{"asOf":"2026-07-27T12:29:43.646Z","block":"700-799 S 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-18th-st","address":"764 S 18TH ST","parcelNumber":"301360510","source":"https://property.phila.gov/?p=301360510","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SHEYBANI ARYAZ","coOwner":"HACKETT ALICE N","marketValue":934300,"landAssessment":186860,"improvementAssessment":747440,"livableArea":2568,"yearBuilt":1915,"lastSale":{"price":1250000,"date":"2023-11-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"2989999","date":"2013-10-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4043703","date":"2015-12-09","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043702","date":"2015-12-09","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043485","date":"2016-06-16","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043484","date":"2016-06-16","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043486","date":"2016-06-16","code":"A-301.1/24","title":"PERMB- EXT SIDING INSUL ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043487","date":"2016-06-16","code":"A-301.1/35","title":"PERMB- INSTALL NEW DR/WIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043488","date":"2016-06-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043489","date":"2016-06-16","code":"A-301.1/43","title":"PERMB- INSTALL DUCTWORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043490","date":"2016-06-16","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043491","date":"2016-06-16","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043492","date":"2016-06-16","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043493","date":"2016-06-16","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043494","date":"2016-06-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043495","date":"2016-06-16","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043496","date":"2016-06-16","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043497","date":"2016-06-16","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043498","date":"2016-06-16","code":"A-504.6/1","title":"SWO- AND BLDG PERMIT REVOKED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043499","date":"2016-06-16","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043500","date":"2016-07-11","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3437844","date":"2014-04-12","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"409505","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-01","completedDate":"2014-03-31","violations":[{"number":"2989999","date":"2013-10-30","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"513310","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2015-12-09","completedDate":null,"violations":[{"number":"4043703","date":"2015-12-09","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043702","date":"2015-12-09","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"539745","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-06-17","completedDate":"2017-01-31","violations":[{"number":"4043485","date":"2016-06-16","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043484","date":"2016-06-16","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043486","date":"2016-06-16","code":"A-301.1/24","title":"PERMB- EXT SIDING INSUL ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043487","date":"2016-06-16","code":"A-301.1/35","title":"PERMB- INSTALL NEW DR/WIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043488","date":"2016-06-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043489","date":"2016-06-16","code":"A-301.1/43","title":"PERMB- INSTALL DUCTWORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043490","date":"2016-06-16","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043491","date":"2016-06-16","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043492","date":"2016-06-16","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043493","date":"2016-06-16","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043494","date":"2016-06-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043495","date":"2016-06-16","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043496","date":"2016-06-16","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043497","date":"2016-06-16","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043498","date":"2016-06-16","code":"A-504.6/1","title":"SWO- AND BLDG PERMIT REVOKED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043499","date":"2016-06-16","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4043500","date":"2016-07-11","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"509554","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3437844","date":"2014-04-12","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":17,"worst":null}],"investigations":[{"caseNumber":"409505","date":"2013-10-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409505","date":"2014-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409505","date":"2014-03-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"513310","date":"2015-12-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"513310","date":"2016-02-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"513310","date":"2016-03-01","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"513310","date":"2016-06-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"539745","date":"2016-06-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"539745","date":"2016-07-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"539745","date":"2016-08-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"539745","date":"2016-08-11","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"513310","date":"2016-08-11","type":"PRECOURT","status":"FAILED"}],"inspYears":[{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":6,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94203788725867,"lng":-75.17269933832989,"geom":{"type":"Polygon","coordinates":[[[-75.172527151,39.942038509],[-75.172535693,39.941995547],[-75.17287158,39.942037314],[-75.172861332,39.94208052],[-75.172527151,39.942038509]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":1560,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"764 S 18TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF ONE (1) OFF-STREET PARKING SPACE AND FOR THE REMOVAL OF SWINING GATE AND FOR THE INSTALLATION OF A NEW ROLL-UP GATE ACCESSORY TO AN EXISTING SINGLE FAMILY DWELLING. SIZE AND LOCATION AS SHOWN IN THE APPLICATION","status":"OPEN","outcome":"CONTINUED","date":"2014-03-18","number":"21342","relatedPermit":"487268"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A FENCE AND THE CREATION OF ONE (1) OFF-STREET SURFACE PARKING SPACE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS.","status":"Completed","outcome":"Granted","date":"2023-05-30","number":"ZP-2022-009191","relatedPermit":"ZP-2022-009191"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":370200,"taxable":340200,"land":73476,"improvement":296724,"taxableLand":73476,"taxableImprovement":266724,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":370200,"taxable":340200,"land":111060,"improvement":259140,"taxableLand":111060,"taxableImprovement":229140,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":370200,"taxable":340200,"land":111060,"improvement":259140,"taxableLand":111060,"taxableImprovement":229140,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":440300,"taxable":400300,"land":132000,"improvement":308300,"taxableLand":132000,"taxableImprovement":268300,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":437300,"taxable":392300,"land":131101,"improvement":306199,"taxableLand":131101,"taxableImprovement":261199,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":437300,"taxable":392300,"land":131101,"improvement":306199,"taxableLand":131101,"taxableImprovement":261199,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":437300,"taxable":392300,"land":131101,"improvement":306199,"taxableLand":131101,"taxableImprovement":261199,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":798200,"taxable":718200,"land":159640,"improvement":638560,"taxableLand":159640,"taxableImprovement":558560,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":1200000,"taxable":565000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":325000,"exemptLand":0,"exemptImprovement":635000},{"y":2025,"v":1200000,"taxable":565000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":325000,"exemptLand":0,"exemptImprovement":635000},{"y":2026,"v":1200000,"taxable":565000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":325000,"exemptLand":0,"exemptImprovement":635000},{"y":2027,"v":934300,"taxable":934300,"land":186860,"improvement":747440,"taxableLand":186860,"taxableImprovement":747440,"exemptLand":0,"exemptImprovement":0}],"taxNow":7909,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"509554","date":"2013-12-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS: NEW STUDS, NEW INSULATION, NEW DRYWALL.INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC"},{"number":"648888","date":"2015-10-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":"2016-03-01","scope":"EZ PERMIT STADARD 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."},{"number":"782372","date":"2017-07-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"FOR THE ERECTION OF ROOF DECK OVER AN EXITING TWO (2) STORY REAR PORTION, ACCESSED FROM THE THIRD FLOOR REAR, IN AN EXISTING SINGLE FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN,"},{"number":"ZP-2022-009191","date":"2023-04-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A FENCE (WITH BI-FOLD GATE) AND THE CREATION OF ONE (1) ACCESSORY OFF-STREET SURFACE PARKING SPACE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"RP-2024-009339","date":"2024-08-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-03-10","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":"EP-2024-008886","date":"2024-09-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-24","scope":"Kitchen Renovation Install and rough in outlets to code Install and rough in GFI to code Install lighting specified by customer Troubleshoot and refeed what is needed Install new circuits Install power for appliances"}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2016,"k":"viol","w":"17 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×6"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["3 permit events since 2023","1 zoning/board appeal 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":"Appeal #21342: OPEN · CONTINUED; related permit 487268. The history also contains “PERM Z- NEW 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":"2 permits not marked completed: 509554 (EXPIRED), 648888 (REVOKED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Aug 11, 2016.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 21 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"}]}