{"asOf":"2026-07-22T11:52:06.546Z","block":"700-799 S 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-21st-st","address":"727 S 21ST ST","parcelNumber":"301421200","source":"https://property.phila.gov/?p=301421200","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"FRED R. LEVINE","coOwner":null,"marketValue":727000,"landAssessment":145400,"improvementAssessment":581600,"livableArea":1470,"yearBuilt":1915,"lastSale":{"price":1,"date":"2021-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-011676","date":"2022-02-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-11-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-011677","date":"2022-02-19","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-11-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-011678","date":"2022-02-19","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-11-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059695","date":"2023-08-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-11","resolution":"WARNING ISSUED"},{"number":"VI-2023-074050","date":"2023-09-25","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-09-25","resolution":"SVN ISSUED"},{"number":"VI-2024-016012","date":"2024-03-12","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2024-10-29","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-013778","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-19","completedDate":"2022-12-23","violations":[{"number":"VI-2022-011676","date":"2022-02-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-11-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-011677","date":"2022-02-19","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-11-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-011678","date":"2022-02-19","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-11-30","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-080809","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-11","completedDate":"2023-08-14","violations":[{"number":"VI-2023-059695","date":"2023-08-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-11","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-099853","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-25","completedDate":"2024-05-30","violations":[{"number":"VI-2023-074050","date":"2023-09-25","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-09-25","resolution":"SVN ISSUED"}]},{"number":"CF-2024-019605","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-03-12","completedDate":null,"violations":[{"number":"VI-2024-016012","date":"2024-03-12","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2024-10-29","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-013778","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013778","date":"2022-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013778","date":"2022-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013778","date":"2022-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013778","date":"2022-08-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013778","date":"2022-09-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-013778","date":"2022-11-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-080809","date":"2023-08-11","type":null,"status":null},{"caseNumber":"CF-2023-099853","date":"2023-09-25","type":null,"status":null},{"caseNumber":"CF-2024-019605","date":"2024-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019605","date":"2024-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019605","date":"2024-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019605","date":"2024-10-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":6,"passes":1},{"y":2024,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94297627296336,"lng":-75.17727170408385,"geom":{"type":"Polygon","coordinates":[[[-75.177286669,39.942999933],[-75.177185022,39.942987047],[-75.177193382,39.942944324],[-75.177359101,39.942965853],[-75.177349646,39.943008165],[-75.177286669,39.942999933]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-007679","type":"Fire Alarm Certification","inspectionDate":"2021-11-20","result":"Certified","expirationDate":"2022-11-20","buildingId":"1481714"},{"number":"BC-2023-019520","type":"Fire Alarm Certification","inspectionDate":"2023-09-24","result":"Certified","expirationDate":"2024-09-24","buildingId":"1481714"},{"number":"BC-2025-005039","type":"Fire Alarm Certification","inspectionDate":"2025-02-27","result":"Certified","expirationDate":"2026-02-27","buildingId":"1481714"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":705,"zoning":"RM1","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1440 S 8TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":275000,"taxable":275000,"land":30165,"improvement":244835,"taxableLand":30165,"taxableImprovement":244835,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":275000,"taxable":275000,"land":82500,"improvement":192500,"taxableLand":82500,"taxableImprovement":192500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":275000,"taxable":275000,"land":82500,"improvement":192500,"taxableLand":82500,"taxableImprovement":192500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":396900,"taxable":396900,"land":119070,"improvement":277830,"taxableLand":119070,"taxableImprovement":277830,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":387900,"taxable":387900,"land":116370,"improvement":271530,"taxableLand":116370,"taxableImprovement":271530,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":387900,"taxable":387900,"land":116370,"improvement":271530,"taxableLand":116370,"taxableImprovement":271530,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":387900,"taxable":387900,"land":116370,"improvement":271530,"taxableLand":116370,"taxableImprovement":271530,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":454900,"taxable":454900,"land":90900,"improvement":364000,"taxableLand":90900,"taxableImprovement":364000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":454900,"taxable":454900,"land":90900,"improvement":364000,"taxableLand":90900,"taxableImprovement":364000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":515000,"taxable":515000,"land":103000,"improvement":412000,"taxableLand":103000,"taxableImprovement":412000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":515000,"taxable":515000,"land":103000,"improvement":412000,"taxableLand":103000,"taxableImprovement":412000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":727000,"taxable":727000,"land":145400,"improvement":581600,"taxableLand":145400,"taxableImprovement":581600,"exemptLand":0,"exemptImprovement":0}],"taxNow":7209,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2022-003061","date":"2022-06-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-05","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2022-013778 TO REPAIR DAMAGE CAUSED BY FIRE AS PER THE ENGINEER'S REPORT AND APPROVED ENGINEERED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2022-013778. “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":"CP-2022-007123","date":"2023-03-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-17","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY) TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE DEMOLITION OF INTERIOR WALLS AND INSTALLATION OF NEW WALL PARTITIONS, WINDOWS AND PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. FOR A MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING. AS PER APPROVED PLANS. **** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"CP-2023-001495","date":"2023-05-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-17","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR ALTERATIONS TO AN EXISTING MULTI-FAMILY (3-UNITS) HOUSEHOLD LIVING AS PER APPROVED PLANS. *2018 IEBC REVIEW*. SEPARATE PERMIT REQUIRED FOR MEP WORK. AMENDMENT APPROVED AS OF 2/27/2024: AMEND ORIGINAL PERMIT FOR THE REPLACEMENT TO THE REAR EXTERIOR WALL OF 3ND FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-005530","date":"2023-06-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-17","scope":"REPLACE 1 CURB TRAP, 1 FAI. INSTALL 3 WATER CLOSETS, 3 LAVATORIES, 3 SHOWER/TUBS, 3 KITCHEN SINKS AND 3 HOT WATER HEATERS ACCCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-005829","date":"2023-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-26","scope":"Install 200 amp service and wire throughout lighting, receptacles, smoke alarms, power to equipment, and emergency lights as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"ZP-2023-010232","date":"2023-11-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REBUILD OF ADDITION AT THE REAR OF EXISTING ATTACHED STRUCTURE IN KIND. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"MP-2023-003667","date":"2024-08-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-17","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"221143","type":"Rental","status":"Closed","businessName":"C/O FRED LEVINE REAL ESTATE","legalName":"C/O FRED LEVINE REAL ESTATE","address":"727 S 21ST ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-03-17","latestIssueDate":"2021-02-05","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"894398","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Fred R. Levine","legalName":"Fred R. Levine","address":"727 S 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-05-10","latestIssueDate":"2022-05-10","expirationDate":"2023-05-09","inactiveDate":null},{"number":"913362","type":"Rental","status":"Active","businessName":"Fred Robert Levine","legalName":"Fred Robert Levine","address":"727 S 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-12-28","latestIssueDate":"2025-12-04","expirationDate":"2026-12-27","inactiveDate":null}],"licenseActivity":[{"number":"913362","type":"Rental","businessName":"Fred Robert Levine","legalName":"Fred Robert Levine","issuedDate":"2022-12-28","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2026-12-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"894398","type":"Vacant Residential Property / Lot","businessName":"Fred R. Levine","legalName":"Fred R. Levine","issuedDate":"2022-05-10","latestIssueDate":"2022-05-10","closureDate":"2023-05-09","expirationDate":"2023-05-09","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"221143","type":"Rental","businessName":"C/O FRED LEVINE REAL ESTATE","legalName":"C/O FRED LEVINE REAL ESTATE","issuedDate":"2004-03-17","latestIssueDate":"2021-02-05","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","units":3,"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $515,000 to $727,000","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":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 27, 2026","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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 29, 2024.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #894398: Closed","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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"}]}