{"asOf":"2026-07-24T14:14:21.877Z","block":"1500-1599 CARPENTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-carpenter-st","address":"1527 CARPENTER ST","parcelNumber":"301226100","source":"https://property.phila.gov/?p=301226100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"1527 CARPENTER ST LLC","coOwner":null,"marketValue":1311700,"landAssessment":262340,"improvementAssessment":1049360,"livableArea":2460,"yearBuilt":2020,"lastSale":{"price":368000,"date":"2016-11-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"3226937","date":"2014-06-23","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN 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VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"526853","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-04-07","completedDate":"2016-04-18","violations":[{"number":"3890374","date":"2016-04-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3890373","date":"2016-04-06","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"535605","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-05-26","completedDate":"2019-02-07","violations":[{"number":"4043688","date":"2016-05-12","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"646824","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-30","completedDate":"2018-09-20","violations":[{"number":"4758543","date":"2018-07-18","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4758544","date":"2018-07-18","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"663543","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-11-13","completedDate":"2019-02-07","violations":[{"number":"4871787","date":"2018-11-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2016,"n":5,"worst":null},{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"438548","date":"2014-06-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438548","date":"2015-03-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"513282","date":"2015-12-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"513282","date":"2016-04-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526853","date":"2016-04-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526853","date":"2016-04-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"513282","date":"2016-05-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"513282","date":"2016-07-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"513282","date":"2017-08-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"548169","date":"2017-08-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"646824","date":"2018-07-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"646824","date":"2018-09-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"663543","date":"2019-02-07","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"526848","date":"2019-02-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526848","date":"2019-02-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526848","date":"2019-02-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526848","date":"2019-02-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"535605","date":"2019-02-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"535605","date":"2019-02-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"535605","date":"2019-02-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"535605","date":"2019-02-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"663543","date":"2019-02-07","type":"BP_BLDG","status":"CLOSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":0,"passes":2},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93958191092255,"lng":-75.16930086822295,"geom":{"type":"Polygon","coordinates":[[[-75.169248265,39.939673533],[-75.169286196,39.939482593],[-75.169354018,39.939491019],[-75.169314734,39.939681783],[-75.169248265,39.939673533]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":7,"baths":4,"stories":3,"lotArea":1274,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"620 FORREST AVE, RYDAL PA, 19046","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":359300,"taxable":359300,"land":23569,"improvement":335731,"taxableLand":23569,"taxableImprovement":335731,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":359300,"taxable":359300,"land":95933,"improvement":263367,"taxableLand":95933,"taxableImprovement":263367,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":359300,"taxable":359300,"land":95933,"improvement":263367,"taxableLand":95933,"taxableImprovement":263367,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":318500,"taxable":318500,"land":318500,"improvement":0,"taxableLand":318500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":318500,"taxable":318500,"land":318500,"improvement":0,"taxableLand":318500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":318500,"taxable":318500,"land":318500,"improvement":0,"taxableLand":318500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":750000,"taxable":190200,"land":190200,"improvement":559800,"taxableLand":190200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":559800},{"y":2023,"v":750000,"taxable":150000,"land":150000,"improvement":600000,"taxableLand":150000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":600000},{"y":2024,"v":750000,"taxable":150000,"land":150000,"improvement":600000,"taxableLand":150000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":600000},{"y":2025,"v":787500,"taxable":157500,"land":157500,"improvement":630000,"taxableLand":157500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":630000},{"y":2026,"v":787500,"taxable":157500,"land":157500,"improvement":630000,"taxableLand":157500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":630000},{"y":2027,"v":1311700,"taxable":262340,"land":262340,"improvement":1049360,"taxableLand":262340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1049360}],"taxNow":2205,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"810777","date":"2017-10-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-10-18","scope":"FOR THE DEMOLITION OF EXISITNG 3-STORY STRUCTURE AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK ACCESSED BY PILOTHOUSE.(SIZE AND LOCATION AS SHOWN ON THE PLAN). FOR USE AS MULTI-FAMILY (3 DWELLING UNITS) HOUSEHOLD LIVING."},{"number":"853640","date":"2018-02-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-28","scope":"SEALING 5\" LATERAL-PA1#20180512899-SEAL 5\" LATERAL AT THE CURB LINE BY REMOVING THE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"855341","date":"2018-02-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-09-21","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITIONS ONLY.(SFD)"},{"number":"857532","date":"2018-03-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"FOR THE COMPLETE DEMOLITION OF A THREE (3) STORY EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * 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. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"859374","date":"2018-08-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-10-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS THREE (3) DWELLING UNITS. SPRINKLERED THROUGHOUT PER NFPA 13 (PER IBC TABLE 705.8). SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"909847","date":"2018-10-25","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-15","scope":"AMENDMENT TO PERMIT NUMBER 859374 TO INCLUDE FOUNDATION REVISIONS. IF ANY DEVIATIONS FROM THE SIGNED AND SEALED PLANS ARE PROPOSED, AN AMENDED PERMIT IS REQUIRED."},{"number":"928882","date":"2019-01-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-01","scope":"NEW CONSTRUCTION OF 3 FAMILY INSTALLING ELECTRICAL SERVICE (400AMPS)AND INTERIOR LAYOUT . ACCORDING TO APPROVED ELECTRICAL DRAWINGS PER 2008 NEC NEW ALARM AS PER DRAWING. PER NFPA-72 **SEPERATE ELECTRICAL PERMIT REQUIRED FOR FIRE PUMP **"},{"number":"948182","date":"2019-02-27","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-10-22","scope":"TO AMEND A/P NO 859374 TO INCLUDE SPRINKLER PUMP ROOM IN CELLAR. BOTH WALLS AND DOORS OF PUMP ROOM TO BE RATED."},{"number":"964475","date":"2019-06-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-15","scope":"RUN NEW WATER AND DRAIN FOR 4 BATHROOMS 3 KITHEN 3 LAUNDRY AND 3 WATER HEATERS."},{"number":"988548","date":"2019-06-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-15","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"936432","date":"2019-07-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-22","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE FIRE PUMP AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"1034754-RI","date":"2020-03-09","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-16","scope":"WIRING OF THREE PHASE FIRE PUMP MOTOR"},{"number":"1034754","date":"2020-07-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-22","scope":"WIRING OF THREE PHASE FIRE PUMP MOTOR"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"707481","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CELINK","legalName":"CELINK","address":"1527 CARPENTER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-07-09","latestIssueDate":"2016-07-09","expirationDate":"2017-07-08","inactiveDate":"2017-09-06"},{"number":"855819","type":"Rental","status":"Active","businessName":"1527 Carpenter, LLC","legalName":"1527 Carpenter, LLC","address":"1527 CARPENTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-11-18","latestIssueDate":"2025-11-07","expirationDate":"2026-11-17","inactiveDate":null}],"licenseActivity":[{"number":"855819","type":"Rental","businessName":"1527 Carpenter, LLC","legalName":"1527 Carpenter, LLC","issuedDate":"2020-11-18","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"707481","type":"Vacant Residential Property / Lot","businessName":"CELINK","legalName":"CELINK","issuedDate":"2016-07-09","latestIssueDate":"2016-07-09","closureDate":"2017-09-06","expirationDate":"2017-07-08","inactiveDate":"2017-09-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 67% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $787,500 to $1,311,700","no permit shown in 2026-2028"],"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 #810777: 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (620 FORREST AVE, RYDAL PA, 19046).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"6 failed, 4 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Feb 7, 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":"6 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #707481: Inactive since Sep 6, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 13 historical violations across 7 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.","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"}]}