{"asOf":"2026-07-26T19:33:51.321Z","block":"1400-1499 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-28th-st","address":"1437 N 28TH ST","parcelNumber":"292094400","source":"https://property.phila.gov/?p=292094400","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"LAMPLIGHTER DEVELOPERS LLC","coOwner":null,"marketValue":466800,"landAssessment":93360,"improvementAssessment":373440,"livableArea":1604,"yearBuilt":1925,"lastSale":{"price":132000,"date":"2024-05-17T04:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2024-060632","date":"2024-07-20","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-060633","date":"2024-07-20","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-060634","date":"2024-07-20","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071149","date":"2024-08-21","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071150","date":"2024-08-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071151","date":"2024-08-21","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071152","date":"2024-08-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071174","date":"2024-08-22","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-071175","date":"2024-08-22","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-06-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071176","date":"2024-08-22","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-071177","date":"2024-08-22","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-092855","date":"2024-11-15","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2025-09-26","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2024-077679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-20","completedDate":"2024-07-30","violations":[{"number":"VI-2024-060632","date":"2024-07-20","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-060633","date":"2024-07-20","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-060634","date":"2024-07-20","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-092516","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-21","completedDate":"2025-02-18","violations":[{"number":"VI-2024-071149","date":"2024-08-21","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071150","date":"2024-08-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071151","date":"2024-08-21","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071152","date":"2024-08-21","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-092548","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-08-22","completedDate":null,"violations":[{"number":"VI-2024-071174","date":"2024-08-22","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-071175","date":"2024-08-22","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-06-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071176","date":"2024-08-22","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-071177","date":"2024-08-22","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-120300","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-15","completedDate":"2025-09-26","violations":[{"number":"VI-2024-092855","date":"2024-11-15","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2025-09-26","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2024,"n":12,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2024-077679","date":"2024-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-077679","date":"2024-07-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-092516","date":"2024-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-092548","date":"2024-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-092548","date":"2024-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-092548","date":"2024-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120300","date":"2024-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120300","date":"2025-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120300","date":"2025-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120300","date":"2025-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120300","date":"2025-09-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":6,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":150.41,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":150.41,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":150.41,"yearsOwed":1,"oldestYearOwed":2019,"mostRecentYearOwed":2019,"mostRecentPaymentDate":"2022-02-14","assessmentYear":2022,"totalAssessment":118600,"taxableAssessment":118600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1660.16,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97813232882638,"lng":-75.18080660601031,"geom":{"type":"Polygon","coordinates":[[[-75.180675772,39.978133296],[-75.180683623,39.97809638],[-75.180936688,39.978130868],[-75.180928622,39.978168537],[-75.180675772,39.978133296]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":3,"lotArea":1000,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"91 NORTH YORK RD, WILLOW GROVE PA, 19090","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":96200,"taxable":96200,"land":4998,"improvement":91202,"taxableLand":4998,"taxableImprovement":91202,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":96200,"taxable":96200,"land":28860,"improvement":67340,"taxableLand":28860,"taxableImprovement":67340,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":96200,"taxable":96200,"land":28860,"improvement":67340,"taxableLand":28860,"taxableImprovement":67340,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":114700,"taxable":114700,"land":34410,"improvement":80290,"taxableLand":34410,"taxableImprovement":80290,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":118600,"taxable":118600,"land":35580,"improvement":83020,"taxableLand":35580,"taxableImprovement":83020,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":118600,"taxable":118600,"land":35580,"improvement":83020,"taxableLand":35580,"taxableImprovement":83020,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":344500,"taxable":139100,"land":68900,"improvement":275600,"taxableLand":68900,"taxableImprovement":70200,"exemptLand":0,"exemptImprovement":205400},{"y":2023,"v":344500,"taxable":241800,"land":68900,"improvement":275600,"taxableLand":68900,"taxableImprovement":172900,"exemptLand":0,"exemptImprovement":102700},{"y":2024,"v":344500,"taxable":344500,"land":68900,"improvement":275600,"taxableLand":68900,"taxableImprovement":275600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":529300,"taxable":529300,"land":105800,"improvement":423500,"taxableLand":105800,"taxableImprovement":423500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":529300,"taxable":529300,"land":105800,"improvement":423500,"taxableLand":105800,"taxableImprovement":423500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":466800,"taxable":466800,"land":93360,"improvement":373440,"taxableLand":93360,"taxableImprovement":373440,"exemptLand":0,"exemptImprovement":0}],"taxNow":7409,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2020-013056","date":"2020-12-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-09-23","scope":"FOR THE CONSTRUCTION/ALTERATIONS THROUGHOUT AN EXISTING ATTACHED STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS. *******************NO UNDERPINNING ON THIS APPLICATION. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH., OR ELECTRICAL WORK. *********************************************************************************************"},{"number":"PP-2021-013235","date":"2021-09-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-09-23","scope":"Provide new pvc piping and pex water piping for 3 new bathrooms and also a new laundry and also kitchen and half bath install new water heater and also all new plumbing fixtures to be installed install new kitchen sink"},{"number":"EP-2021-014948","date":"2021-12-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-09-23","scope":"Install 200amp service and full rewire AS PER NEC 2014"},{"number":"RP-2024-007252","date":"2024-07-03","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-11-15","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB.NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR."},{"number":"RP-2024-010186","date":"2024-09-17","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-11-19","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2024-092516: FOR THE REPAIR OF THE FRONT WALL OF AN EXISTING STRUCTURE AS PER ENGINEER'S REPORT AND PLAN. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2024-092516:. 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 CONDITION AT COMPLETION."},{"number":"EP-2024-010828","date":"2024-11-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-11-15","scope":"Scope of work: Total wiring of a single family home. 1.New receptacle and lighting for circuits for bedrooms 2.New receptacles and lighting for Bathrooms 3. New receptacles and lighting for Living room, dining & kitchen and basement. 4.200amp.service cable,200amp.meter socket & 40 circuit breaker panel 5.Exterior lighting Fishing only"},{"number":"RP-2024-012772","date":"2025-03-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE USED AS A SINGLE-FAMILY DWELLING AS PER APPLICATION/PLAN."},{"number":"PP-2024-014407","date":"2025-03-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"3 BATHROOMS, 1 HALF BATH, LAUNDRY AND ALSO KITCHEN ALL NEW PLUMBING FIXTURES TO BE INSTALLED AND WATER CLOSET WITHOUT PIPING"},{"number":"EP-2025-002498","date":"2025-03-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-20","scope":"INSTALL 200 AMP ELECTRICAL SERVICE, METER SOCKET AND CIRCUIT BREAKER PANEL WITH PROPER GROUNDING AND BONDING. REWIRE HOUSE THROUGHOUT AND INSTALL LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC."},{"number":"MP-2025-002131","date":"2025-04-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Additional permits may be required. Installation of new HVAC system with all new ductwork System consists of: 92% 60 tbtu gas furnace with 2.5 ton coil and 2.5 ton condenser System is located in the basement."}],"storyTag":"Renovated & sold on","storyDelta":43,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"sale","p":132000},{"y":2024,"k":"viol","w":"12 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"519268","type":"Rental","status":"Inactive","businessName":"AARON ISELEY (EDWAIN SHAVERS AGENT)","legalName":"AARON ISELEY","address":"1437 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-11-10","latestIssueDate":"2010-11-10","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"519268","type":"Rental","businessName":"AARON ISELEY (EDWAIN SHAVERS AGENT)","legalName":"AARON ISELEY","issuedDate":"2010-11-10","latestIssueDate":"2010-11-10","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["4 open L&I violations","$150 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: RP-2020-013056 (Expired), PP-2021-013235 (Expired), EP-2021-014948 (Expired), RP-2024-007252 (Expired), EP-2024-010828 (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":"4 open L&I violations","finding":"12 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":"$150.41 was recorded in the City’s 2022-06 delinquency snapshot for 2019.","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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 26, 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/"}],"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"}]}