{"asOf":"2026-07-26T08:48:43.639Z","block":"2000-2099 FITZWATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-fitzwater-st","address":"2003 FITZWATER ST","parcelNumber":"301094600","source":"https://property.phila.gov/?p=301094600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"EN LIVING LLC","coOwner":null,"marketValue":1158400,"landAssessment":231680,"improvementAssessment":926720,"livableArea":3072,"yearBuilt":1915,"lastSale":{"price":375000,"date":"2019-07-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-014638","date":"2020-07-01","code":"A-301.1/1","title":"NEW STRUCTURE","status":"COMPLIED","resolutionDate":"2020-09-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-014637","date":"2020-07-01","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2020-09-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-039480","date":"2021-06-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2021-09-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-042383","date":"2021-07-01","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-01-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-067135","date":"2021-09-24","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-01-27","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2020-033183","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-01","completedDate":"2020-09-15","violations":[{"number":"VI-2020-014638","date":"2020-07-01","code":"A-301.1/1","title":"NEW STRUCTURE","status":"COMPLIED","resolutionDate":"2020-09-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-014637","date":"2020-07-01","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2020-09-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-054477","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-21","completedDate":"2021-09-24","violations":[{"number":"VI-2021-039480","date":"2021-06-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2021-09-24","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2021-058958","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-01","completedDate":"2022-01-10","violations":[{"number":"VI-2021-042383","date":"2021-07-01","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-01-10","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-092835","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-24","completedDate":"2022-01-27","violations":[{"number":"VI-2021-067135","date":"2021-09-24","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-01-27","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-033183","date":"2020-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033183","date":"2020-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033183","date":"2020-09-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-054477","date":"2021-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-058958","date":"2021-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054477","date":"2021-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054477","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092835","date":"2021-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054477","date":"2021-09-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-092835","date":"2021-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-058958","date":"2022-01-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-092835","date":"2022-01-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2021,"fails":6,"passes":1},{"y":2022,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94319546938536,"lng":-75.1755730681445,"geom":{"type":"Polygon","coordinates":[[[-75.175521452,39.943304097],[-75.17556787,39.94308217],[-75.175625929,39.943089195],[-75.17557602,39.943310932],[-75.175521452,39.943304097]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-018193","type":"Fire Alarm Certification","inspectionDate":"2024-03-27","result":"Certified","expirationDate":"2025-03-27","buildingId":"1549459"},{"number":"BC-2025-020024","type":"Fire Alarm Certification","inspectionDate":"2025-03-24","result":"Certified","expirationDate":"2026-03-24","buildingId":"1549459"},{"number":"BC-2026-013878","type":"Sprinkler Certification","inspectionDate":"2026-05-06","result":"Certified","expirationDate":"2027-05-06","buildingId":"1549459"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":1328,"zoning":"CMX1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"736 S 20TH ST UNIT B, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":330400,"taxable":330400,"land":62549,"improvement":267851,"taxableLand":62549,"taxableImprovement":267851,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":330400,"taxable":330400,"land":99120,"improvement":231280,"taxableLand":99120,"taxableImprovement":231280,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":330400,"taxable":330400,"land":99120,"improvement":231280,"taxableLand":99120,"taxableImprovement":231280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":412300,"taxable":412300,"land":123600,"improvement":288700,"taxableLand":123600,"taxableImprovement":288700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":402900,"taxable":402900,"land":120782,"improvement":282118,"taxableLand":120782,"taxableImprovement":282118,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":402900,"taxable":402900,"land":120782,"improvement":282118,"taxableLand":120782,"taxableImprovement":282118,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":402900,"taxable":402900,"land":120782,"improvement":282118,"taxableLand":120782,"taxableImprovement":282118,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":960000,"taxable":406000,"land":192000,"improvement":768000,"taxableLand":192000,"taxableImprovement":214000,"exemptLand":0,"exemptImprovement":554000},{"y":2024,"v":960000,"taxable":406000,"land":192000,"improvement":768000,"taxableLand":192000,"taxableImprovement":214000,"exemptLand":0,"exemptImprovement":554000},{"y":2025,"v":1038100,"taxable":439030,"land":207620,"improvement":830480,"taxableLand":207620,"taxableImprovement":231410,"exemptLand":0,"exemptImprovement":599070},{"y":2026,"v":1038100,"taxable":439030,"land":207620,"improvement":830480,"taxableLand":207620,"taxableImprovement":231410,"exemptLand":0,"exemptImprovement":599070},{"y":2027,"v":1158400,"taxable":489907,"land":231680,"improvement":926720,"taxableLand":231680,"taxableImprovement":258227,"exemptLand":0,"exemptImprovement":668493}],"taxNow":6146,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"999161","date":"2019-08-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-22","scope":"FOR THE ERECTION OF THE THREE (3) STORY REAR ADDITION ATTACHED TO AN EXISTING THREE (3) STORY STRUCTURE; FOR USE AS A MULTI-FAMILY (THREE (3) DWELLING) HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"1028465","date":"2020-01-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-09","scope":"FOR THE DEMOLITION OF AN EXISTING STRUCTURE AND THE ERECTION OF AN ATTACHED STRUCTURE HEIGHT NTE 38'. FOR USE AS A THREE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"1048040","date":"2020-06-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-31","scope":"FOR THE NEW CONSTRUCTION OF A THREE-STORY STRUCTURE FOR USE AS A THREE-FAMILY DWELLING, AS PER APPROVED PLANS. AMEND APPROVED PERMIT TO PROVIDE UNDERPINNING TO THE EASTERN SIDE OF STRUCTURE, APPROXIMATELY 2O' FEET IN LENGTH, AS PER APPROVED PLANS."},{"number":"PP-2020-005082","date":"2020-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-14","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":"FP-2020-000788","date":"2020-08-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-01-11","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13R (using a new 2\" fire service line as per PWD Utility Plan dated 4/30/2021, and new 2\" backflow prevention device), throughout a new three (3) story attached structure to be used as Group R-2, as per plans and hydraulic calculations; see AP#1048040 for new construction permit."},{"number":"DP-2020-000887","date":"2020-08-19","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-09-15","scope":"FOR THE LEGALIZATION OF A COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURES. SIZE AND LOCATION AS PER APPROVED PLANS. VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING. PEDESTRIAN PROTECTION AND PROTECTION OF ADJACENT STRUCTURE TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 8-FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.>"},{"number":"EP-2020-009609","date":"2020-11-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-11","scope":"Install fire alarm per plan and 2016 NFPA 72."},{"number":"PP-2020-013414","date":"2021-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-10","scope":"New fixtures with piping: 7 Water Closet/Toilet, 7 Lavatory/Sink,5 Shower/Tub, 3 Kitchen Sinks, 3 Laundry Sink, 3 HWH"},{"number":"MP-2021-000185","date":"2021-01-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-10","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - (Installation of 3 systems, 2 ton heat-pump, 800 CFM, 24,000 BTU. with duct work, condensers will be located in the backyard. And 21 registers.) For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Note: rooftop installations will require plans unless it has already been included on any approved alteration plans.)"},{"number":"PP-2021-004732","date":"2021-03-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-01","scope":"Curb Trap, Fresh Air Inlet, and House Drain WD"},{"number":"EP-2020-011116","date":"2021-04-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-17","scope":"Wiring of entire 3 family dwelling according to plans attached, including 400 amp service, with 4 gang meter base as per 2017 nec"}],"storyTag":"Torn down & rebuilt","storyDelta":11.5,"timeline":[{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2020,"k":"demo"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2022,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"213220","type":"Rental","status":"Closed","businessName":"WILLIAM LUBLIN (JAMES WALSH)","legalName":"WILLIAM LUBLIN","address":"2003 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-16","latestIssueDate":"2015-05-11","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"266363","type":"Rental","status":"Closed","businessName":"JAMES WALSH","legalName":"JAMES WALSH","address":"2003 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-07","latestIssueDate":"2004-04-07","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"943881","type":"Rental","status":"Active","businessName":"EN Living LLC","legalName":"EN Living LLC ","address":"2003 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-02-09","latestIssueDate":"2026-02-09","expirationDate":"2027-02-08","inactiveDate":null}],"licenseActivity":[{"number":"943881","type":"Rental","businessName":"EN Living LLC","legalName":"EN Living LLC ","issuedDate":"2024-02-09","latestIssueDate":"2026-02-09","closureDate":null,"expirationDate":"2027-02-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"266363","type":"Rental","businessName":"JAMES WALSH","legalName":"JAMES WALSH","issuedDate":"2004-04-07","latestIssueDate":"2004-04-07","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"213220","type":"Rental","businessName":"WILLIAM LUBLIN (JAMES WALSH)","legalName":"WILLIAM LUBLIN","issuedDate":"2004-03-16","latestIssueDate":"2015-05-11","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 138% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $402,900 to $960,000","no permit shown in 2022-2024"],"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 #999161: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 24, 2026; Sprinkler Certification: Certified through May 6, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 27, 2022.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}