991,"total":925.97,"principal":273.71,"interest":570.69,"penalty":19.16},{"year":1992,"total":769.5,"principal":228.09,"interest":461.88,"penalty":15.97},{"year":1993,"total":755,"principal":228.09,"interest":448.2,"penalty":15.97},{"year":1994,"total":644.62,"principal":197.69,"interest":376.6,"penalty":13.84},{"year":1995,"total":631.98,"principal":197.67,"interest":364.7,"penalty":13.84},{"year":1996,"total":619.41,"principal":197.67,"interest":352.84,"penalty":13.84},{"year":1997,"total":606.84,"principal":197.67,"interest":340.98,"penalty":13.84},{"year":1998,"total":587.98,"principal":197.67,"interest":323.19,"penalty":13.84},{"year":1999,"total":569.12,"principal":197.67,"interest":305.4,"penalty":13.84},{"year":2000,"total":1198.27,"principal":197.67,"interest":287.61,"penalty":13.84},{"year":2001,"total":531.41,"principal":197.67,"interest":269.82,"penalty":13.84},{"year":2002,"total":512.55,"principal":197.67,"interest":252.03,"penalty":13.84},{"year":2003,"total":493.7,"principal":197.67,"interest":234.24,"penalty":13.84},{"year":2004,"total":544.65,"principal":228.09,"interest":249.76,"penalty":15.97},{"year":2005,"total":522.89,"principal":228.09,"interest":229.23,"penalty":15.97},{"year":2006,"total":501.13,"principal":228.09,"interest":208.7,"penalty":15.97},{"year":2007,"total":479.36,"principal":228.09,"interest":188.17,"penalty":15.97},{"year":2009,"total":469.01,"principal":246.33,"interest":158.89,"penalty":17.24},{"year":2010,"total":445.51,"principal":246.33,"interest":136.72,"penalty":17.24},{"year":2011,"total":461.68,"principal":270.72,"interest":125.88,"penalty":18.95},{"year":2012,"total":451.84,"principal":281.15,"interest":105.43,"penalty":19.68},{"year":2013,"total":439.52,"principal":291.25,"interest":83,"penalty":20.39},{"year":2014,"total":391.53,"principal":223.45,"interest":43.58,"penalty":15.64},{"year":2015,"total":370.22,"principal":223.45,"interest":23.47,"penalty":15.64},{"year":2016,"total":291.31,"principal":183.52,"interest":2.76,"penalty":1.84}],"taxNet":17731.4,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":41400,"taxable":11400,"land":4241,"improvement":37159,"taxableLand":4241,"taxableImprovement":7159,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":41400,"taxable":11400,"land":12420,"improvement":28980,"taxableLand":11400,"taxableImprovement":0,"exemptLand":1020,"exemptImprovement":28980},{"y":2018,"v":41400,"taxable":11400,"land":12420,"improvement":28980,"taxableLand":11400,"taxableImprovement":0,"exemptLand":1020,"exemptImprovement":28980},{"y":2019,"v":64200,"taxable":24200,"land":19200,"improvement":45000,"taxableLand":19200,"taxableImprovement":5000,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":66400,"taxable":21400,"land":19858,"improvement":46542,"taxableLand":19858,"taxableImprovement":1542,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":66400,"taxable":21400,"land":19858,"improvement":46542,"taxableLand":19858,"taxableImprovement":1542,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":66400,"taxable":21400,"land":19858,"improvement":46542,"taxableLand":19858,"taxableImprovement":1542,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":559100,"taxable":410007,"land":111820,"improvement":447280,"taxableLand":111820,"taxableImprovement":298187,"exemptLand":0,"exemptImprovement":149093},{"y":2024,"v":559100,"taxable":111820,"land":111820,"improvement":447280,"taxableLand":111820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":447280},{"y":2025,"v":597900,"taxable":119580,"land":119580,"improvement":478320,"taxableLand":119580,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":478320},{"y":2026,"v":597900,"taxable":119580,"land":119580,"improvement":478320,"taxableLand":119580,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":478320},{"y":2027,"v":546500,"taxable":109300,"land":109300,"improvement":437200,"taxableLand":109300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":437200}],"taxNow":1674,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"989000","date":"2019-06-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-14","scope":"SEAL 5\" LATERAL AT CURB LINE BY REMOVING HOUSE TRAP & HERMETICALLY SEALING LATERAL BY CAP OR PLUG PER SECT P-606.1 OF 2004 PPC, \"SELF-CERT'S NO LONGER PERMITTED\" \"EXCAV & PLUMBING TRENCHES EXCESS OF 5' DEPTH MUST HAVE APPROVED SHORING IN PLACE AT TIME OF INSPECTION\""},{"number":"995208","date":"2019-07-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-24","scope":"TO ADDRESS UNSAFE CASE #558335; TO DOCUMENT THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE AS PER SUBMITTED SITE SAFETY PLAN UNDER AP#995215. FOR USE AS VACANT LOT."},{"number":"995215","date":"2019-07-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-09-06","scope":"MAKE SAFE PERMIT TO ADDRESS L&I UNSAFE CASE #558335; FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE (W/MASONRY EXTERIOR WALLS & INTERIOR WOOD FRAMING) PREVIOUSLY USED AS GROUP R-2 (THREE (3) FAMILY DWELLING), BY HAND AND WITH HAND-HELD TOOLS ONLY, AS PER SUBMITTED SITE SAFETY PLAN AND DOCUMENTATION; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES; APPROVED SITE SAFETY PLAN MUST BE MAINTAINED ON SITE AT ALL TIMES DURING DEMOLITION; ANY DEVIATION FROM THE SUBMITTED PLAN AND DOCUMENTS WILL REQUIRE AN AMENDED BUILDING PERMIT. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"985749","date":"2019-09-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-24","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS A TWO-FAMILY HOUSEHOLD LIVING."},{"number":"1029064","date":"2019-12-17","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-08-07","scope":"FOR THE ERECTION OF A (3) STORY DUPLEX RESIDENCE W/ CELLAR, PILOT HOUSE & ROOF DECK, SIZE & LOCATION PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"EP-2020-009805","date":"2021-01-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-08","scope":"Install 200 amp service, 2 gang meter socket with 2 main breakers for each unit, grounding. 2 125 amp panel. Run wires, install junction boxes, lighting fixtures, trims, switches, receptacles, GFCIs, smoke detectors. Installation according to 2014 NEC."},{"number":"PP-2021-002172","date":"2021-03-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-09-12","scope":"EXTERIOR AND INTERIOR INSTALLATION OF STORM AND SANITARY (1EA): HOUSE DRAINS, CURB TRAPS, FRESH AIR INLETS , 1 FULL WATER SERVICE AND 1 REAR AREA DRAIN INTERIOR INSTALLATION OF SANITARY WASTE AND DOMESTIC HOT AND COLD WATER LINES TO 4 WATER CLOSETS, 5 LAVATORY SINKS, 2 BATHTUBS, 3 SHOWERS, 1 LAUNDRY BOX, 1 KITCHEN SINK, 2 HOSE BIBS, 1 SEWAGE PUMP, 1 SUMP PUMP, AND 1 HOT WATER HEATER PPC 2018"},{"number":"MP-2021-001302","date":"2021-03-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. Install 2 new heat pump systems with electric heat . all new duct work , control wires, lane sets."},{"number":"FP-2022-000103","date":"2022-02-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-07","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE TWO(2) 1\" MAIN FIRE SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-015690","date":"2022-11-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-02","scope":"Exterior plumbing Curb trap, fai, house drain and 1 inch water service Interior plumbing 5 WC, 3 TUBS, 5 LAVATORIES, 2 KS, 2 LL, 2 WH"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"sale","p":420000}],"rented":true,"licenses":[{"number":"932579","type":"Rental","status":"Closed","businessName":"1332 Newkirk Development, LLC","legalName":"1332 Newkirk Development, LLC","address":"2424 NICHOLAS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-09-07","latestIssueDate":"2025-09-24","expirationDate":"2026-09-06","inactiveDate":null},{"number":"1000385","type":"Rental","status":"Active","businessName":"Maria De Jesus Lima","legalName":"Maria De Jesus Lima","address":"2424 NICHOLAS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-02-25","latestIssueDate":"2026-02-25","expirationDate":"2027-02-24","inactiveDate":null}],"licenseActivity":[{"number":"1000385","type":"Rental","businessName":"Maria De Jesus Lima","legalName":"Maria De Jesus Lima","issuedDate":"2026-02-25","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-02-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"932579","type":"Rental","businessName":"1332 Newkirk Development, LLC","legalName":"1332 Newkirk Development, LLC","issuedDate":"2023-09-07","latestIssueDate":"2025-09-24","closureDate":null,"expirationDate":"2026-09-06","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #995208: 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":"1 permit not marked completed: PP-2021-002172 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 2 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 27, 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":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}