{"asOf":"2026-07-26T17:34:25.087Z","block":"1500-1599 N 26TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-26th-st","address":"1502 N 26TH ST","parcelNumber":"291358700","source":"https://property.phila.gov/?p=291358700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"4411 FRANKFORD AVE LLC","coOwner":null,"marketValue":210600,"landAssessment":42120,"improvementAssessment":168480,"livableArea":1190,"yearBuilt":1920,"lastSale":{"price":160000,"date":"2024-01-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-050223","date":"2024-06-17","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-06-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-051233","date":"2024-06-17","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-07-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-085457","date":"2025-10-29","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-085456","date":"2025-10-29","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-085450","date":"2025-10-29","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-085449","date":"2025-10-29","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-092946","date":"2025-11-29","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-12-03","resolution":"SVN ISSUED"},{"number":"VI-2025-093771","date":"2025-12-02","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"COMPLIED","resolutionDate":"2026-01-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-100365","date":"2025-12-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-01-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2024-063467","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL CLEAN & GREEN INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-17","completedDate":"2024-06-21","violations":[{"number":"VI-2024-050223","date":"2024-06-17","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-06-21","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2024-065132","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL CLEAN & GREEN INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-21","completedDate":"2024-07-15","violations":[{"number":"VI-2024-051233","date":"2024-06-17","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-07-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-119011","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-29","completedDate":"2026-02-03","violations":[{"number":"VI-2025-085457","date":"2025-10-29","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-085456","date":"2025-10-29","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-085450","date":"2025-10-29","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-085449","date":"2025-10-29","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-128683","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-29","completedDate":"2026-05-20","violations":[{"number":"VI-2025-092946","date":"2025-11-29","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-12-03","resolution":"SVN ISSUED"}]},{"number":"CF-2025-129695","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-02","completedDate":null,"violations":[{"number":"VI-2025-093771","date":"2025-12-02","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"COMPLIED","resolutionDate":"2026-01-06","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-137493","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-29","completedDate":"2026-02-02","violations":[{"number":"VI-2025-100365","date":"2025-12-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-01-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2024,"n":2,"worst":null},{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2024-063467","date":"2024-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-065132","date":"2024-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063467","date":"2024-06-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-065132","date":"2024-07-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-119011","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-129695","date":"2025-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128683","date":"2025-12-03","type":null,"status":null},{"caseNumber":"CF-2025-137493","date":"2025-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-129695","date":"2026-01-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-137493","date":"2026-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-119011","date":"2026-02-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":2,"passes":2},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":0,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97851914006106,"lng":-75.17806813963763,"geom":{"type":"Polygon","coordinates":[[[-75.178014565,39.978489358],[-75.178191435,39.978513585],[-75.178181881,39.978557281],[-75.177943874,39.978524591],[-75.177953843,39.978481582],[-75.178014565,39.978489358]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":null,"stories":2,"lotArea":1075,"zoning":"RM1","grade":"C","basement":"D","heater":null,"centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1502 N 26TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45400,"taxable":45400,"land":5192,"improvement":40208,"taxableLand":5192,"taxableImprovement":40208,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":45400,"taxable":45400,"land":13620,"improvement":31780,"taxableLand":13620,"taxableImprovement":31780,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45400,"taxable":45400,"land":13620,"improvement":31780,"taxableLand":13620,"taxableImprovement":31780,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":70200,"taxable":70200,"land":21060,"improvement":49140,"taxableLand":21060,"taxableImprovement":49140,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":72600,"taxable":72600,"land":21780,"improvement":50820,"taxableLand":21780,"taxableImprovement":50820,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":72600,"taxable":72600,"land":21780,"improvement":50820,"taxableLand":21780,"taxableImprovement":50820,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":72600,"taxable":72600,"land":21780,"improvement":50820,"taxableLand":21780,"taxableImprovement":50820,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":88000,"taxable":88000,"land":17600,"improvement":70400,"taxableLand":17600,"taxableImprovement":70400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":88000,"taxable":88000,"land":17600,"improvement":70400,"taxableLand":17600,"taxableImprovement":70400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":281500,"taxable":281500,"land":56300,"improvement":225200,"taxableLand":56300,"taxableImprovement":225200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":281500,"taxable":281500,"land":56300,"improvement":225200,"taxableLand":56300,"taxableImprovement":225200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":210600,"taxable":210600,"land":42120,"improvement":168480,"taxableLand":42120,"taxableImprovement":168480,"exemptLand":0,"exemptImprovement":0}],"taxNow":3940,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-003238","date":"2023-03-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"GM-2023-004725","date":"2023-05-26","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-07-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2024-003336","date":"2024-11-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A NEW THIRD FLOOR AND REAR ADDITION TO AN EXISTING TWO-STORY STRUCTURE TO BE USED AS MULTI-FAMILY HOUSEHOLD LIVING (3 UNITS); SIZE AND LOCATION AS PER APPLICATION/PLAN."},{"number":"CP-2024-006139","date":"2025-03-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A NEW THIRD FLOOR AND REAR ADDITION TO AN EXISTING TWO-STORY STRUCTURE AND LEVEL III ALTERATION WITHIN THE EXISTING STRUCTURE TO BE USED AS MULTI-FAMILY HOUSEHOLD LIVING (3 UNITS). BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. AMENDMENT#1 TO INCLUDE THE FRONT WALL REPLACEMENT AND CHANGE THE REAR BASEMENT TO CRAWL SPACE. AMENDMENT#2 TO INCLUDE THE NEW REPLACED FLOOR JOISTS ON THE 2ND FLOOR LEVEL. AMENDMENT#3 TO INCLUDE REBUILDING EXTERIOR WALL AT THE 2ND FLOOR ALONG THE EXISTING COURT YARD."},{"number":"SP-2025-000201","date":"2025-11-05","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2024-006139"},{"number":"FP-2025-002188","date":"2025-11-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2025-014717","date":"2025-11-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS AND ADDITIONS EXISTING TRIPLEX. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"PP-2025-016318","date":"2025-12-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-08","scope":"Installation of a 1\" Domestic Water Line, 5\" Sanitary Line, 6\" Stormwater Line, FAI"},{"number":"EP-2025-008656","date":"2026-01-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400 AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, SMOKE ALARMS, GROUNDING SYSTEM, EMERGENCY LIGHT, EXIT SIGNS, FIRE ALARM SYSTEM. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"MP-2026-000398","date":"2026-02-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, BATHROOM AND CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2024-006139 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":15,"timeline":[{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"Inspection passed ×3"}],"rented":false,"licenses":[{"number":"254131","type":"Rental","status":"Inactive","businessName":"FREDERICK & IVA TURNER","legalName":"FREDERICK & IVA TURNER","address":"1502 N 26TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-06-25","latestIssueDate":"2021-07-21","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"licenseActivity":[{"number":"254131","type":"Rental","businessName":"FREDERICK & IVA TURNER","legalName":"FREDERICK & IVA TURNER","issuedDate":"2001-06-25","latestIssueDate":"2021-07-21","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2024-006139 (Issued), SP-2025-000201 (Issued), FP-2025-002188 (Issued), PP-2025-014717 (Issued), EP-2025-008656 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 3, 2026.","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":"3 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 6 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"}]}